Planning in Tandridge

Community, Sport and Recreation Facilities and Services

Existing community, recreational, sports facilities and services (see Glossary) and open space will be safeguarded. New or improved facilities to meet the needs of all sections of the community will be encouraged. The Council will encourage the dual use of community and sports facilities. Residential development may be required to include appropriate open space, play areas or other accessible green space to meet the needs of residents and/or to contribute to the enhancement of such facilities in the area. The loss of open space, sport and recreation facilities is dealt with in national planning policies (PPG17). For the loss of other community facilities and/or services as defined in the Glossary, the principles of assessment set out in those national planning policies (PPG17) will be operated, and the exact details will be set out in the Development Control DPD. The Council will apply the standard of 1.27 ha per 1000 population to the provision of playing space for all ages. The Council will seek to protect the Rights of Way network, in particular the North Downs Way national trail, the Greensand Way and Vanguard Way recreational paths from developments that would adversely affect the enjoyment of users of the network. The Council will encourage improvements to the network and the North Downs Way.

Character and Design

The Council will require that new development, within town centres, built up areas, the villages and the countryside is of a high standard of design that must reflect and respect the character, setting and local context, including those features that contribute to local distinctiveness. Development must also have regard to the topography of the site, important trees or groups of trees and other important features that need to be retained. Development must not significantly harm the amenities of the occupiers of neighbouring properties by reason of overlooking, overshadowing, visual intrusion, noise, traffic and any other adverse effect. The Council will have regard to "Surrey Design" and Village Design Statements in determining planning applications. The Council will apply the principle of "good enough to approve rather than bad enough to refuse". The Council will protect the wooded hillsides in the built-up areas by ensuring that new development does not adversely affect the character of these areas and that there is no overall loss of tree cover. Within built up areas and villages existing green spaces that contribute to biodiversity, the quality of life, the character or amenities of the area or those that separate built up areas will be protected and where possible enhanced for the benefit of biodiversity and/or recreation.

The Economy

The Council will seek to develop a sustainable economy by: a) Seeking to make best use of existing commercial and industrial sites, especially those suitable for occupation by small businesses; b) Allowing buildings in the Green Belt to be used for commercial purposes subject to environmental, farm viability, traffic and amenity considerations, (the Council's preference for the re-use of such buildings is for economic development purposes).Further details will be set out in the Development Control DPD; c) Allowing redundant or unsuitably located commercial and industrial sites within the built up areas, Larger Rural Settlements and Green Belt Settlements to be redeveloped for housing or other appropriate alternative uses. Further details will be set out in the Development Control DPD; d) Encouraging working at home (subject to amenity considerations). The following sites are designated as "Strategic Employment Sites" and will be retained for the existing uses: Lambs Business Park Hobbs Industrial Estate In the case of Hobbs Industrial Estate certain waste processing uses will be acceptable if the site is identified for such in the Waste Development Framework. The Council will review the allocated employment site at Coopers Close, Smallfield through the site allocations DPD.

Sustainable Construction

The Council will encourage all residential development (either new build or conversion) to meet Code level 3 as set out in the published Code for Sustainable Homes. Commercial* development with a floor area of 500m² or greater will be encouraged to meet the BREEAM "Very Good" standard. All new residential development (either new build or conversion) and commercial* development with a floor area of 500m² or greater will be required to reach a minimum percentage saving in CO2 emissions through the incorporation of on-site renewable energy (as set out in the table below). The requirement varies according to the type of development and in the case of dwellings, the size of development. Percentage savings in Carbon Dioxide emissions through the provision of renewable energy technologies: Development Type 10% Dwellings (1-9 units) 20%** Dwellings (10 + units) 10% Commercial* (500m² +) Development over 5000m² will be expected to incorporate combined heat and power or similar technology. Small scale renewable energy projects will be permitted except where there are overriding environmental, heritage, landscape, amenity or other constraints. * Commercial includes all forms of non-residential development, for example social and leisure related development. **Only where a developer can satisfy the Council why the higher target of 20% cannot be achieved will the lower target of 10% be applied.

