Planning in Woking

Gypsies, Travellers and Travelling Showpeople

The Council will make provision for necessary additional pitches for Gypsies and Travellers and Travelling Showpeople in the Borough between 2017 and 2027 over the plan period. Sites to meet the need will be identified in the Site Allocations DPD. A sequential approach will be taken in identifying suitable sites for allocation, with sites in the urban area being considered before those in the Green Belt. Where no sites are available in the urban area, priority will be given to sites on the edge of the urban area that benefit from good access to jobs, shops and other infrastructure and services. A demonstrated lack of any deliverable sites in the urban area would provide very special circumstances necessary to allocate sites in the Green Belt. Any site to be released from the Green Belt will be informed by the Green Belt boundary review to be carried out in 2016. Any proposal that will have an adverse impact on environmentally sensitive sites that cannot be adequately mitigated will be refused. A Habitats Regulations Assessment will be carried out of any site that is allocated in the Green Belt to determine whether there is a need for an Appropriate Assessment. Any site considered for allocation must be deliverable (including affordable to its intended occupiers) so as to ensure that needs are met. The following criteria will be taken into consideration when determining the allocation of land for Gypsies, Travellers and Travelling Showpeople and any planning applications for non allocated sites: The site should have safe vehicular access from the highway and have adequate parking provision and turning areas. The site should have adequate amenity for its intended occupiers, including space for related business activities. The site should not have unacceptable adverse impacts on the visual amenity and character of the area. The site should have adequate infrastructure and on-site utilities to service the number of pitches proposed. The site should have safe and reasonable access to schools and other local facilities. Existing authorised sites for Gypsies and Travellers will be safeguarded from development that would preclude the continued occupation by these groups, unless the site is no longer required to meet identified need. The layout of proposed Gypsy and Travellers sites/ pitches should comply with the design principles set out by Government practice guidance which is currently in the form of 'Designing Gypsy and Traveller sites' (May 2008). The layout of sites for Travelling Showpeople should comply with the latest Government Guidance available, and also take into consideration the design recommendations from the Showmen's Guild. The tenure of sites (i.e. whether they will be private or public sites) will be considered through the Site Allocations DPD, taking into consideration the information within the North Surrey GTAA and any future updates to that study, the wishes expressed by the Travelling community within the Borough, and the sources of finance available.

Social and community infrastructure

The Council will work with its partners to provide accessible and sustainable social and community infrastructure to support growth in the Borough. It will do so by promoting the use of social and community infrastructure for a range of uses. The loss of existing social and community facilities or sites will be resisted unless the Council is satisfied that: a) there is no identified need for the facility for its original purpose and that it is not viable for any other social or community use, or b) adequate alternative facilities will be provided in a location with equal (or greater) accessibility for the community it is intended to serve c) there is no requirement from any other public service provider for an alternative social or community facility that could be met through change of use or redevelopment. Applicants will be expected to provide evidence that they have consulted with an appropriate range of service providers and the community. The provision of new community facilities will be encouraged in locations well served by public transport, pedestrian and cycle infrastructure. The Council will work with other public sector bodies to encourage efficient use of public sector assets, such as co-location, to facilitate the delivery of community facilities. Developers will be required to provide and/or make a contribution towards the provision of community facilities where it is relevant to do so. The methods of securing financial contributions are set out in policy CS16: Infrastructure delivery.

Priority Places

The Council will work with partners to target resources to the Borough's Priority Places. The ward of Maybury and Sheerwater. The Lakeview Estate area of Goldsworth Park. Maybury and Sheerwater Housing The Council will enable the provision of around an additional 250 new homes in Maybury and Sheerwater between 2010 and 2027. In Maybury, these homes will primarily be provided through the redevelopment of poor quality housing stock and outmoded and outdated employment floorspace. In Sheerwater, these new homes will primarily be provided by bringing forward land in the Council's ownership for redevelopment. The Council will seek to redress the current tenure imbalance in Maybury and Sheerwater by requiring new affordable dwellings in the area to be family homes (2+ bedrooms) and giving priority to the intermediate rent and shared ownership tenures. Employment The Council will safeguard land within the existing employment areas in Maybury and Sheerwater for B uses and encourage proposals that create new opportunities for local employment within them. In the Forsyth Road employment area redevelopment of vacant sites will be encouraged for B uses, unless redevelopment is for an alternative employment generating use which contributes to the aims of this policy and would not jeopardise the B use led nature of the employment area. The Council will promote local labour agreements with developers to enable local people in the Priority Places to secure employment and skills development. Retail The Council will seek to increase the choice of retail offer in Sheerwater and will support in principle the development of a convenience retail outlet in Sheerwater, subject to an assessment of the full impacts of such a proposal on the vitality and viability of Sheerwater local centre and other centres within the catchment of the proposed development. It will work with partners to achieve this, making use of Compulsory Purchase Order powers if necessary. The vitality of Sheerwater local centre will be protected and enhanced to ensure that the community has a genuine choice of shopping and services. The loss of existing retail units will be resisted in both Maybury and Sheerwater. Accessibility In order to improve accessibility into and out of the Maybury and Sheerwater area, the Council will work with Surrey County Council to bring forward proposals for a new access road through Monument Way East and Monument Way West. This is expected to be delivered within the period of the Core Strategy. The Council will work with Surrey County Council and public transport providers to: seek improvements to bus services from Sheerwater improve the existing cycle network through Maybury and Sheerwater including the provision of secure cycle parking facilities in key locations assess the role of parking provision around the shopping parade in Sheerwater to increase trade and protect local businesses promote investment in a local community transport scheme to increase access to services e.g. doctor, dentist and community centre. Infrastructure The Council will channel developer contributions to deliver infrastructure in Maybury and Sheerwater in line with policy CS16: Infrastructure delivery. Priority infrastructure items are detailed in the Infrastructure Delivery Plan. Public realm and design The Council will seek to improve the image of Maybury and Sheerwater by promoting high quality design, the enhancement of open spaces and other public amenity areas. Development proposals will be expected to have built-in natural surveillance that designs out crime and fear of crime, creates direct, safe routes to neighbouring communities and nearby retail and commercial facilities, and provides a safe environment. Lakeview No significant development is planned for the Lakeview Estate over the plan period. The key partnership interventions in the area are based on skills, training and education provision and improving access to health services. The Council will therefore seek to assist in the delivery of the objectives for the area by channelling developer contributions to deliver infrastructure in the Lakeview Estate and its local vicinity, in line with policy CS16: Infrastructure delivery. Priority infrastructure items are detailed in the Infrastructure Delivery Plan. The Council will resist the loss of existing retail convenience stores in the vicinity. Existing community facilities will be protected and the provision of additional social and community infrastructure will be encouraged. The Council will continue to work with Surrey County Council to improve the existing cycle network through Lakeview including the provision of secure cycle parking at key locations.

