Planning in Surrey Heath

Community & Cultural Facilities

Working in partnership, the Borough Council will seek to identify opportunities to enhance and improve community and cultural facilities within the Borough, whether through the provision of co-located or new facilities. Where demand for facilities arising from new development occurs, the Borough Council will, in the first instance, explore opportunities to provide additional community and cultural facilities through enhancement of existing or co-located facilities. Where this is not achievable or feasible new community and cultural facilities will be required. The loss of existing community and cultural facilities will be resisted unless: (i) Demand can be met from alternative provision in the local area whether through new or co-located facilities; or (ii) There is no demand for such facilities and no other community or cultural service can make use of such facilities.

Sustainable Development and Design

The Borough Council will require development to: (i) Contribute to a reduction in the Borough's own carbon dioxide emissions and thus to the targets for reducing carbon dioxide emissions in the South East. (ii) Include installed capacity for decentralised renewable and low carbon energy to aid achievement of sub-regional targets of 209MW by 2016; (iii) Secure water efficiency in new development or improve on existing efficiencies within existing development; (iv) Ensure that all land is used efficiently within the context of its surroundings and respect and enhance the quality of the urban, rural, natural and historic environments; (v) Create sustainable communities with a strong sense of place that are safe and have easy access to a range of high quality services; (vi) Promote healthy communities through improved access and opportunities for formal and informal recreation through use of green infrastructure; (vii) Be climate change resilient, in particular reducing the risk from all types of flooding and improving water quality; (viii) Promote smart economic growth which aims to supply a range of accessible employment opportunities, life long learning and skills training and which enables flexible working practices.

Design Principles

Development will be acceptable where it achieves the following design principles: - (i) High quality design with layouts that maximise opportunities for linkages to the surrounding area and local services; and (ii) Respects and enhances the local, natural or historic character of the environment be it in an urban or rural setting, paying particular regard to scale, materials, massing, bulk and density; and (iii) Provide sufficient private and public amenity space and respect the amenities of occupiers of neighbouring property and uses; and (iv) Protect trees and other vegetation worthy of retention and provide high quality hard and soft landscaping where appropriate; and (v) Design to reduce the potential for crime and fear of crime; and (vi) Incorporate measures for the storage of waste including recyclable waste and where appropriate waste collection through provision of bring sites; and (vii) Be accessible to all and be flexible towards future adaptation in response to changing life needs; and (viii) Facilitate provision of IT and other communications technology which allow flexible working practices including employees working from home or from remote locations; and (ix) Reduce potable water consumption in residential development to water efficiency standards equivalent to Code for Sustainable Homes level 3-4 between 2011 and 2015, and code level 5-6 from 2016 onwards with provision for measures to reduce external water use. Development will be expected to incorporate and reflect design and character measures as set out in either general or area specific SPD.

Employment

The Borough Council will seek to make provision for up to 7,500 new jobs in the period up to 2027. It will do this by ensuring a flexible supply of high quality employment floorspace utilising existing employment areas and promoting a more intensive use of these sites through the recycling, refurbishment and regeneration of existing older or vacant stock and promotion of flexible working practices. Core Employment Areas, as identified upon the Proposals Map, will be retained for employment use and along with Camberley Town Centre will be the focus for economic regeneration and inward investment. In particular new development in Core Employment Areas should not result in an overall loss of industrial floorspace (Use Classes B1c or B2) with start-up industrial and incubation units for high technology sectors encouraged. Proposals for uses (Use Class B8 or sui generis with similar characteristics) dependent on having good access to the strategic road network will be encouraged to locate within these areas. Proposals for alternative uses within the Core Employment Areas will only be permitted where these support their integrity and function as centres of employment. On other employment sites redevelopment to provide small flexible B1 units will be promoted. Loss of employment land on these sites will only be permitted where wider benefits to the community can be shown. Within Camberley Town Centre mixed use development which makes a positive contribution to the economic role of the town centre and does not reduce provision of retail floorspace will be promoted. In particular, schemes which upgrade the quality of the existing office stock (B1a) will be encouraged even where overall this results in a net loss of floorspace. The Borough Council will continue to work with the Surrey Heath Partnership and the local business community to promote growth and ensure infrastructure is provided to support business needs.