Environmental Quality

In order to promote a high quality, flexible, safe living environment and to minimise the impact on natural resources the Council will: a) require the design and layout of new development to be safe and secure, by the inclusion of measures to address crime and disorder and where possible meet "Secured by Design" Standards; b) require all commercial and community development, including conversions, to be designed to be accessible to meet the needs of those with disabilities, including occupiers, employees and visitors; c) require Sustainable Drainage Systems (SuDS) to be included where necessary; d) encourage new dwellings to be designed to include "Lifetime Homes" principles so that they can be readily adapted to meet the needs of those with disabilities and the elderly; e) encourage the reuse of buildings before redevelopment; f) encourage innovative construction methods, such as "green roofs" to impede the flow of surface water run-off; g) encourage all development to make provision for grey water recycling and/or require the separate disposal of surface and foul water to adoptable standards, including the provision of improvements to local sewer networks/treatment works where necessary; h) encourage new development to include cabling and other technical resources to allow for the installation of information/communication technology.

Biodiversity

Development proposals should protect biodiversity and provide for the maintenance, enhancement, restoration and, if possible, expansion of biodiversity, by aiming to restore or create suitable semi-natural habitats and ecological networks to sustain wildlife in accordance with the aims of the Surrey Biodiversity Action Plan. The Council will seek to enhance biodiversity by supporting the work of the Downlands Countryside Management Project and by supporting Local Nature Reserves and Community Wildlife Areas.

Areas of Outstanding Natural Beauty

The conservation and enhancement of the natural beauty of the landscape is of primary importance within the two Areas of Outstanding Natural Beauty, reflecting their national status. The principles to be followed in the area are to: a) conserve and enhance the special landscape character, heritage, distinctiveness and sense of place of the locality; b) conserve and enhance important viewpoints, protect the setting and safeguard views out of and into the AONB; c) protect prominent locations on skylines and slopes and for development to take advantage of existing landscape features and tree screening; d) support suitable located sustainable development necessary to facilitate the environmental, economic and social well being of the AONBs and their communities; e) promote access to, particularly by means other than the car, recreation within and enjoyment of the area; f) apply the highest environmental design standards to development. The same principles will be applied in the associated Area of Great Landscape Value which will be retained for its own sake; as a buffer to the Surrey Hills AONB and to protect views from and into the AONB. The AGLV will be retained until such time as there has been a review of the AONB boundary.

Landscape and Countryside

The character and distinctiveness of the District's landscapes and countryside will be protected for their own sake, new development will be required to conserve and enhance landscape character.

Location of Development

In order to promote sustainable patterns of travel and in order to make the best use of previously developed land, development will take place within the existing built up areas of the District (the Category 1 settlements listed below) and be located where there is a choice of mode of transport available and where the distance to travel to services is minimised subject to the third paragraph of this policy. There will be no village expansion by amending the boundaries of either the Larger Rural Settlements or Green Belt Settlements. All the settlement boundaries will be reviewed in the Site Allocations DPD and the accompanying Proposals Map. Development appropriate to the needs of rural communities will be permitted in the Larger Rural Settlements and Green Belt Settlements (the Category 2 settlements listed below) through infilling and on sites allocated for affordable housing. There will be no expansion of Woldingham (also a Category 2 settlement); saved policy BE7 "Woldingham" of the Tandridge District Local Plan 2001 will continue to apply to development within the settlement boundary until this is replaced by a policy in a Development Control DPD. There will be no change in the Green Belt boundaries, unless it is not possible to find sufficient land within the existing built up areas and other settlements to deliver current and future housing allocations. Such changes will only take place at sustainable locations as set out in Policy CSP2 whilst having regard to the need to prevent built up areas from coalescing. Any changes will be made through a Site Allocations Development Plan Document and the accompanying Proposals Map. Where there is a requirement to allocate green field sites the preference will be to find a number of sites to disperse the impact of development; the location of such sites will need to take into account existing and proposed infrastructure and service provision. The targets for the amount of housing to be provided on previously developed land are as follows: 2006 - 2011 - 95% 2011 - 2016 - 90% 2016 - 2021 - 70% 2021 - 2026 - 60% Category 1 Settlements:- Caterham Oxted (including Hurst Green and Limpsfield) Warlingham Whyteleafe Category 2 Settlements:- Woldingham Larger Rural Settlements: Lingfield Smallfield Green Belt Settlements: The settlements within this classification and their exact boundaries will be decided in the Site Allocations DPD and its accompanying Proposals Map