Design

Proposals for new development should meet the criteria below: 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. Tall Buildings could be supported in Woking Town Centre, if well designed and can be justified within the context. The impacts of any proposal will be fully assessed and an Area Action Plan will be prepared to set out details of how it will be managed. Achieve a satisfactory relationship to adjoining properties avoiding significant harmful impact in terms of loss of privacy, daylight or sunlight, or an overbearing effect due to bulk, proximity or outlook. 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. Incorporate landscaping to enhance the setting of the development, including the retention of any trees of amenity value, and other significant landscape features of merit, and provide for suitable boundary treatment/s. Protect and where possible enhance biodiversity within new developments (as set out in policy CS7 Biodiversity and Nature Conservation). The Council encourages the incorporation of built-in measures in new construction design. Examples of such measures may include green walls, brown roofs and the installation of bird and bat boxes. Ensure provision of well designed Suitable Accessible Natural Greenspace, (SANG) where necessary. Ensure schemes provide appropriate levels of private and public amenity space. Create a safe and secure environment, where the opportunities for crime are minimised. Incorporate measures to minimise energy consumption, conserve water resources, use the principles of sustainable construction and provide for renewable energy generation in accordance with policy CS22 Sustainable Construction and CS23 Renewable and Low Carbon Energy Generation. Incorporate provision for the storage of waste and recyclable materials, and make provision for sustainable drainage systems. Ensure the building is adaptable to allow scope for changes to be made to meet the needs of the occupier (life time homes and modern business needs). Be designed to avoid significant harm to the environment and general amenity, resulting from noise, dust, vibrations, light or other releases.

Woking's landscape and townscape

All development proposals will provide a positive benefit in terms of landscape and townscape character, and local distinctiveness and will have regard to landscape character areas. To protect local landscape and townscape character, development will be expected to: - conserve, and where possible enhance existing character, especially key landscapes such as heathlands, escarpments and the canal/river network and settlement characteristics; maintain locally valued features, and enhance or restore deteriorating features - respect the setting of, and relationship between, settlements and individual buildings in the landscape - conserve, and where possible, enhance townscape character, including structure and land form, landscape features, views and landmarks, and appropriate building styles and materials - support land management practices that have no adverse impact on characteristic landscape patterns and local biodiversity. - Protect and encourage the planting of new trees where it is relevant to do so. Development will not normally be permitted on the slopes of the escarpments which are shown on the Proposals Map, or which would result in a significant reduction in the amount of tree cover. Development on the top of the escarpments will only be permitted where it would not adversely affect the character of the landscape. The landscape values of canals, rivers and their valleys are an important attribute and can add considerably to the character of an area. Included in this definition are the: - Valley of the Wey and the Wey Navigation - Hoe Valley - Basingstoke Canal - Bourne Stream. Policy CS24 will prevent development which would harm this visual quality by protecting water courses, their immediate banks and wider setting.