The Rural Economy

Within the countryside, including the Green Belt, the Borough Council will support farm diversification proposals and the re-use, adaptation or conversion of buildings for economic purposes where: - (i) The agricultural diversification is subordinate to the primary agricultural use and gives priority to the re-use of an existing building(s); (ii) The existing building is appropriate in a rural location, is of permanent construction, structurally sound and capable of conversion without major alterations, adaptations or reconstruction to bring it into its desired use; (iii) The scale and use of any diversification or economic purpose including cumulative impact and any associated ancillary development does not conflict with wider countryside and Green Belt objectives. Where justified, replacement buildings for farm diversification or economic purposes in the countryside beyond the Green Belt will be supported where: (iv) The building to be replaced is of a permanent construction and is currently or was last in use for non-residential purposes; (v) The replacement building would not be materially larger than the existing building; (vi) Priority is given to siting the replacement building on previously developed land. The conversion or re-use of buildings for residential purposes will be considered against criteria (ii) and (iii) above after having established that use for economic purposes is not feasible or appropriate. The Borough Council will consider applying conditions which restrict permitted development rights for residential conversions or re-use.

Employment Development Outside Core Employment Areas & Camberley Town Centre

Outside Core Employment Areas and Camberley Town Centre development for B class uses will generally be restricted to: - (i) Extension, alteration or addition to an existing building or operation in employment use; or (ii) Redevelopment of an existing building or operation in employment use; or (iii) Specific sites allocated for employment or mixed use development in a Site Allocations DPD. The loss of employment sites outside of Core Employment Areas and Camberley Town Centre may be permitted or allocated for other uses in a Site Allocations DPD provided that: - (i) It would not adversely affect the overall sustainability or employment opportunities of the settlement where the loss occurs; and (ii) It would not result in the loss of a strategically important sector for regional, national or global competitiveness; and (iii) It would not result in the loss of units capable of use by small business or industry unless it can be demonstrated that there is no longer a need for such units.

Facilitating Zero Carbon Development

Until carbon dioxide emission improvements are introduced through the Building Regulations, all non-residential development will be expected to achieve a BREEAM 'very good' emissions rating. Development which reduces carbon dioxide emissions beyond the national timetable for residential or non-residential development will be promoted. In the longer term and in order to support and facilitate the highest standards of carbon dioxide emission reductions and zero carbon development, the Borough Council will, in the first instance, seek reductions through carbon compliance which go beyond minimum standards including through the use of imported heat/cooling from existing decentralised sources. Where this is not possible, practical or viable the Borough Council will require development to implement allowable solutions which: - (i) Contribute to local heat or combined heat and power (CHP) networks, by providing over sized on-site decentralised, renewable or low carbon heat for export to existing development which is also designed to allow future development to connect to it; or (ii) Contribute, by way of a financial contribution, toward local heat or combined heat and power infrastructure, especially within identified opportunity areas, at a level commensurate to the level of residual carbon dioxide emissions; or (iii) Make improvement to the carbon dioxide emission performance of the existing built stock through incorporation of energy efficiency measures commensurate to the level of residual carbon dioxide emissions. Where development comprises a non-residential extension, adaptation or refurbishment under 1,000sqm or a householder extension, the Borough Council will seek improvement in the whole building's energy performance, subject to a 5% capped cost of the total build cost and a pay-back period no longer than 5 years.

Stand Alone Decentralised, Renewable and Low Carbon Energy Schemes

Proposals for stand alone decentralised, renewable and low-carbon schemes will be supported unless the social, economic and environmental benefits are outweighed by adverse impacts to the immediate and wider environment. Small scale community led initiatives will be actively encouraged especially where this helps to facilitate low and zero carbon development through the export of heat or energy.

Green Infrastructure

The Borough Council, in partnership with other organisations, will plan for a network of accessible and integrated green infrastructure across the Borough of Surrey Heath and linked to neighbouring areas. The Council will seek to strengthen the role of the Green Infrastructure network. In considering proposals for any new development the Borough Council will encourage schemes which contribute toward, or provide, opportunities to enhance the function of existing green infrastructure, increase provision and improve connectivity. Development which results in the loss, fragmentation or isolation of green infrastructure will be resisted. Green infrastructure of strategic importance will include those areas designated as European sites and Suitable Alternative Natural Greenspace (SANGs) required to avoid and mitigate impacts to the European sites.

