Planning in Spelthorne

Providing Community Facilities

The Council will seek to ensure community facilities are provided to meet local needs by: a) supporting the provision of new facilities for which a need is identified in locations accessible to the community served, b) supporting improvements to existing facilities to enable them to adapt to changing needs, c) resisting the loss of existing facilities except: i where it is demonstrated that the facility is no longer needed, or ii where it is established that the services provided by the facility can be provided in an alternative location or manner that is equally accessible to the community served.

Provision of Open Space for New Development

Where any new housing is proposed in areas of the Borough with inadequate public open space, or where provision would become inadequate because of the development, the Council will require either the provision of new on-site open space or a financial contribution towards the cost of new off-site provision. If on or off-site provision is not feasible the Council will require a contribution in the form of a commuted payment to improve existing sites to enhance their recreational value and capacity. In new housing developments of 30 or more family dwellings the Council will require a minimum of 0.1ha of open space to provide for a children's play area. Such provision to be increased proportionally according to the size of the scheme.

Providing Community Facilities

The Council will seek to ensure community facilities are provided to meet local needs by: a) supporting the provision of new facilities for which a need is identified in locations accessible to the community served, b) supporting improvements to existing facilities to enable them to adapt to changing needs, c) resisting the loss of existing facilities except: i where it is demonstrated that the facility is no longer needed, or ii where it is established that the services provided by the facility can be provided in an alternative location or manner that is equally accessible to the community served.

Provision of Open Space for New Development

Provide a minimum of 0.1ha (increased proportionally according to scheme size) of open space in housing developments of 30 family dwellings.

Meeting Community Needs

The Council will ensure provision is made for services and facilities to meet the needs of the community. It will also seek to retain existing services and facilities that meet a local need or ensure adequate replacement is provided. New developments that individually or cumulatively add to requirements for infrastructure and services will be expected to contribute to the provision of necessary improvements.

Design of New Development

The Council will require a high standard in the design and layout of new development. Proposals for new development should demonstrate that they will: a) create buildings and places that are attractive with their own distinct identity; they should respect and make a positive contribution to the street scene and the character of the area in which they are situated, paying due regard to the scale, height, proportions, building lines, layout, materials and other characteristics of adjoining buildings and land, b) achieve a satisfactory relationship to adjoining properties avoiding significant harmful impact in terms of loss of privacy, daylight or sunlight, or overbearing effect due to bulk and proximity or outlook, c) be designed in an inclusive way to be accessible to all members of the community regardless of any disability and to encourage sustainable means of travel, d) incorporate landscaping to enhance the setting of the development, including the retention of any trees of amenity value and other significant landscape features that are of merit, and provide for suitable boundary treatment, e) create a safe and secure environment in which the opportunities for crime are minimized, f) incorporate measures to minimise energy consumption, conserve water resources and provide for renewable energy generation in accordance with Policy CC1, g) incorporate provision for the storage of waste and recyclable materials and make provision for sustainable drainage systems (SUDS).

Replacement and Extension of Dwellings in the Green Belt including Plotland Areas

The Council will only permit the rebuilding and extension of dwellings in the Green Belt where the proposal: a) does not significantly ch

Design of New Development

Achieve high standard in design and layout of new development.

Employment Development

The Council will maintain employment development by: a) retaining the following designated Employment Areas and supporting in principle proposals in these areas for employment development: i Staines town centre ii Ashford town centre iii Shepperton centre iv Sunbury Cross centre v Windmill Road, Sunbury vi Hanworth Road and Country Way, Sunbury vii Ashford Road, Littleton Road and Spelthorne Lane, Ashford viii London Road (East of Crooked Billet roundabout), Staines ix Bedfont Road, Long Lane, Stanwell (including Northumberland Close and Camgate Estate) x BP Chertsey Road, Sunbury xi Shepperton Studios, Shepperton b) encouraging proposals for redevelopment and extensions that enable business needs to be met and make the most effective use of available employment land, c) refusing proposals that involve a net loss of employment land or floorspace in Employment Areas, unless the loss of floorspace forms part of a redevelopment that more effectively meets needs for an existing business operating from the site or the loss of employment land is part of a mixed use development on the site which results in no net loss of employment floorspace, or it can be clearly demonstrated that the maintenance of existing levels of employment floorspace on the site is unsustainable and unviable in the long term, d) allowing mixed use schemes in town centres where there is no net loss of employment floorspace.