Sustainable economic development

To accommodate the predicted future growth in economic development required for Woking's economy to grow, ensure sustainable employment development patterns, promote smart growth and business competitiveness, and allow for flexibility to cater for the changing needs of the economy the Council will: permit redevelopment of outmoded employment floorspace to cater for modern business needs support small and medium sized enterprise (SME) formation and development by encouraging a range of types and sizes of premises including provision for incubator units, managed workspace and serviced office accommodation encourage improved ICT infrastructure in refurbished and redeveloped sites encourage workspace and ICT infrastructure as an integral part of residential development, where appropriate to support home working support childcare facilities close to places of employment The Council's policy with respect to specific types of employment use is as follows: B Class Uses 1. Safeguard land within the employment areas for B uses, except in: The Butts Road/Poole Road employment area where redevelopment for mixed office and residential use will be supported if it does not result in an overall loss of employment floorspace. The Forsyth Road employment area where redevelopment of vacant sites will be encouraged for B uses, unless redevelopment is for an alternative employment generating use which contributes to the aims of policy CS5 (priority places) and would not jeopardise the B use led nature of the employment area. 2. Retain the Broadoaks site in West Byfleet as a high quality business park. This site is designated as a Major Developed Site in the Green Belt. 3. Permit the redevelopment of B use sites elsewhere in the Borough for alternative uses that accord with other policies in the Core Strategy where (i) the existing use of the site causes harm to amenity and/or (ii) it can be demonstrated that the location is unsuitable for the needs of modern business. Town Centre uses The nature, scope and scale of town centre uses being promoted is set out in the relevant place policies CS2, CS3 and CS4. Public and community uses Public and community uses will be considered as set out in policy CS19.

Sustainable construction

New residential development on previously developed land will be required to meet the energy and Carbon Dioxide (CO²) and water components of the Code for Sustainable Homes level 3 (or any future national requirement) from now until 31 March 2013, the energy and CO² and water components of at least Code level 4 from 1 April 2013 and the energy and CO² and water components of Code level 5 from 1 April 2016. New residential development is encouraged to meet the full requirements of each Code level, with particular encouragement for the material and ecology elements. Where the scale, nature and location of a development would justify a higher Code level, the Council will negotiate with developers to achieve that because of the lower cost of developing such sites. New residential development on greenfield sites will be required to meet the Code for Sustainable Homes level 5 (or any future national requirement) from now because of the relatively lower cost of developing such sites. The Council will consider a case based on evidence of viability if an applicant can demonstrate that the requirement for code level 5 cannot be met. This will be considered on a case by case basis. New non-residential development of 1,000 sq.m or more (gross) floorspace is required to comply with BREEAM very good standards (or any future national equivalent). All new development should consider the integration of Combined Heat and Power (CHP) or other forms of low carbon district heating in the development. All new development in proximity of an existing or proposed CHP station or district heating network will be required to be connected to it unless it can be demonstrated that a better alternative for reducing carbon emissions from the development can be achieved. Details of the zones where connection will be required will be set out in an SPD and will be determined by factors such as the capacity of the existing CHP network, distance from it and physical constraints. Subject to technical feasibility and financial viability, all development within these zones will be required to be designed and constructed to enable connection to the future network. Applications for developments with exceptionally high total energy consumption, such as large leisure facilities with a high heat demand or buildings with exceptionally high power/cooling loads (such as data centres), will be required to reduce the total carbon emissions from the development by 10% through the use of renewable energy measures on site. Where it can be demonstrated that the standards set out in this policy cannot be met on site, permission will only be granted if the applicant makes provision for compensatory energy and CO² and water savings elsewhere in the Borough equivalent to the carbon savings which would have been made by applying this policy. The Council will encourage proposals for residential extensions and non-residential developments of 1,000 sq.m or less (gross) floorspace to incorporate energy and water efficiency measures. The standards set out in the policy will be reviewed to reflect any future change in national standards and/or any equivalent standards that might be introduced. Details of when new development will be expected to provide electric vehicle charging points or when a contribution towards public charging points will be required, will be set out in an SPD. The design of all new developments will be required to take account of layout, landform, orientation and landscaping to maximise efficient use of energy and adapt to the impacts of climate change. The design of all new developments should facilitate the reduction of waste and the recycling and composting of the waste produced. All developments should consider the use of sustainable construction techniques that promote the reuse and recycling of building materials. All development is encouraged to use responsible resourcing of materials and is encouraged to source materials locally. All new residential development is encouraged to meet the 'materials' elements of the Code. All applications for new development should include a completed copy of the Council's climate neutral checklist (with the exception of very minor development such as minor exterior alterations). All development is encouraged to make biodiversity enhancements such as green roofs and bird and bat boxes. All new residential development is encouraged to meet the 'ecology' elements of the Code.

Renewable and low carbon energy generation

The Council recognises significant progress needs to be made if national targets for the generation of renewable energy are to be met and encourages the development of stand-alone renewable energy installations in the Borough. All proposals will be considered on their individual merits with regard to scale, location, technology type and cumulative impact on the surrounding area. The Council particularly encourages applications from community-based and community-owned projects. Applicants should take appropriate steps to mitigate any adverse impacts of proposed development through careful consideration of location, scale, design and other measures. All reasonable steps to minimise noise impacts should be taken. Applicants should provide sound evidence of the availability of the resource which will be harnessed or the fuel to be used, including details of the adequacy of transport networks where applicable and detailed studies to assess potential adverse impacts such as noise nuisance, flood risk, shadow flicker and interference with telecommunications.