Travelling Showmen's Sites

The Council will make provision for sites for Travelling Showmen, through a Site Allocations DPD in accordance with any identified need and taking into account the existing authorised provision within the District. In allocating sites the preference will be for urban sites, however when it is not possible to identify urban sites the Council will allocate sites within the Green Belt. Allocated sites will be small, appropriate to the size of the site and availability of infrastructure and services. The following criteria will be used to assess the suitability of sites being considered for allocation through the Development Plan; in addition proposals for Travelling Showmen's sites to meet unexpected and proven need will be permitted where the following criteria are satisfied: a) Unallocated sites within the Green Belt will only be acceptable where it can be demonstrated that very special circumstances exist, these may include the lack of alternative sites within non-green belt locations. b) The development would not significantly harm the visual amenities and character of the area. c) The number of plots is appropriate to the site size and the availability of infrastructure and services. d) The site can be provided with safe access to the highway and includes adequate on-site parking and turning facilities. e) The development would not be detrimental to locality including the amenities of the nearby residential properties by reason of noise, dust, fumes or visual intrusion from the movement, maintenance, testing and storage of equipment and other activities. f) Preference will be given to sites that are accessible by non-car modes of transport.

Density

Within the framework for the character and design of density as set out in Policy CSP18 the density of new development will be within the following ranges: (a) Rural Areas (Larger Rural Settlements/Woldingham/Green Belt Settlements /countryside) – 30 to 40 dwellings per hectare, unless the design solution for such a density would conflict with the local character and distinctiveness of an area where a lower density is more appropriate; such character and distinctiveness may also be identified in Village Design Statements, Conservation Area Appraisals or Supplementary Planning Documents. Saved policy BE7 "Woldingham" of the Tandridge District Local Plan 2001 will also continue to apply to development within the settlement boundary until this is replaced by a policy in a Development Control DPD. (b) Built up areas – 30 to 55 dwellings per hectare, unless the design solution for such a density would conflict with the local character and distinctiveness of an area where a lower density is more appropriate; such character and distinctiveness may also be identified in Village Design Statements, Conservation Area Appraisals or Supplementary Planning Documents. (c) Oxted and Caterham Valley town centres (as defined on the proposals map) 40 to 75 dwellings per hectare, unless the design solution for a higher density scheme is compatible with local character and distinctiveness. Within the lower density areas (a) and in the medium density areas (b) the Council will resist densities above the specified ranges unless it can be demonstrated that development proposals will not harm the character of the area and the quality of the environment and provided the site is in an area that is within 0.5km (approximately a 5 minute safe and level walk) from frequent public transport and a town, village or other centre containing convenience shopping.

Housing Provision

Provision will be made for a net increase of at least 2,500 dwellings in the period 2006 to 2026. The Council has identified sufficient specific deliverable sites to meet the first five years of the Housing Trajectory and will identify a further supply of specific developable sites for years 6 - 10 of the Housing Trajectory. The Council will identify sufficient specific developable sites for years 11- 15 of the Housing Trajectory; however if it is not possible to identify specific sites, future growth will be directed to the urban areas and to land in sustainable locations immediately adjoining the built up areas as shown on the Key Diagram. The Council will undertake a Strategic Housing Land Availability Assessment to identify deliverable and developable sites to inform the Site Allocations DPD. The Council will apply the "Plan, Monitor and Manage" approach to housing delivery and will review the delivery of housing through the "Housing Trajectory" set out in the Annual Monitoring Report, and will phase the supply of land where necessary. In order to ensure that a supply of land can be maintained the Council will identify reserve sites in a Site Allocations DPD. Such sites can then be drawn on in the event that annual monitoring indicates that the supply of deliverable and/or developable sites has declined and is likely to be insufficient to meet future requirements. The required amount of reserve sites would then be brought forward as necessary to become allocated sites within the fifteen year supply of housing.

Managing the delivery of housing

In accordance with Policy CSP2 and in order to manage the delivery of housing, should the District's rolling five year housing supply figure be exceeded by more than 20%, the Council will not permit the development of unidentified residential garden land sites of 5 units and above or larger than 0.2ha (or smaller sites where these form a part of a potentially larger development proposal). Similarly where there is inadequate infrastructure or services to support a development the Council will not permit the development of unidentified sites of 5 units and above or larger than 0.2ha. However, an exception may be made if it is demonstrated that the development would result in a significant social, community or environmental benefit. It should be noted that the provision of affordable housing to meet the requirements of Policy CSP4 will not be considered to be a "significant social or community benefit". However if it is proposed that a site is to be developed where all the units are affordable; or where the proportion of affordable housing is significantly above the relevant percentage requirement then this may represent a significant benefit allowing an exception to be made. It is for the developer to demonstrate that the benefits accruing from the proposals are significantly above that which is required as a matter of policy. The policy will not apply to proposals for the redevelopment of existing residential sites where there is no net gain in the number of dwellings, or the net gain is not more than 4 dwellings. For the avoidance of doubt, residential garden land for the purpose of this policy can comprise whole curtilages or parts of curtilages.