Employment Development on Other Land

The Council will allow further employment development on existing employment land outside designated Employment Areas where it can be demonstrated the development can take place in an acceptable way.

Economy and Employment Land Provision

The Council will maintain the employment capacity of the Spelthorne economy by maintaining well sited larger Employment Areas and supporting the renewal and improvement of employment floorspace to meet needs. It will support initiatives to improve the skills of the local workforce.

Renewable Energy, Energy Conservation and Sustainable Construction

The Council will support the provision of renewable energy, energy efficiency and promote sustainable development generally by: a) requiring residential development of one or more dwellings and other development involving new building or extensions exceeding 100m2 to: i optimise design, layout and orientation of development to minimise energy use, ii include measures to provide at least 10% of the development's energy demand from on-site renewable energy sources unless it can be shown that it would seriously threaten the viability of the development. b) encouraging the installation of renewable energy equipment to supply existing buildings, c) encouraging appropriate freestanding renewable energy schemes, d) encouraging high standards of sustainable construction including the use of recycled construction material, e) encouraging developments to attain high energy efficiency and minimum impact on the environment to at least Code for Sustainable Homes – 3 star or BREEAM 'very good' standard.

Renewable Energy, Energy Conservation and Sustainable Construction

On residential developments of one or more dwellings and other development involving new building or extensions exceeding 100m2 – provide at least 10% of the energy demand of the development from on-site renewable energy sources. Support provision of renewable energy, energy efficiency and promote sustainable development.

Recreational Use of the River Thames

Facilities which support the recreational use of the River Thames will be safeguarded and promoted by: a) refusing development which involves the loss of facilities unless it can be demonstrated they are no longer required, b) supporting the maintenance and provision of visitor facilities, including those for access to the water.

Development and Noise

The Council will seek to minimise the adverse impact of noise by: a) requiring developments that generate unacceptable noise levels to include measures to reduce noise to an acceptable level, b) requiring appropriate noise attenuation measures where this can overcome unacceptable impacts on residential and other noise sensitive development proposed in areas with high noise levels. Development will otherwise be refused, and in the case of development close to Heathrow by: c) refusing new residential development where aircraft noise levels are at or exceed 66Leq; except in the case of the one-for-one replacement of dwellings d) requiring appropriate attenuation measures for development between 60 and 65Leq

Noise from Heathrow Airport

The Council will support measures to minimise the impact of noise from Heathrow Airport on the Borough and will oppose changes that increase noise impact. Specifically it will seek the support of BAA, the Government and relevant statutory authorities for the following measures: a) maintenance of the use of noise preferential routes, b) controls on flying at night that will achieve a progressive improvement in the night noise climate, including a limit on the total number of flights at night, c) maintenance of existing controls on ground noise.

Light Pollution

The Council will seek to reduce light pollution by: a) encouraging the installation of appropriate lighting including that provided by other statutory bodies, b) only permitting lighting proposals which would not adversely affect amenity or public safety and requiring the lights to be: i appropriately shielded, directed to the ground and sited to minimise any impact on adjoining areas; and ii of a height and illumination level of the minimum required to serve their purpose.

Hazardous Development

The Council will refuse permission for any proposal likely to significantly increase the risks associated with any particular hazardous installation or impose conditions where necessary to avoid increased risk. Development leading to an increase in people living, working or congregating in the Public Safety Zone will be refused.