Biodiversity and Nature Conservation

The Borough Council will seek to conserve and enhance biodiversity within Surrey Heath. Working with partners, new opportunities for habitat creation and protection will be explored in particular on biodiversity opportunity areas. Development that results in harm to or loss of features of interest for biodiversity will not be permitted. Particular regard will be had to the following hierarchy of important sites and habitats within the Borough (as identified upon the Proposals Map): - (i) Special Protection Areas (SPA) and Special Areas of Conservation (SAC) (European) (ii) Sites of Special Scientific Interest (SSSI) and National Nature Reserves (National) (iii) Sites of Nature Conservation Importance (SNCI), Local Nature Reserves (LNR), other Ancient Woodland not identified in (ii) above (Local) Outside of these areas, new development will where appropriate be required to contribute to the protection, management and enhancement of biodiversity. On locally designated sites this will include those habitats and species listed in the Surrey Biodiversity Action Plan (BAP). Within locally designated sites development will not be permitted unless it is necessary for appropriate on site management measures and can demonstrate no adverse impact to the integrity of the nature conservation interest. Development adjacent to locally designated sites will not be permitted where it has an adverse impact on the integrity of the nature conservation interest.

European Sites

The Council will only permit development where it is satisfied that this will not give rise to likely significant adverse effect upon the integrity of the Thames Basin Heaths Special Protection Area and/or the Thursley, Ash, Pirbright & Chobham Common Special Area of Conservation. All new residential (net) development within 5km of the Thames Basin Heaths Special Protection Area is considered to give rise to the possibility of likely significant effect. Accordingly only new development that complies with the following requirements will be permitted. (i) No (net) new residential development will be permitted within 400m of the SPA. (ii) Non-residential development within 400m of the SPA will be required to demonstrate that it is not likely to have a significant effect either alone or in combination with other plans or projects. Proposals for residential development elsewhere in the Borough will be required to provide appropriate measures to avoid adverse effects upon the Thames Basin Heath Special Protection Area in accordance with the Borough Councils adopted Avoidance Strategy (or as subsequently amended) Such measures shall include: (iii) All net new residential development shall provide or contribute toward the provision of Suitable Alternative Natural Greenspaces(SANGs) (iv) SANGS will be provided at a standard of at least 8ha per 1,000 new occupants. (v) Developments of 10 or more net new dwellings will only be permitted within the identified catchment areas of SANGs (vi) All net new residential development shall contribute toward strategic access management and monitoring (SAMM) measures The effective avoidance of any identified adverse effects must be demonstrated and secured prior to approval of the development.

Development & Flood Risk

In order to manage flood risk, the Borough Council will take a sequential approach to the allocation of sites in a Site Allocation DPD and to determining planning applications. Development within flood risk zones 2 & 3 or on sites of 1ha or greater in zone 1 and sites at medium or high risk from other sources of flooding as identified by the Borough Council's SFRA, will not be supported unless: - (i) In fluvial flood risk areas, the sequential and exception tests have been applied and passed and is a form of development compatible with the level of risk; and (ii) For all sources of risk, it can be demonstrated through a site FRA that the proposal would, where practicable, reduce risk both to and from the development or at least be risk neutral; and (iii) Where risks are identified through an FRA, flood resilient and resistant design and appropriate mitigation and adaptation can be implemented so that the level of risk is reduced to acceptable levels. The Borough Council will expect development to reduce the volume and rate of surface water run-off through the incorporation of appropriately designed Sustainable Drainage Systems (SuDS) at a level appropriate to the scale and type of development. Development which seeks to restore areas of functional floodplain will be encouraged, especially where this would provide opportunities for recreation, habitat restoration/enhancement and green infrastructure opportunities.

Protection of Green Spaces and Recreational Facilities

Green spaces in settlement areas as identified on the Proposals Map will be protected by restricting development to appropriate informal recreation uses or recreation facilities that are of a scale commensurate with the size of the space. The Borough Council will resist the loss or fragmentation of small open amenity areas not identified on the proposals map where this would result in adverse impacts on the attractiveness and quality of the built environment. Existing formal recreation facilities will be protected unless it can be demonstrated that such facilities are to be co-located in dual use facilities, are to be provided within appropriate replacement facilities or are surplus to requirements and there is no demand for any other recreational purpose. The green spaces as identified on the proposals map will be subject to review with any deletions, amendments or additions set through a Site Allocations DPD.