Open space, green infrastructure, sport and recreation

All proposals for new residential development (other than replacement dwellings) will be required to contribute towards the provision of open space and green infrastructure, including the following: - children's play areas and outdoor recreational facilities for young people. - outdoor sports facilities. Developers will be expected to contribute to provision through the Community Infrastructure Levy (CIL) or on larger sites through on-site provision and/or a S106 contribution as appropriate. Development involving the loss of open space will not be permitted unless: - alternative and equivalent or better provision is made available in the vicinity - or the development is directly related to the enhancement of the open space. There will be a presumption against any development that involves the loss of a sport, recreation or play facility except where it can be demonstrated that there is an excess of provision, or where alternative facilities of equal or better quality will be provided as part of the development. The loss of public open space will not be permitted where there will be adverse impacts on biodiversity. Development which would create additional pressures on the Green Infrastructure network should, as part of the planning application process, incorporate details of how it is intended to mitigate against these pressures. The Council encourages the improvement of the quality and quantity of the Green Infrastructure network in the Borough. The protection and enhancement of physical access, including public rights of way to open space and green infrastructure is supported. The number of allotments in the Borough should be protected. There will be 'in-principle' support for new allotments and opportunities sought to contribute to meeting the Council's standards set out in Appendix 4. Development will not normally be permitted which would have a detrimental impact upon the landscape quality, ecological value or water quality of the following corridors. The Environment Agency require undeveloped buffer zones alongside watercourses to help protect them (8 metres for main rivers and 5 metres for ordinary watercourses). These include the: - Valley of the Wey and Wey Navigation - Hoe Valley - Basingstoke Canal - Bourne Stream. The Council will seek to protect river corridors by creating undeveloped buffer zones, which will serve as green infrastructure as well as habitats of biodiversity value. New residential units within five km of an SPA will be required to provide or contribute to the provision and improvement of Suitable Alternative Natural Greenspace (SANG) which is a component of Green Infrastructure and also its Strategic Access Management and Monitoring (SAMM). This land will be used to mitigate the impact and effect of residential development on the SPA, by providing informal recreation land of appropriate quality across Woking Borough. Standards for the provision of SANG are set out in the Council's Thames Basin Heaths SPA Avoidance Strategy 2010-15. The Proposals Map identifies areas of dedicated Urban Open Space across the Borough to meet the needs of the Community.

Green Belt

To ensure the Green Belt continues to serve its fundamental aim and purpose, and maintains its essential characteristics, it will be protected from harmful development. Within its boundaries strict control will continue to apply over inappropriate development, as defined by Government policy currently outlined in the NPPF. Broadoaks, Parvis Road, West Byfleet and the Thames Water Sewage Treatment Works, Carters Lane, Old Woking are designated as Major Developed Sites in the Green Belt. This designation will allow limited infilling and redevelopment of the sites, without compromising the integrity of the Green Belt. The suitability of any scheme will be measured against the requirements of the NPPF and other Core Strategy policies. The policy is not intended to change the existing use of the sites. Mayford Village is designated as an infill only settlement within the Green Belt on the Proposals Map. Within the village infill development will be permitted where: (i) it is for a purpose acceptable in the NPPF (ii) it is on land which is substantially surrounded by existing development and which forms a gap within a built up frontage (iii) the proposed buildings would be used either for residential purposes or for another use which would not be harmful to residential amenity (iv) for residential development, proposals are in accordance with the policies applied to new and replacement houses in the urban area. The Green Belt has been identified as a potential future direction of growth to meet housing need, in particular, the need for family homes between 2022 and 2027. A Green Belt boundary review will be carried out with the specific objective to identify land to meet the development requirements of the Core Strategy. The Council will ensure that any release of Green Belt land for development will not undermine its overall purpose and integrity. It will also ensure that it will not have any significant adverse effects on the SPA, SAC and Ramsar sites. A Habitats Regulations Assessment will be carried out as part of the review to determine whether there is a need for an Appropriate Assessment.

Biodiversity and nature conservation

The Council is committed to conserving and protecting existing biodiversity assets within the Borough. It will require development proposals to contribute to the enhancement of existing biodiversity and geodiversity features and also explore opportunities to create and manage new ones where it is appropriate. This will include those habitats and species listed in the Surrey Biodiversity Action Plan (BAP). Any development that will be anticipated to have a potentially harmful effect or lead to a loss of features of interest for biodiversity will be refused. The Council will pay particular consideration to the following hierarchy of important sites and habitats in the Borough. 1. Special Protection Areas (SPA) and Special Areas of Conservation (SAC) (European). 2. Sites of Special Scientific Interest (SSSI) and National Nature Reserves (National). 3. Sites of Nature Conservation Importance (SNCI), Local Nature Reserves (LNR), and other Ancient Woodland not identified in 1 and 2 above (Local). These sites are identified on the Proposals Map. Within locally designated sites development will not be permitted unless it is necessary for appropriate on-site management measures and can demonstrate no adverse impacts 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 that cannot be mitigated. The Council will encourage new development to make positive contribution to biodiversity through the creation of green spaces, where appropriate, and the creation of linkages between sites to create a local and regional biodiversity network of wildlife corridors and green infrastructure. It will seek to retain and encourage the enhancement of significant features of nature conservation value on development sites. Any development with potential impact on the SPA or the SAC will be subject to a Habitats Regulations Assessment to determine the need for Appropriate Assessment.