Development on Land Affected by Contamination

The Council will ensure that where development is proposed on land that may be affected by contamination, action will be taken to ensure the site is safe or will be made safe for its intended use. The Council will: a) expect development proposals to be accompanied by an assessment of risk from contamination where the development is on or adjacent to previous industrial uses or other land known to be affected by contamination, or in all cases where the proposal is for housing or other forms of development which are particularly sensitive to contamination, b) require applicants to provide what information is necessary to determine whether the proposed development can proceed; and c) impose conditions on planning permissions requiring appropriate investigation and treatment of contamination before development can proceed. Where applicants fail to demonstrate to the Council's satisfaction that treatment of contamination will be carried out appropriately to a standard sufficient to enable the development to be safely occupied then permission will be refused.

Flooding

The Council will seek to reduce flood risk and its adverse effects on people and property in Spelthorne by: a) supporting appropriate comprehensive flood risk management measures within or affecting the Borough which are agreed by the Environment Agency, b) reducing the risk of flooding from surface water and its contribution to fluvial flooding by requiring all developments of one or more dwellings and all other development over 100m² of floorspace in the Borough to have appropriate sustainable drainage schemes, c) maintaining flood storage capacity within Flood Zone 3 by refusing any form of development on undeveloped sites which reduces flood storage capacity or impedes the flow of flood water, d) maintaining the effectiveness of the more frequently flooded area (Zone 3b) of the floodplain to both store water and allow the movement of fast flowing water by not permitting any additional development including extensions, e) not permitting residential development or change of use or other 'more vulnerable' uses within Zone 3a or 'highly vulnerable uses' within Zone 2 where flood risks cannot be overcome, f) supporting the redevelopment of existing developed sites in the urban area in Zones 3a and 3b for 'less vulnerable' uses where: i a minimum increase of flood storage capacity of 20% can be secured (all flood storage areas to be effective at all times throughout the lifetime of the structure/use and do not create unacceptable risks to people in times of flood), ii it reduces impedance to the flow of flood water where there would be flowing flood water, iii appropriate access for the maintenance of water courses is maintained, iv there is no adverse impact on the integrity and effectiveness of flood defence structures. g) requiring any development in Zones 2, 3a and 3b to be designed to be flood resilient/resistant, h) requiring all development proposals within Zones 2, 3a and 3b, and development outside this area (Zone 1) on sites of 0.5ha or of 10 dwellings or 1000m² of non-residential development or more, to be supported

Recreational Use of the River Thames

Facilities which support the recreational use of the River Thames will be safeguarded and promoted by: a) refusing development which involves the loss of facilities unless it can be demonstrated they are no longer required, b) supporting the maintenance and provision of visitor facilities, including those for access to the water.

Development and Noise

Minimise the adverse impact of noise. No new dwellings should be permitted within the 66Leq noise contour.

Noise from Heathrow Airport

Reduce the area of the Borough affected by the 66Leq noise contour.

Hazardous Development

No increase in the numbers of people living, working and congregating in the public safety zone.

Development on Land Affected by Contamination

Reduce the number of potentially contaminated sites.

Replacement and Extension of Dwellings in the Green Belt including Plotland Areas

The Council will only permit the rebuilding and extension of dwellings in the Green Belt where the proposal: a) does not significantly change the scale of the original building, regardless of the size of the plot, b) does not detract from the character of the area, and c) complies with policy EN1 on the design of new development. Within Plotland Areas as defined on the Proposals Map the following criteria will also apply to proposed rebuilding and extension of structures and require them to be: d) compatible in size with traditional plotland dwellings and with the scale of adjoining properties, e) set in from flank boundaries to maintain existing gaps in the river frontage, f) single storey with a low profile roof, g) not projecting towards the river further than the existing building or adjoining properties, h) in compliance with Policy EN9 on the setting of the River Thames and its tributaries and Policy LO1 on flooding.