Provision of Open Space and Recreation Facilities

Working with partners, the Borough Council will encourage new and enhanced opportunities for formal and informal recreation including promotion of dual use facilities or through the provision of new green infrastructure. New residential development will be expected to provide or contribute towards open space, equipped playspaces including teen facilities and outdoor sports facilities to the following standards: - Open Space – 9sqm per person (urban) and 5sqm per person (rural); and Equipped Playspaces – 0.8sqm per person; and Outdoor Sports Facilities – 27.5sqm per person The Local Planning Authority will expect playspaces to conform to the following minimum size standards: - Local Area of Play (LAP) – 100sqm Local Equipped Area of Play (LEAP) – 400sqm Neighbourhood Equipped Area of Play (NEAP) – 1,000sqm Section 106 contributions toward the maintenance of facilities will also be required. The Borough Council will consider applying different standards at the strategic locations for development or other allocated sites as set out in a Site Allocations DPD, in line with identified needs.

Equestrian Related Development

Equestrian related development in the countryside and Green Belt will be supported provided that: (i) In the first instance priority is given to the re-use of existing buildings for stabling, tack rooms, feed stores or any other ancillary use which requires a non-residential building; and (ii) Where new buildings or ancillary development are justified these are well related to existing buildings and are small in scale; and (iii) Where replacement buildings are justified, the replacement(s) are well related to existing buildings and are not materially larger than the building(s) to be replaced; and (iii) The overall size, siting and scale of development including any cumulative impact should not be harmful to the character and openness of the countryside or Green Belt.

Heritage

Development which affects any Heritage Asset should first establish and take into account its individual significance, and seek to promote the conservation and enhancement of the Asset and its setting. In determining proposals for development affecting Heritage Assets or their setting, regard will be had as to whether the Asset is a Designated Heritage Asset or a Local Heritage Asset in determining whether the impact of any proposed development is acceptable. Within Areas of High Archaeological Potential, as identified on the Proposals Map, or outside of these areas on any major development site of 0.4ha or greater, applicants are required to undertake prior assessment of the possible archaeological significance of the site and the implications of their proposals, and may be required to submit, as a minimum, a desk-based assessment to accompany any application. Where desk-based assessment suggests the likelihood of archaeological remains, the Planning Authority will require the results of an archaeological evaluation in order to inform the determination of the application. The Borough Council will from time to time review the Heritage Assets included on the Local Lists, with regard to the Historic Environment Record, in consultation with Surrey County Council.

Spatial Strategy

New development will be directed in accordance with the spatial strategy which provides the most sustainable approach to accommodating growth making the best use of infrastructure and services whilst respecting the character of the Borough. New development will come forward largely through redevelopment of previously developed land in the western part of the Borough. Camberley (as shown on the Proposals Map), has scope for residential development across the area. Employment growth will be achieved through redevelopment of existing sites and will be largely focussed on the town centre and the nearby Core Employment Areas in Yorktown and off Frimley Road. In addition to new housing and redevelopment of the station area, Camberley Town Centre will also be the focus for major new retail development particularly on the London Road frontage. Frimley is a sustainable location but with limited potential for housing growth. The town centre will continue to serve as district wide service centre supporting a wide range of local services. Employment growth will be largely focussed on the Core Employment areas off Frimley Road, within Frimley Town Centre, other large employment sites close by and at Frimley Park Hospital. Frimley Green and Mytchett (as shown on the Proposals Map) offer limited opportunities for housing and employment growth through redevelopment of existing sites. The larger villages of Bagshot and Lightwater (as shown on the Proposals Map) will continue in their respective roles as district and local centres but have limited capacity to accommodate new development and this will be achieved primarily through redevelopment of existing sites. At Deepcut, the land at Princess Royal Barracks, Deepcut represents a major redevelopment opportunity that will enlarge the village and provide a major new housing area as well as the opportunity to improve local services. The smaller villages of Bisley, West End and Windlesham (including Snows Ride) and are inset within the Green Belt (as shown on the Proposals Map). These villages have limited capacity to accommodate development and this will be achieved primarily through redevelopment of existing sites. The settlement of Chobham is "washed over" by Green Belt (as shown on the Proposals Map). This village has limited capacity to accommodate any new development. Within the countryside the current extent of the Green Belt (as shown on the Proposals Map) will be maintained. Any change to the boundaries of the Major Developed Sites will be considered through the site allocations DPD. Development in the Countryside beyond the Green Belt (as shown on the Proposals Map) which results in the coalescence of settlements will not be permitted.