Affordable Housing

The Council will require that a proportion of new dwellings built in the District will be affordable, to be available to people on lower incomes, unable to afford housing at the prevailing market price or who need to live within the District. The overall target for affordable housing will be 50 dwellings per year during the period 2007 to 2012. The Council will review the need and the target at regular intervals. In order to maximise the supply of affordable housing the Council will require: - on sites within the built up areas of 15 units or more or sites of or greater than 0.5 hectare; and - on sites within the rural areas (see Annex 3) of 10 units or more that up to 34% of the dwellings will be affordable. The actual provision will be negotiated on a site by site basis after taking into account market and site conditions. Affordable housing may be in the form of social rented or intermediate or a mix of both. The Council may require up to 75% of the affordable housing on a site to be social rented, the precise proportions will be agreed with the Council having regard to the specific needs at the time and within the area. There will be a presumption that affordable housing will be provided on the development site, however in some circumstances the Council may accept an off site contribution on another site provided by the developer; such alternative site may trigger a requirement for affordable housing itself, such a requirement will be on top of the alternative site provision. The Council will retain the discretion to accept such alternative provision, particularly having regard to the need to contribute to mixed communities. If an alternative site is not available and the Council and the developer both consider that it would be preferable that a financial contribution should be made towards affordable housing provision on another site within the District, the Council will require the developer to enter into a legal agreement to secure that provision. The financial contribution will be broadly equivalent in value to the on-site provision.

Rural Exceptions

Exceptionally, land adjoining or closely related to the defined rural settlements (see Annex 3) which would otherwise be considered inappropriate for development, may be developed in order to provide affordable housing in perpetuity provided that: - the housing comprises 100% affordable housing; - the housing is to meet local needs; - the housing would be justified by a Parish or settlement housing needs survey; - the development is small scale and respects the setting, form and character of the settlement and the surrounding landscape; and - the development would accord with all relevant Development Plan Policies.

Rural Allocations

The Council may, subject to there being an identified need, and subject to suitable sites being identified, allocate land within the defined rural settlements to provide affordable housing in perpetuity to meet local needs. The allocation of land and the definition of individual rural settlements will be made through a site allocation Development Plan Document.

Housing Balance

The Council will require all housing developments of 5 units and above to contain an appropriate mix of dwelling sizes in accordance with current identified needs for particular areas of the District, as set out in future Housing Need Surveys and Strategic Housing Market Assessments. The Council will encourage the provision of housing for the elderly and for people with special needs, where appropriate whilst avoiding an undue concentration in any location. The Council will resist an undue concentration of any one type of dwelling in a location that would cause an imbalance and adversely affect the community. In assessing the proposed mix of dwellings the Council will have regard to the density ranges set out in policy CSP19, the demand for affordable housing and the character of the area, and may require the mix to be modified accordingly.

Extra Care Housing

The Council will, through the allocation of sites and/or granting of planning consents, provide for the development of at least 162 units of Extra Care Housing in the period up to 2016 and additional units in the period 2017-2026 following an updated assessment of need. In identifying sites and/or determining planning applications, regard will be had to: The need for each site to accommodate at least 50 Extra Care Housing units; The Extra Care Housing Model in the East Surrey Extra Care Housing Strategy in respect of the provision of services and facilities (and any further guidance received from Surrey County Council); Sustainability – sites should be sustainable by virtue of their location and there will be a preference for sites within defined settlements, but where such sites are not available regard will be had to the potential for development to be self-contained to reduce travel requirements and the availability of public transport; The priority will be for the re-use of previously developed land, greenfield sites will only be acceptable following allocation in the LDF; and The potential to co-locate a nursing/residential care home on the site where there is an acknowledged need. The Council will also work with its partners, Surrey County Council, Reigate & Banstead Borough Council, Surrey Supporting People and the Primary Care Trust in identifying suitable sites and securing the provision of schemes. The Council will support suitable proposals notwithstanding that such developments may result in or exacerbate an excess of housing development against South East Plan requirements.