Air Quality

The Council will seek to improve the air quality of the Borough and minimise harm from poor air quality by: a) supporting measures to encourage non-car based means of travel, b) supporting appropriate measures to reduce traffic congestion where it is a contributor to existing areas of poor air quality, c) requiring an air quality assessment where development: i is in an Air Quality Management Area, and ii generates significant levels of pollution, or iii increases traffic volumes or congestion, or iv is for non-residential uses of 1000 m² or greater, or v is for 10 or more dwellings, or vi involves development sensitive to poor air quality d) refusing development where the adverse effects on air quality are of a significant scale, either individually or in combination with other proposals, and which are not outweighed by other important considerations or effects and cannot be appropriately and effectively mitigated, e) refusing development where the adverse effects of existing air quality on future occupiers are of a significant scale which cannot be appropriately or effectively mitigated and which are not outweighed by other material considerations.

Provision of Open Space and Sport and Recreation Facilities

The Council will seek to ensure there is sufficient open space which is well sited and suitable to meet a wide range of outdoor sport, recreation and open space needs by: a) providing additional space where required (see also Policy CO3), b) maintaining and improving provision and access to open space through the design and layout of new development, encouraging owners and users of private sites to make improvements and also improving provision on Council owned land, c) seeking to maintain, improve and where appropriate expand networks of green space and pedestrian and cycle routes with a recreational role, d) retaining existing open space in the urban area used, or capable of use, for sport and recreation or having amenity value where: i there is a need for the site for sport or recreation purposes, or ii the site as a whole is clearly visible to the general public from other public areas and its openness either: • makes a significant contribution to the quality and character of the urban area by virtue of its prominence, layout and position in relation to built development in the locality, or • is of particular value to local people where there is a shortage of open space in the locality. iii the site is of particular nature conservation value, of at least SNCI or equivalent quality. Exceptionally, development may be allowed on part of a site within the urban area which should otherwise be maintained for the above reasons where: e) the remainder of the site is enhanced so its public value in visual and functional terms is equivalent to the original site or better, or f) essential ancillary facilities are proposed to support outdoor recreational use of the site, or g) the sport or recreational use is relocated to an alternative site of equivalent or greater value in terms of quantity, quality and accessibility to users of the original site, and other factors do not justify retention.

Tree Protection

The Council will promote tree preservation orders wherever appropriate to safeguard healthy trees of amenity value, giving priority to the protection of those known to be under threat. Permission will not normally be granted to fell preserved trees, but where such trees are felled replacement planting will be required.

Protecting and Improving the Landscape and Biodiversity

The Council will seek to protect and improve the landscape and biodiversity of the Borough by: a) safeguarding sites of international and national importance, b) working with partners in the public, private and voluntary sectors to develop and secure the implementation of projects to enhance the landscape and create or improve habitats of nature conservation value, and to secure the more effective management of land in the Borough, c) ensuring that new development, wherever possible, contributes to an improvement in the landscape and biodiversity and also avoids harm to features of significance in the landscape or of nature conservation interest, d) refusing permission where development would have a significant harmful impact on the landscape or features of nature conservation value, e) safeguarding the Borough's Common Land and working with other interested parties to protect and where appropriate enhance its nature conservation and recreational value.

River Thames and its Tributaries

The Council will seek to maintain and look for opportunities to enhance the setting of the River Thames and its tributaries. In considering development proposals it will: a) ensure the protection of landscape features that contribute to the setting of the rivers, b) seek to protect and enhance existing views of the rivers, c) pay special attention to the design of development located in riverside settings to ensure that it respects and makes a positive contribution to the setting of the rivers, d) ensure that the quality of the water environment is maintained, e) seek opportunities to improve public access to and alongside the rivers and ensure that existing public access is maintained.

Maintaining and Improving the Environment

The Council will seek to maintain and improve the quality of the environment of the Borough. It will: a) ensure the design and layout of new development incorporates principles of sustainable development, and creates an environment that is inclusive, safe and secure, is attractive with its own distinct identity and respects the environment of the area in which it is situated, b) contribute to improving air quality in the Borough, c) protect and enhance areas of existing environmental character including sites of nature conservation value, areas of landscape value, the Borough's historic and cultural heritage (including historic buildings and Conservation Areas) and open space of amenity and recreation value, d) promote the improvement of poor quality environments both within the urban area and in the Green Belt.