Thames Basin Heaths Special Protection Areas

The Thames Basin Heaths Special Protection Area is a European designated site which is accorded priority protection and conservation by Woking Borough Council. New residential development which is likely to have significant effect on its purpose and integrity will be required to demonstrate that adequate mitigation measures are put in place to avoid any potential adverse effects. The measures will have to be agreed with Natural England who will help take a strategic approach to the management of the SPA. The Council will take a precautionary approach to the protection and conservation of the SPA and development will only be permitted where the Council is satisfied that this will not give rise to a significant adverse effects upon the integrity of the SPA. The Council will ensure that no sites are allocated or granted planning consent for (net) new residential development within the 400 metres exclusion zone of the Thames Basin Heath SPA because the impacts of such development on the SPA cannot be fully mitigated. New residential development beyond 400m threshold but within 5 kilometres of the SPA boundary (in a straight line) will be required to make an appropriate contribution towards the provision of Suitable Alternative Natural Greenspace (SANG) and the Strategic Access Management and Monitoring (SAMM). Details of how the contribution will apply are set out in the Council's Thames Basin Heaths Special Protection Area Avoidance Strategy 2010 – 2015. An applicant may wish to provide SANG as part of development. Where that is the case, all relevant standards including standards recommended by Natural England should be met and a contribution will have to be made towards SAMM. A minimum of 8 hectares of SANG land (after discounting to account for current access and capacity) should be provided per 1,000 new occupants. Development of fewer than 10 dwellings should not be required to be within a specified distance of SANG land provided it is ensured that a sufficient quantity of SANG land is in place to cater for the consequent increase in residents prior to occupation of the dwellings. Mitigation/ avoidance measures shall be delivered prior to occupation of new residential development and secured and maintained in perpetuity. Where further evidence demonstrates that the SPA can be protected using different linear thresholds or with alternative mitigation measures, these must be evidence based and subject to Appropriate Assessment and also agreed with Natural England. Any proposal with potential significant impacts (alone or in combination with other relevant developments) on the Thames Basin Heaths SPA will be subject to Habitats Regulations Assessment to determine the need for an Appropriate Assessment. The effective avoidance and/or mitigation of any adverse effects must be demonstrated and secured prior to approval of the development.

Flooding and water management

The Council will determine planning applications in accordance with the guidance contained within the NPPF. The SFRA will inform the application of the Sequential and Exceptional Test set out in the NPPF. The Council expects development to be in Flood Zone 1 as defined in the SFRA. Applications or allocations within Flood Zone 2 will only be considered if it can be demonstrated that there are no suitable alternatives in areas at lower risk. The Council will not encourage development in Flood Zones 3a and 3b however, it accepts that this is possible in exceptional circumstances. Development proposals in Flood Zones 3a and 3b will be required to be accompanied by a comprehensive Flood Risk Assessment to demonstrate that the development will not increase flood risk elsewhere or exacerbate the existing situation. A sequential approach will apply to all developments in Flood Zone 3 and areas at risk of flooding from sources other than river. Any development in Flood Zone 3b will only be acceptable when it is either water compatible, essential infrastructure, or if brownfield land, does not increase the net number of residential units or business floorspace and improves local flood risk. The Council will require all significant forms of development to incorporate appropriate sustainable drainage systems (SUDS) as part of any development proposals. If this is not feasible, the Council will require evidence illustrating this. A Flood Risk Assessment will be required for development proposals within or adjacent to areas at risk of surface water flooding as identified in the SFRA. To further reduce the risk from surface water flooding, all new development should work towards mimicking greenfield run-off situations. Proposals which relate specifically to reducing the risk of flooding (e.g. defence/ alleviation work) will be supported so long as they do not conflict with other objectives of the Core Strategy for example, those relating to landscape and townscape character. In areas at risk of flooding, proposals (including flood compensation proposals) with implications for biodiversity will be carefully considered for all levels of ecological designation. Where the development proposals are demonstrated to adversely affect an SPA, SAC or RAMSAR site, permission will not be granted. All development, particularly on brownfield land, should seek to remediate contaminated land to ensure that risk to water quality as a result of development is minimised.

Heritage and conservation

New development must respect and enhance the character and appearance of the area in which it is proposed whilst making the best use of the land available. New development should also make a positive contribution to the character, distinctiveness and significance of the historic environment, including heritage assets at risk through neglect, decay or other threats. The heritage assets of the Borough will be protected and enhanced in accordance with relevant legislation and national guidance as set out in the National Planning Policy Framework. The definition of what comprises the heritage assets of the Borough is included in the Glossary and also where relevant identified on the Proposals Map. There will be a presumption against any development that will be harmful to a listed building. Alterations and extensions to listed buildings must respect the host building in terms of scale, design, use of materials, retention of the structure and any features of special historic or architectural importance. Planning applications will be refused for any alteration or extension to a listed building that will not preserve the building or its setting. A listed building consent will be required for any development that will affect a statutory listed building. On all development sites over 0.4 hectares an archaeological evaluation and investigation will be necessary if, in the opinion of the County Archaeologist, an archaeological assessment demonstrates that the site has archaeological potential. Within Areas of High Archaeological Potential (as illustrated on the Proposals Map), development will not be permitted unless the following are satisfied: a) Submission of an archaeological assessment of the site. b) Where archaeological importance of the site has been identified, a programme setting out a full archaeological survey of the site has been submitted and agreed with the Council. The Council will work proactively with all stakeholders to ensure the conservation, enhancement and enjoyment of the historic environment, including identifying opportunities to mitigate and adapt to climate change where that will not harm the integrity of the heritage asset. Conservation Areas are designated for their special architectural or historic interest. There are 25 Conservation Areas in Woking. The Council will continue to periodically appraise its Conservation Areas to assess changes which might have occurred over the years. This will inform a potential review of their boundaries or the creation of new areas. Development that adversely affects the Conservation Area and/or its setting, which cannot be mitigated, will be resisted. Development will be required to demonstrate that it will preserve and/or enhance the special features of the Conservation Areas. To ensure sufficient information is available to make a proper assessment of any development that has the potential to threaten the heritage, culture and character of the area, planning applications will be required to include detailed plans including details of materials and the relationship to adjoining properties. Buildings on the local list do not have the same legal protection over demolition, alterations and minor extensions. However, the effect of an application on the significance of a non designated heritage asset (including those of archaeological interest) will be taken into account in determining the application.