Gypsy and Traveller caravan sites

The Council will make provision for sites for Gypsies and Travellers, through a Site Allocations Development Plan Document in accordance with any identified need and taking into account the existing authorised provision within the District. In allocating sites the preference will be for urban sites, however when it is not possible to identify urban sites the Council will allocate sites within the Green Belt. Allocated sites will be small, appropriate to the size of site and availability of infrastructure and services. The following criteria will be used to assess the suitability of sites being considered for allocation through the Development Plan; in addition proposals for Gypsy and Traveller caravan sites to meet unexpected and proven need will be permitted where the following criteria are satisfied: a) Unallocated sites within the Green Belt will only be acceptable where it can be demonstrated that very special circumstances exist, these may include the lack of alternative sites within non-green belt locations. b) The development would not significantly harm the visual amenities and character of the area. c) The number of pitches is appropriate to the site size and the availability of infrastructure and services. d) The site can be provided with safe access to the highway and includes adequate on-site parking and turning facilities. e) Where ancillary space for business activities is proposed the activity within that space would not be detrimental to the amenities of the nearby residential properties by reason of noise, dust, fumes or visual intrusion. f) Preference will be given to sites that are accessible by non-car modes of transport.

Infrastructure and Services

Appropriate levels of infrastructure and services will be sought through both public and private funds. In assessing infrastructure and service requirements the Council will have regard to the cumulative impact of development. Developers will be required to contribute to improved infrastructure and services (including community needs) necessary to support the proposed development; the Council will generally require such provision to be made before the development is occupied. Planning permission will only be granted for developments which increase the demand for off-site services and infrastructure where sufficient capacity exists or where extra capacity can be provided, if necessary through developer funded contributions. Planning applications which in the Council's opinion will require the provision of infrastructure or a financial contribution to services will be expected to be accompanied by unilateral obligations, as described in ODPM Circular 5/2005. The Council will seek to introduce a Community Infrastructure Levy to ensure a more equitable contribution is made to infrastructure and service provision from all residential and commercial development. Where appropriate the Council will use a Community Infrastructure Levy to supplement any negotiated Section 106 agreement. Negotiated agreements will still be necessary to secure affordable housing and to address costs related to specific development sites.

Aviation Development

The Council will seek to minimise the impact of Gatwick Airport by working with BAA Gatwick, Crawley Borough Council and adjoining local authorities on the development of the airport up to the projected 45 million passengers per annum within the agreed limits of a single runway/two terminal airport. New off-airport parking and extensions to existing sites will be considered in the light of Green Belt policy and the need to minimise the use of the private car to travel to the airport. The Council will oppose any expansion beyond the agreed limits that would adversely affect communities in Tandridge by way of aircraft noise or reduced air quality. The Council will oppose any expansion of Biggin Hill Airport that would adversely affect communities in Tandridge by way of aircraft noise, air pollution, or that would result in additional traffic using country roads. The Council will not permit development at Redhill Aerodrome that would be likely to intensify flying or related activities. The Council will not permit the construction of a reinforced runway or other development if it is likely to be significantly detrimental to the local community.

Town and other centres

The Council will seek to protect and enhance the role of Caterham Valley and Oxted town centres by working with its partners (such as Surrey County Council) to undertake specific improvements to the physical environment and increase the range of services and facilities. In particular the Council will support bids for regional funding following 'Health checks' and will actively pursue the redevelopment of: the former Rose & Young site in Croydon Road, Caterham; and the gasholder site and adjoining land in Oxted. The above two sites would be suitable for a number of uses appropriate to a town centre, but would also be suitable for residential use. The Council will therefore be prepared to consider proposals on their merits. Retail proposals would, however, need to be assessed in accordance with the advice in PPS6. The existing Primary Shopping Areas in Caterham Valley and Oxted as shown on the Tandridge District Local Plan 2001 saved Proposals Map under policy SH2 will be protected, and will be reviewed in the Development Control DPD along with the detailed criteria to achieve this protection. The following hierarchy of centres has been identified: 1. Caterham Valley and Oxted 2. Warlingham and Lingfield 3. Caterham Hill 4. Whyteleafe 5. Other local centres and villages The Council will seek to protect the role of Warlingham, Lingfield, Caterham Hill, Whyteleafe, and other local centres and villages which will be defined in a Development Control DPD along with a detailed policy to achieve this objective.

Managing Travel Demand

The Council will require new development to: Make improvements, where appropriate, to the existing infrastructure network, including road and rail, facilities for bus users, pedestrians and cyclists and those with reduced mobility. Have regard to adopted highway design standards and vehicle and other parking standards. The Council will support the enhancement and better management of the regional transport spokes; M23/A23 corridor, M25/A25/Redhill to Tonbridge line corridor and the A264, subject to suitable environmental safeguards.