Buildings of Architectural and Historic Interest

The Council will seek to preserve its architectural and historic heritage by: a) refusing consent for the demolition of a listed building unless it has been conclusively demonstrated that it is not physically possible to retain the building, b) requiring alterations and extensions to listed buildings to respect the host building in terms of scale, design, and use of materials, and the retention of the structure and any features of special historic or architectural importance; and refusing consent for any alteration or extension to a listed building that will not preserve the building or its setting, c) seeking to retain listed buildings in the use for which they were designed and built, normally only allowing changes of use where necessary to achieve the restoration or preservation of a building and where the character of the building and the amenities of the area are maintained, d) encouraging the retention of buildings of local architectural or historic interest and seeking to ensure that their character and setting is preserved in development proposals, e) providing advice to owners on the appropriate repair and maintenance of listed buildings, and on the appropriate form of development proposals, together with the use of available statutory powers to ensure listed buildings are kept in proper repair, f) requiring development proposals for any sites affecting the setting of a listed building to have special regard to the need to preserve its setting, g) applying the Council's policies in a more flexible way where justified to ensure the preservation of a listed building. Where, exceptionally, consent is granted for the demolition or alteration of a listed building, which would destroy features of historic or architectural importance, the Council will require an adequate record to be made of the features lost, to be funded by the developer.

Conservation Areas, Historic Landscapes, Parks and Gardens

The Council will seek to preserve and enhance the character of conservation areas by: a) reviewing and implementing enhancement plans for each of the Borough's conservation areas, b) requiring the retention of buildings, trees and other features, including open spaces, views and vistas, which are important to the character of the area, c) encouraging private owners to carry out appropriate improvements to buildings and land in conservation areas, by the use of advice, guidance and statutory powers where appropriate, d) applying the Council's policies in a more flexible way where justified to ensure the preservation and enhancement of a conservation area. Where new development affecting a conservation area is proposed, the Council will ensure that it contributes to its preservation or enhancement by: e) requiring proposals for new development to be submitted as full planning applications, including details of materials and full elevational drawings, showing where appropriate the relationship with adjoining buildings, f) requiring any proposal for demolition to be accompanied by detailed plans for the future of the site showing how the area will be preserved or enhanced, and controlling by legal agreements the timing of demolition and commencement of construction of the replacement building. The Council will also seek to maintain and enhance areas of historic landscape value and gardens of special historic interest. It will seek to ensure that any proposed development within or adjacent to such an area does not detract from its character or appearance.

Providing for New Housing Development

The Council will ensure provision is made for housing by: a) promoting the development of specific sites for housing through Allocations DPDs, b) producing planning briefs where appropriate as Supplementary Planning Documents, to give further encouragement to the development of allocated sites and to give additional guidance on the appropriate form development should take, c) encouraging housing development, including redevelopment, infill, conversion of existing dwellings and the change of use of existing buildings to housing, on all sites suitable for that purpose taking into account other policy objectives, d) encouraging the inclusion of housing in mixed use schemes where housing can be accommodated in an acceptable manner without compromising other planning objectives, e) encouraging the redevelopment for housing of poorly located employment land provided the site is suitable for housing, f) encouraging the redevelopment of existing areas of poor quality housing, g) ensuring effective use is made of urban land for housing by applying Policy HO5 on density of development and opposing proposals that would impede development of suitable sites for housing, h) opposing developments that involve a net loss of housing, unless it can be demonstrated that the benefits of the development outweigh the harm.

Contingency for Meeting Housing Provision

The Council will monitor actual and forecast provision against the requirement under the draft Regional Spatial Strategy for the South East through annual updates of its housing trajectory and Strategic Housing Land Availability Assessment (SHLAA). If necessary it will: a) review the Strategic Housing Land Availability Assessment, b) use its planning powers, including compulsory purchase powers should they be needed, to ensure allocated land is brought forward for development; and c) prepare Allocations DPDs to bring forward additional sites for housing in locations consistent with the spatial strategy and policies of the Plan.