Scale And Distribution Of New Housing

Within the period 2011-2028 the Borough Council will make provision for 3,240 (net) additional dwellings. This will be provided by: (i) Promoting the use of previously developed land in settlement areas and ensuring the most effective use of that land; (ii) Allocating the Princess Royal Barracks, Deepcut for redevelopment for some 1200 new homes (iii) After 2025 if insufficient sites have come forward within settlement areas release of sustainable sites in the Countryside beyond the Green Belt (iv) Small scale affordable housing schemes as rural exception sites outside of settlement boundaries of the rural villages; (v) Resisting any development that involves a net loss of housing unless it can be demonstrated that the benefits outweigh the harm. Within the period 2011-2025 the provision of 2,730 (net) additional dwellings will generally be distributed as follows: Frimley Green 20 (1%) Lightwater 40 (1%) Mytchett 55 (2%) West End 20 (1%) Windlesham 20 (1%) Total 2,730 (100%) Bagshot 270 (10%) Bisley 45 (2%) Camberley 860 (31%) Chobham* 55 (2%) Deepcut † 1235 (45%) Frimley 120 (4%) * The figure for Chobham includes allowance for rural exceptions † The figure for Deepcut includes 1,200 units allocated to Princess Royal Barracks Within the period 2026-2028 the Borough Council will make provision for 510 dwellings within settlement areas or if insufficient sites come forward then through the release of sustainable sites within the Countryside beyond the Green Belt. The Council will not permit development which, either alone or in-combination with other development, has an adverse effect upon the integrity of the European Sites.

Deepcut

Provision will be made for new housing development on land at Princess Royal Barracks, Deepcut (as shown on the Proposals Map). This site will provide some 1200 net new dwellings and is anticipated to deliver housing from 2016 onward. New development on land at Princess Royal Barracks and on other sites within Deepcut should contribute toward the delivery of an expanded rural settlement at Deepcut which will create a new community that is vibrant, sustainable, comprehensive and well designed. In particular new development will be required to contribute toward delivery of the following: (i) A safe and high quality environment reflecting the rural nature of Deepcut's setting (ii) A target of 35% of housing provision to be affordable. Housing mix shall reflect identified need in accordance with Policy CP6. (iii) Opportunities for local employment which may include provision of small business units (iv) Improved provision of retail and associated Class A uses to create sustainable shopping patterns (v) An enhanced or new village centre (vi) Community infrastructure including a new primary school, new health facilities, enhanced library provision, enhanced community hall provision and possibly a place of worship. (vii) Physical infrastructure that is climate change resilient in particular addressing the issue of ground and surface water flood risk (viii) Residential development shall achieve CO2 reduction and water efficiency in line with Code Level 6 of the Code for Sustainable Homes (ix) New commercial or industrial development should achieve zero carbon and efficient use and recycling of other resources in line with national requirements (x) Measures to reduce the impact of traffic upon and arising from Deepcut which will include reducing demand for travel, improved public transport provision, a safe integrated footpath/cycle route network linking to neighbouring settlements and key services and improvements to the surrounding highway network. (xi) Measures to avoid new development having an impact upon the European Sites. (xii) Measures to avoid new development having an impact upon the features and sites of local importance for biodiversity (xiii) Maintain the countryside gap between Deepcut and Heatherside and Deepcut and Frimley Green (xiv) Open space as part of a wider green infrastructure network to include formal public open space and informal open space, including Suitable Alternative Natural Green Space (SANGs). (xv) Enhancement of the setting of and improved linkages to the Basingstoke Canal. (xvi) Measures to avoid new development having an impact upon the features and sites of heritage importance, including the Basingstoke Canal and St Barbara's Church.

Affordable Housing

Over the lifetime of the Core Strategy, the Borough Council will seek a target of 35% of all net additional housing as affordable, split evenly between social rented and intermediate. The Borough Council will negotiate the overall quantity and type of on-site affordable housing on a site by site basis, based on the following thresholds and targets: - Developments of 5-9 units (net) – 20% on-site provision Developments of 10-14 units (net) – 30% on site provision Developments of 15 or more units (net) – 40% on site provision The Borough Council will also negotiate a 20% affordable housing equivalent financial contribution on sites of 3-4 units (net). In seeking affordable housing provision the Borough Council will assess scheme viability, including assessing the overall mix of affordable unit size and tenure, other development scheme costs and any Housing Corporation grant subsidy secured. A financial contribution in lieu of provision for affordable housing on developments of 5 or more units (net) 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. The approach to seeking financial contributions in lieu of on-site provision will be set out in an Affordable Housing SPD. The requirement to provide affordable housing will apply to all residential development including private retirement homes, sheltered accommodation and Extra Care schemes where these fall within Use Class C3. Schemes will be refused, where as a means of avoiding affordable housing provision, a development site is sub-divided or is not developed to its full potential.