Housing provision and distribution

The Council will make provision for at least 4,964 net additional dwellings in the Borough between 2010 and 2027 in accordance with the distribution set out in the table below. In areas at risk of flooding, proposals (including flood compensation proposals) with implications for biodiversity will be carefully considered for all levels of ecological designation. Where the development proposals, either alone or in combination with other developments, are demonstrated to adversely affect an SPA, SAC or RAMSAR site, permission will not be granted.

Housing mix

All residential proposals will be expected to provide a mix of dwelling types and sizes to address the nature of local needs as evidenced in the latest Strategic Housing Market Assessment in order to create sustainable and balanced communities. The appropriate percentage of different housing types and sizes for each site will depend upon the established character and density of the neighbourhood and the viability of the scheme. The Council will not permit the loss of family homes on sites capable of accommodating a mix of residential units unless there are overriding policy considerations justifying this loss.

Affordable housing

Between 2010 and 2027 the overall target for affordable housing is 35% of all new homes, equivalent to 1,737 new affordable homes. All new residential development on previously developed (brownfield) land will be expected to contribute towards the provision of affordable housing in accordance with the following criteria. On sites providing 15 or more dwellings, or on sites of over 0.5ha (irrespective of the number of dwellings proposed), the Council will require 40% of dwellings to be affordable. On sites providing between 10 and 14 new dwellings, the Council will require 30% of dwellings to be affordable. On sites providing between five and nine new dwellings, the Council will require 20% of dwellings to be affordable or a financial contribution equivalent to the cost to the developer of providing 20% of the number of dwellings to be affordable on site, which will be negotiated on a case-by-case basis. On sites providing fewer than five new dwellings, the Council will require a financial contribution equivalent to the cost to the developer of providing 10% of the number of the dwellings to be affordable on site. The mechanisms for calculating financial contributions in lieu of on site provision will be set out in the Affordable Housing Delivery SPD. The affordable housing threshold and targets will apply to all new homes that are being proposed. All new residential development on Greenfield land and land in public ownership will be required to provide 50% of the dwellings as affordable housing, irrespective of the site size or number of dwellings proposed. On sites where the Council is seeking a 50% affordable housing contribution, generally, the Council's preference will be to provide all the 50% affordable housing in-situ as part of the development. However, one of its over-riding objectives is to ensure an effective distribution of affordable housing across the Borough. In this regard, it is prepared to negotiate for a percentage of the 50% target to be provided off-site if that will ensure a more effective distribution of affordable housing across the Borough. The actual level of off-site provision will be determined on the merits of individual schemes that will come forward. As a guide, the Council will seek to ensure that 40% of the provision is secured in-situ. The proportion of affordable housing to be provided by a particular site will take into account the following factors. The need to provide an appropriate tenure mix that meets the needs of local residents, as evidenced by the latest SHMA, and that is considered affordable based on local income levels. The requirement for significant provision of new affordable family homes. Constraints on the development of the site imposed by other planning objectives. The need to achieve a successful housing development in terms of the location and mix of affordable homes. The costs relating to the development; in particular the financial viability of developing the site (using an approved viability model). If a site allocated or identified for housing is sub-divided so as to create two or more separate development schemes one or more of which falls below the relevant threshold, the Council will seek an appropriate level of affordable housing to reflect the provision that would have been achieved on the site as a whole had it come forward as a single scheme for the allocated or identified site. The delivery of affordable housing will be provided in accordance with the following order of priority. On-site as part of the development and distributed across the development as much as is reasonable and practical to create a sustainable, balanced community. On an alternative site, only if provision would result in a more effective use of available resources or would meet an identified housing need, such as providing a better social mix and wider housing choice. A financial payment to be utilised in providing affordable housing on an alternative site. Non residential developments which generate a need for housing will be required to provide a financial contribution towards the provision of new affordable housing which will be appropriate to the scale and kind of the development and subject to an assessment of financial viability. Planning conditions and/or obligations will be used to ensure that the affordable housing will remain at an affordable price for future eligible households, or for the subsidy to be recycled to alternative affordable housing provision.