Affordable Housing

The Council's target for affordable housing is that 40% of all net additional dwellings completed over the plan period, 2006-2026, should be affordable. This will be achieved by: a) having regard to the circumstances of each site, negotiating for a proportion of up to 50% of housing on sites to be affordable where the development comprises 15 or more dwellings (gross) or the site is 0.5 hectares or larger irrespective of the number of dwellings. The Council will seek to maximise the contribution to affordable housing provision from each site having regard to the individual circumstances and viability, including the availability of any housing grant or other subsidy, of development on the site. Negotiation should be conducted on an 'open book' basis, b) encouraging registered social landlords to bring forward smaller sites of one to fourteen dwellings (gross) consisting wholly of affordable housing regardless of site size. Provision within any one scheme may include social rented and intermediate units, subject to the proportion of intermediate units not exceeding 35% of the total affordable housing component. Where affordable housing is provided on any site the Council will seek to ensure that it is maintained in perpetuity, normally by means of a legal agreement, for the benefit of those groups requiring access to such housing. Where such a restriction is lifted, for any reason, the Council will require any subsidy to be recycled for alternative affordable housing provision. Where the Council considers a site is suitable for affordable housing and a reasonable provision could be made, planning permission will be refused if an applicant is unwilling to make such provision. In proposals for housing development a financial contribution in lieu of provision for affordable housing will only be acceptable where on-site provision is not achievable and where equivalent provision cannot readily be provided by the developer on an alternative site. Where, as a means of avoiding the requirement to provide affordable housing, a proposed development site is subdivided so as to be below the site size threshold, or is not developed to its full potential so as to be below the number of dwellings threshold, planning permission will be refused.

Housing Size and Type

The Council will ensure that the size and type of housing reflects the needs of the community by: a) requiring developments, including conversions, that propose four or more dwellings to include at least 80% of their total as one or two bedroom units, b) encouraging the provision of housing designed to meet the needs of older people, including the provision of 400 units of extra care housing on suitable sites over the period 2006 to 2026, c) encouraging the inclusion within housing schemes of a proportion of dwellings that are capable of meeting the needs, as occupiers, of people with disabilities.

Density of Housing Development

In considering proposals for new residential development, other than conversions of existing buildings, the Council will take account of the following density guidelines together with the requirements of Policy EN1 on design of new development: a) within existing residential areas that are characterised by predominantly family housing rather than flats, new development should generally be in the range of 35 to 55 dwellings per hectare. b) within higher density residential areas, including those characterised by a significant proportion of flats and those containing significant Employment Areas, new development should generally be in the range of 40 to 75 dwellings per hectare c) within Ashford, Shepperton and Sunbury Cross centres new development should generally be in the range of 40 to 75 dwellings per hectare. d) within Staines town centre development should generally be at or above 75 dwellings per hectare Higher density development may be acceptable where it is demonstrated that the development complies with Policy EN1 on design, particularly in terms of its compatibility with the character of the area and is in a location that is accessible by non car-based modes of travel. Development at less than 35 dwellings per hectare will not normally be acceptable.

Sites for Gypsies and Travellers

The Council will provide for the needs of Gypsies and Travellers by: a) safeguarding existing authorised sites used by Gypsies and Travellers, b) making additional provision if needed. Any proposals for new Gypsy or Traveller sites, including extensions to existing sites, will be assessed against the following criteria: c) it meets an identified need, d) it is reasonably accessible to local services and facilities, e) it is environmentally acceptable and has no adverse visual impact, f) it has satisfactory highway access to the site, g) it is large enough to allow for the planned number of caravans and provide for appropriate space for circulation and parking and amenity space. The Council will only permit the development of new or extended sites for Gypsies and Travellers in the Green Belt where it is demonstrated that very special circumstances exist.

Sites for Travelling Showpeople

The Council will safeguard its existing sites for travelling showpeople from alternative uses and will permit additional sites where a need has been identified provided: a) the development is not in the Green Belt and would not have an adverse impact on adjoining properties, b) the site has safe and convenient access to the highway network, c) the development would not be visually intrusive or detrimental to the appearance or character of the area.