Dwelling Size and Type

The Borough Council will promote a range of housing types and tenures which reflect the demand for market housing and need for affordable housing, including accommodation for specialised needs. The Borough Council will encourage market housing and unless evidence of housing need or viability suggests otherwise, generally expect intermediate affordable and social rented units to be provided in accordance with the Strategic Housing Market Assessment or other subsequent assessments.

Gypsies and Travellers and Travelling Showpeople

The Borough Council will seek to provide an additional 19 pitches for Gypsies and Travellers in the period up to 2027. Any additional requirements arising from further reviews of the evidence of need will be planned for in the period up to 2027. Provision shall be made for Travelling Showpeople in accordance with the review of the Gypsy and Traveller Accommodation Assessment. The criteria for assessing applications and site allocations to come forward in a Site Allocations DPD are contained within the Development Management Policies.

Replacement, Extension or Alteration of Existing Residential Dwellings in the Countryside beyond the Green Belt

Replacement, extension of or alterations to residential dwellings in the countryside beyond the Green Belt will be supported where: - (i) The proposal would not have a detrimental impact on rural character through its siting or design; and (ii) The extension or alteration is not disproportionate in size and scale, including its overall floorspace, bulk and height, when compared to the original dwelling; or (iii) The replacement dwelling is not materially larger than the existing dwelling it replaces, taking into account increases in overall floorspace, bulk and height.

Rural Exception Sites

Development consisting of 100% affordable housing within the countryside or Green Belt will be permitted where: (i) There is a proven local need for affordable housing for people with a local connection to the area; and (ii) The need cannot be met within the settlement boundary; and (iii) The development will provide affordable housing for local people in perpetuity; and (iv) The development site immediately adjoins an existing settlement and is accessible to public transport, walking or cycling and services sufficient to support the daily needs of new residents

Gypsy & Traveller and Travelling Showpeople Accommodation

In assessing applications and site allocations for Gypsies and Travellers and Travelling Showpeople accommodation the Borough Council will have regard to the following criteria:- (i) Sites should promote the effective use of land within settlement areas in particular previously developed land; and (ii) Sites should be accessible to public transport, cycling or pedestrian networks and facilities capable of meeting day to day needs such as education, healthcare and shopping; The Borough Council will also consider applications or allocations in rural locations outside of the Green Belt giving priority to rural fringe locations that comprise previously developed land and meets criterion (ii) above. Any proposals within the Green Belt will have to demonstrate very special circumstances. The loss of existing authorised pitches and sites will be resisted.

Infrastructure Delivery and Implementation

Working with partners, the Borough Council will ensure that sufficient physical, social and community infrastructure is provided to support the development identified in this Core Strategy and subsequent DPDs through use of integrated demand and asset management or new infrastructure provision. The Borough Council's Infrastructure Delivery Plan will be used to identify the timing, type and number of infrastructure projects required to support the objectives and policies of the strategy as well as the main funding mechanisms and lead agencies responsible for their delivery. Where funding gaps for infrastructure projects have been identified, the Borough Council will, subject to viability, require developers to make a contribution toward the shortfall in funding by way of either a financial or in-kind contribution. In the short-term contributions will take the form of S106 contributions set out in a Developer Contributions SPD and in the longer term as a Community Infrastructure Levy (CIL) charging schedule. Where the delivery of development is dependent upon key infrastructure provision, that development will be phased to coincide with the release of additional infrastructure or service capacity as set out in the Infrastructure Delivery Plan. Capacity in infrastructure and services will be monitored through regular updates of the Infrastructure Delivery Plan and future infrastructure needs assessments.

Development within Chobham

Development within the settlement of Chobham as defined on the Proposals Map will be limited to appropriate Green Belt uses and small scale development for: - (i) Extensions, alterations or adaptations of existing employment or community uses and new opportunities for employment or community uses giving priority to re-use of existing non-residential buildings; and (ii) Replacement of non-residential buildings for economic purposes where re-use or conversion is not feasible, appropriate or when replacement would improve and enhance environmental performance; and (iii) Change of use or redevelopment of units within the village centre as defined on the proposals map which maintain or enhance its retail function.