Older people and vulnerable groups

The Council will support the development of specialist accommodation for older people and vulnerable groups in suitable locations. The level of need will be that reflected in the latest Strategic Housing Market Assessment. This will include the provision of new schemes and remodelling of older, poorer quality sheltered housing which is no longer fit for purpose. Existing specialist accommodation will be protected unless it can be demonstrated that there is insufficient need/ demand for that type of accommodation. New specialist accommodation should be of high quality design, including generous space standards and generous amenity space. At least 50% of schemes should have two bedrooms (unless the development is entirely for affordable units when a smaller percentage may be more appropriate). Bed-sit development will be discouraged. The Council will allocate specific sites through the Site Allocations DPD to assist in bringing suitable sites forward to meet need. New specialist accommodation should incorporate "Lifetime Homes" standards and be capable of being readily adapted to meet the needs of those with disabilities and the elderly. A percentage of new specialist accommodation will be required to be fully wheelchair accessible. The Council will work with partners in consultation with the community to ensure access to key local services such as public transport and community facilities. The Council will work with partners to seek to provide the necessary infrastructure to support specialist accommodation, including homes for the elderly. The Council will seek to develop the role of the community centres and where feasible seek to provide new schemes such as community hubs which provide leisure, recreation, and education and community activities for older people and vulnerable groups.

Infrastructure delivery

The Council will work in partnership with infrastructure service providers and developers to ensure that the infrastructure needed to support development is provided in a timely manner to meet the needs of the community. In some cases, it will be necessary for the infrastructure to be provided before development commences. Development may be phased to ensure the timely delivery of the infrastructure that will be necessary to serve it. Each case will be determined on its individual merits during the development management process. The Council will support in principle the development of infrastructure projects if they can be justified to support the delivery of the Core Strategy and meet all other requirements of the Development Plan for the area. The Council will: continue to work in partnership with the Infrastructure Sub-Group of the Woking Partnership to monitor and co-ordinate infrastructure provision annually review the infrastructure schedule which forms part of the Infrastructure Delivery Plan which will be reported to the Woking Partnership collect financial contributions from developers to support improvements to infrastructure services and facilities that are required as a result of development ensure that new developments provide the necessary infrastructure on site required for the development to be acceptable ensure that development contributes to the provision of SANG where appropriate in accordance with the Thames Basin Heaths SPA Avoidance Strategy (2010 – 2015). In order to ensure a co-ordinated and consistent approach to the collection of developer contributions, the Council will introduce a Community Infrastructure Levy (CIL). Before CIL is adopted by the Council, Planning Obligations will continue to be the basis to secure developer contributions. The level of contributions will be determined on a case by case basis taking account of the statutory tests set out in the Community Infrastructure Levy Regulations 2010 (and any amended Order). The Council will consider a case made by an applicant subject to a requirement for a financial viability appraisal if it is demonstrated that the contributions being sought will threaten the viability of the proposal. The Council will resist the loss of existing infrastructure services and facilities unless a suitable alternative is provided for or it can be demonstrated that they are no longer needed to meet the needs of the community. This will require the developer to provide evidence that consultation with an appropriate range of service providers and the community has taken place. The Council will safeguard land for future infrastructure provision through the Site Allocations DPD if necessary.

A spatial strategy for Woking Borough

The Core Strategy will make provision for the delivery of the following scale of uses between 2010 and 2027. 4,964 net additional dwellings, with an overall affordable housing provision target of 35% 28,000 sq.m of additional office floorspace and 20,000 sq.m of warehousing floorspace. 93,900 sq.m of additional retail floorspace. Most of the new development will be directed to previously developed land in the town, district and local centres, which offers the best access to a range of services and facilities. The scale of development that will be encouraged in these centres will reflect their respective functions and nature. The hierarchy of centres is defined in Table 2. The impact of development will be fully assessed to ensure it does not adversely impact on sensitive environmental designations such as the Thames Basin Heaths Special Protection Areas, Special Areas of Conservation (SAC), the Green Belt and other important built and natural features such as Listed Buildings, Conservation Areas and Ancient Monuments. It is a clear objective of the Core Strategy to protect and/or enhance these assets. Development will be located to take full account of the relative risk of flooding in the Borough. Woking Town Centre will be the primary focus of sustainable growth to maintain its status as an economic hub with a flourishing, diverse and innovative economy and a transport hub which provides transport services, links and communication linking people to jobs, services and facilities. The town centre is designated as a centre to undergo significant change and the provision of a range of shops, cultural facilities, jobs and housing to meet locally identified needs and the needs of modern businesses will be encouraged. Main town centre uses as defined in the NPPF, will be acceptable in principle, subject to the requirements of the policies of the Core Strategy. In the town centre, well designed, high density development that could include tall buildings and which enhances its image will be encouraged, but without compromising on its character and appearance and that of nearby areas. Development located in the District, Local and Neighbourhood Centres to provide housing, jobs and convenient access to everyday shops, services and local community facilities will also be encouraged. This must be well designed to enhance their unique and distinctive characters and attractiveness. Uses that will provide convenient access to the everyday needs of the community, including jobs and housing will be encouraged at the District and Local Centres but at a scale that will not compromise their character and/or functionality. Whilst the preference is for the location of most new development to be in the main centres, infill development and/or redevelopment of previously developed land in the built-up area of the Borough will be acceptable in principle, subject to a full assessment of impacts where relevant and appropriate mitigation measures to make the proposal acceptable. The Strategic Housing Land Availability Assessment (SHLAA) and the Employment Land Review (ELR) provide the evidence of the existence of such sites. The ward of Maybury and Sheerwater and Lakeview Estate of Goldsworth Park are identified as Priority Places for specific actions to address pockets of deprivation in the areas. A Site Allocations Development Plan Document will be prepared to allocate specific deliverable sites for the proposed development. The Green Belt and Woking Town Centre are identified as broad locations for the future direction of growth direction of growth to meet housing need between 2022 and 2027. A review of the Green Belt boundary will be carried out before 2016 to ensure that the release of Green Belt land for development does not undermine its purpose and integrity. The review will be carried out as an integral part of the Site Allocations DPD. Details of how the overall strategy will be delivered are set out by the rest of the policies of the Core Strategy. The Council will work proactively with its partners to seek the comprehensive delivery of all elements of the Core Strategy and the infrastructure requirements to support it. The area of the Green Belt identified in Figure 3 as a broad location for growth is an area of search from which specific sites will be identified through the review of the Green Belt boundary. The areas identified as broad location for growth in Figure 3 are also identified on the Key Diagram (Map 1).