Housing Provision

The Council will ensure that provision is made for sufficient numbers of dwellings to meet the draft Regional Spatial Strategy for the South East requirement for Spelthorne. Within the overall total the Council will require a mix of tenure, size and type to meet identified housing needs, including provision to meet the needs of vulnerable groups. It will seek to ensure that 40% of the total housing provision is in the form of affordable housing.

Provision of Infrastructure for New Development

The Council will require developers to provide or contribute in a timely way to the cost of infrastructure required as a result of any development they bring forward.

Provision of Infrastructure for New Development

Require developers to provide or contribute in a timely way to the cost of infrastructure, where required, as a result of proposed development.

Location of Development

The extent of the existing urban area will be maintained and provision for all new development will be made within it. Existing residential areas will be maintained and new residential development will only be allowed in Flood Zones 1 and 2 unless it can be demonstrated that flood risks can be overcome. The overall amount of employment development will be maintained. Larger well sited Employment Areas will be retained and increases in employment development accommodated in those locations and particularly in Staines town centre. Poorly sited employment uses in residential areas will be redeveloped for housing. Existing retail centres will be protected to meet future retail needs.

Staines Town Centre

The Council will maintain the role of Staines as the principal town centre serving north Surrey by encouraging developments that contribute to the vitality and viability of the centre and are of a scale and character appropriate to its role. In particular it will: a) make provision for a further 32,000m2 of retail development to meet the needs of its catchment area, b) encourage measures to improve traffic management in the town centre and to further improve accessibility by public transport and other non car-based modes, and if necessary will require such improvements in connection with major developments in the town centre, c) manage its public car parks to give priority to meeting demand from shoppers and make more limited provision for long stay parking to support strategies to encourage other modes. It will also support measures to control on-street parking in the vicinity of the town centre, d) continue to work with its partners to ensure the effective management of the town centre and will look for opportunities for further improvements to the town centre environment.

Staines Town Centre Shopping Frontage

Within the primary shopping area of Staines town centre uses other than retail, within Class A1, will not be permitted where this would lead to a net loss of retail floorspace. Within the secondary shopping areas of Staines town centre the loss of Class A1 retail units will be permitted where: a) the proposed use is within use class A2, A3, A4 or A5 or for a launderette, b) no more than five out of nine consecutive units within the secondary frontage are in non-retail uses as a result of the proposal, c) the proposal would not harm the predominantly retail character of the town centre, either individually or cumulatively with other non retail developments, Exceptionally a non-retail use may be accepted where it is demonstrated that it will contribute to the long term vitality and viability of the centre.

Development in Ashford, Shepperton and Sunbury Cross Centres

Within the defined Employment Areas of Ashford, Shepperton and Sunbury Cross the Council will encourage mixed use development combining offices with residential and other uses that contribute positively to the centre, where development can take place in an acceptable manner and where the existing amount of employment floorspace is retained. Within the defined shopping areas of Ashford, Shepperton and Sunbury Cross as shown on the proposals map the loss of A1 retail units will be permitted where: a) the proposed use is within use class A2, A3, A4 or A5 or for a launderette, b) no more than two out of nine consecutive units are in non retail use as a result of the proposal, c) the proposal would not harm the predominantly retail character of the centre, either individually or cumulatively with other non retail developments, d) the proposal would not result in the loss of a retail unit that is prominent in the centre either by reason of its size or position. Exceptionally a non-retail use may be accepted where it is demonstrated that it will contribute to the long term vitality and viability of the centre. The Council will continue to work with its partners to ensure the effective management of the centres and will look for opportunities for further improvements to their environment.