Camberley Town Centre

The role of Camberley as a secondary regional town centre will be consolidated and enhanced through measures to improve shopping, business, leisure, cultural and community activities. Regeneration of the town centre to sustain vitality and viability and in particular address the high level of office vacancies within the town and the poor environmental quality along the London Road frontage will be promoted by the Borough Council. It is anticipated that up to 200 new homes could be delivered alongside some 41,000 square metres of gross retail floorspace in the period up to 2028. New development should contribute toward some or all of the following as appropriate: • Serve the retail needs of the resident population and the working population within the catchment area for comparison and convenience goods • Support the role of the town centre as a centre for employment • Enhance the role of the town centre as a centre for leisure and cultural activity within the Borough • Contribute to the enhancement of public transport services for the town centre and improvements to the local highway network including pedestrian and cycling facilities. • Create a high quality well designed environment • Meeting the housing needs of the Borough • Aspire, in residential schemes, to achieve CO2 reduction and water efficiency in line with Code 6 of the Code for Sustainable Homes • Seek to achieve zero carbon and efficient use and recycling of other resources in new commercial or retail development • Avoid having an impact upon the European Sites. • Protecting and enhancing Public Open Space An Area Action Plan for Camberley Town Centre will be prepared to address the delivery of the strategy.

Hierarchy and Role of Centres

The Town and Village centres, as shown on the Key diagram, will continue to have a multi functional role as centres for local services, local employment and in particular as retail centres in the period up to 2027. The hierarchy of centres will be as follows: - Town – Camberley District – Bagshot and Frimley Local – Chobham, Deepcut, Frimley Green, Lightwater and Windlesham Neighbourhood – Bisley, West End and other neighbourhood parades Retail centre boundaries, primary and secondary frontages will be identified in a Site Allocations DPD or Area Action Plan and defined on the Proposals Map.

District and Local Centres and Neighbourhood Parades

The Borough Council will encourage development that offers environmental improvements and which supports and enhances the viability, vitality and retail function of District and Local centres and Neighbourhood Parades as identified on the Proposals Map. Development should: - (i) Be appropriate in size and scale, taking into account the hierarchy of retail centres as set out in Core Policy CP9; and (ii) Unless exceptional circumstances can be demonstrated, development at ground floor level should not lead to an over proliferation of non-retail uses comprising Class A2, A3, A4 or A5 uses such that less than 50% of the total shopping area and less than 75% of a primary shopping area contains non-retail uses. Non A Class uses will not normally be permitted at ground floor level, although development for community uses and sui generis uses with a strong retail element will be permitted provided that such uses meet criteria (i) and (ii) above. Development at first floor level or above within District and Local Centres and neighbourhood parades should in the first instance consider residential accommodation. Where it has been demonstrated that environmental or amenity impacts prevent residential use, community or B1a office uses may be acceptable at first floor level or above. The Borough Council will consider alterations to District and Local Centre and Neighbourhood Parade boundaries, changes to primary and secondary frontages and allocation of sites in a Site Allocations DPD.

Movement

The Council will support proposals to improve public transport in the Borough, particularly that serving Camberley Town Centre and Deepcut. We will work with partners including Central Government, Highways Agency, Surrey County Council, Network Rail, bus and rail operators and developers, to achieve such improvements. Where appropriate, land will be safeguarded and developer contributions sought. The Council will work with the highway authority to seek improvements to and better integration of walking and cycling routes and facilities, the efficient and safe operation of the highway network while seeking to reduce the need to travel, encourage the use of sustainable modes of transport and reduce the impact of traffic on residential areas. New development that will generate a high number of trips will be directed toward previously developed land in sustainable locations or will be required to demonstrate that it can be made sustainable to reduce the need to travel and promote travel by sustainable modes of transport. All new development should be appropriately located in relation to public transport and the highway network and comply with the Council's car parking standards.

Traffic Management and Highway Safety

Development which would adversely impact the safe and efficient flow of traffic movement on the highway network will not be permitted unless it can be demonstrated that measures to reduce and mitigate such impacts to acceptable levels can be implemented. All development should ensure safe and well designed vehicular access and egress and layouts which consider the needs and accessibility of all highway users including cyclists and pedestrians. The Borough Council will expect development to protect existing footways, cycleways and bridleways and facilitate improvements to existing or provide new connections to these routes, especially where such schemes have been identified in the Local Transport Plan.