Local Shopping Centres and Parades

Within other centres and small parades proposals for the change of use or redevelopment of existing premises within Class A1 will be permitted where: a) the proposal is for a use within Class A2 A3 A4 or A5 or for a launderette, b) no more than four out of nine consecutive units are in non-retail use as a result of the proposal or exceptionally where it can be demonstrated that the loss of the retail unit would not cause any long term harm to the viability or vitality of the centre or parade. In parades of fewer than nine shops the requirement shall be for not more than two units in total to be in non-retail use. In redevelopment schemes the total amount of retail floorspace and length of frontage should be maintained. There will be a presumption against the loss of isolated shops that meet a local need.

Proposals for Retail Development

The Council will expect new retail development serving the Spelthorne area to be located in Staines town centre, or in the centres of Ashford, Shepperton or Sunbury Cross if it is of a scale and character appropriate to those town centres.

Town Centres and Retail Development

The Council will ensure that town centres and local centres remain the focus for retailing in the Borough. It will seek the continued improvement of Staines as the principal town centre serving north Surrey. It will make provision for further retailing and related services, and support employment development. Improvements in access to the town centre, particularly by non car-based modes will be encouraged. It will maintain the role of Ashford, Shepperton and Sunbury Cross as local shopping centres and seek opportunities for their improvement. It will also maintain the role of smaller parades in serving their local neighbourhood.

Sustainable Travel

The Council will seek to secure more sustainable travel patterns by: a) supporting measures and specific schemes to improve facilities for non-car based travel including Staines' role as a public transport interchange, b) requiring development needing access by a large number of people to be located where it is or can be made accessible by non-car means of transport, c) requiring all major development to be accompanied by a site specific travel plan to promote and achieve sustainable travel choices, d) only permitting traffic generating development where it is or can be made compatible with the transport infrastructure in the area taking into account: i number and nature of additional traffic movements, including servicing needs, ii capacity of the local transport network, iii cumulative impact including other proposed development, iv access and egress to the public highway, v highway safety.

Parking Provision

The Council will require appropriate provision to be made for off street parking in development proposals in accordance with its maximum parking standards. In considering the level of provision the Council will have regard to: a) the anticipated demand for parking arising from the use proposed, or other uses to which the development may be put without needing planning permission, b) the scope for encouraging alternative means of travel to the development that would reduce the need for on-site parking. This will be particularly relevant in areas well-served by public transport, c) the impact on highway safety from potential on-street parking and the scope for measures to overcome any problems, d) the need to make adequate and convenient provision for disabled parking. The Council will require the provision of sufficient, safe, weatherproof, convenient and secure cycle parking within developments to assist in promoting cycle use.

Non-Car Access to Heathrow and Airtrack

The Council will encourage measures to improve the accessibility of Heathrow Airport from the Borough by non car-based modes, where improvements can be achieved in an environmentally acceptable manner.

Sustainable Travel

Encourage more sustainable travel patterns.

Parking Provision

Schemes to comply with the Council's parking standards.

Non-Car Access to Heathrow and Airtrack

The Council will encourage measures to improve the accessibility of Heathrow Airport from the Borough by non car-based modes, where improvements can be achieved in an environmentally acceptable manner. The Council will work with those involved in promoting the Airtrack scheme to ensure that potential alternatives are fully evaluated, and that the environmental impacts, particularly on Staines Moor and Staines town centre and those living near the track, are fully assessed and effective mitigation is proposed to minimize and compensate for adverse impacts. It will consider the extent to which detailed proposals overcome environmental impacts in deciding whether to support any proposal to construct the scheme that may be brought forward in the future. The route of Airtrack through Spelthorne will be safeguarded.

Climate Change and Transport

The Council will seek to minimise the impact of climate change. It will reduce the impact of development in contributing to climate change by: a) promoting the inclusion of provision for renewable energy, energy conservation and waste management facilities in both new and existing developments, b) ensuring development is located in a way that reduces the need to travel and encourages alternatives to car use, and its design and layout takes account of climate change, c) supporting initiatives, including travel plans, to encourage non car-based travel, d) promoting the efficient use and conservation of water resources, e) promoting measures to reduce flooding and the risks from flooding, f) supporting measures to enhance and manage Staines' role as a public transport interchange.