Presumption in favour of sustainable development

When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. It will always work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this Core Strategy and/or other development plans for the area (and, where relevant, with polices in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise. Where there are no policies relevant to the application or relevant policies are out-of-date at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise – taking into account whether: - Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or - Specific policies in that Framework indicate that development should be restricted.

Woking Town Centre

The Council will support the development of the town centre as the primary centre for economic development in the Borough and as a primary economic centre in the South East. The Town Centre is the preferred location for town centre uses and high density residential development. New development proposals should deliver high quality, well designed public spaces and buildings, which make efficient use of land, contribute to the functionality of the centre and add to its attractiveness and competitiveness. The Council will facilitate the delivery of the following specific proposals in the town centre. The timetable set out to deliver the proposals is indicative and any proposal which brings forward the redevelopment of the town centre in a comprehensive manner will be considered on its merits. The proposals will be achieved through: 1. mixed-use high density redevelopment of existing sites 2. refurbishment of outmoded sites 3. intensification of existing sites 4. change of use of existing employment uses where this will not undermine the delivery of the proposed development set out in the policy and the other objectives of the Core Strategy 5. safeguarding of existing office floorspace where there is evidence to justify that. The primary shopping area comprises primary and secondary frontages and will be the main focus, particularly at ground floor level, for A1 retail uses. A1 retail uses will therefore be protected within the primary frontages. The Council will consider favourably change of use proposals to other A Class uses within secondary frontages if it can be determined they would not have significant harmful effects on the frontage, crime and disorder and the vitality and viability of the town centre. The town centre will also be the preferred location for other town centre uses as defined in the Glossary including hotels and cultural and entertainment facilities. Proposals for such uses will be permitted where it can be demonstrated there is a need for the development and the proposals deliver the objectives of the Core Strategy and do not undermine the delivery of the specific proposals set out above. The loss of existing cultural and entertainment facilities within the town centre will be resisted, unless there is no demand for such facilities or demand can be met from alternative provision within the town centre either through new or co-located facilities. The Council recognises the importance to the well-being of the community of adequate community facilities and social and community infrastructure and will seek to safeguard existing facilities and promote new ones where appropriate, as set out in policy CS19. The Council will support improvements to the market to help ensure that it remains attractive and competitive, providing the community with wider consumer choice. The town centre, as a focus for economic growth, is significantly influenced by Woking's role as a transport hub. The Council will work with partners to continue to improve public transport and cycle facilities in the centre.

West Byfleet District Centre

High density mixed-use development will be encouraged within West Byfleet District Centre as indicated on the Proposals Map. All new development should be well designed and integrated, and enhance local character. The Council will facilitate the delivery of the following specific proposals at the district centre. The timetable set out to deliver the proposals is indicative and any proposal which brings forward the redevelopment of the district centre in a comprehensive manner will be considered on its merits. Town centre and residential uses will be acceptable in principle subject to the following requirements. 1. A1 retail uses will be focused in the Primary Shopping area. 2. The change of use of A1 retail uses will be permitted where this would not have significant harmful effects on the Primary Shopping area, crime and disorder or the vitality and viability of the centre. 3. In the Primary Shopping area residential and office development should be provided above ground floor level in order to retain active frontages. 4. The Council will safeguard office floorspace within West Byfleet District Centre and support office redevelopment where it does not result in an overall loss of office floorspace. 5. The Council recognise the importance to the well-being of the community of adequate community facilities and social and community infrastructure and will seek to safeguard existing facilities and promote new ones where appropriate, as set out in policy CS19. The Council will work in partnership with service providers, to ensure that access to and within the area is improved for pedestrians, cyclists and public transport users.

Local and neighbourhood centres and shopping parades

Local and neighbourhood centres and shopping parades, as indicated on the Proposals Map, will retain town centre uses wherever viable, in order to meet the day-to-day needs of the local community. Local centres are considered appropriate for a low level of retail growth in order to fulfil their function as local service centres, as set out in the table below. Knaphill is the largest of the local centres and is considered to have the potential to achieve a modest amount of development. The figures are set out separately for Knaphill but combined for the other local centres. Mixed use development with a small amount of retail will be encouraged in local centres provided it accommodates local needs, contributes to the vitality and viability of the centre and is appropriate to the role and function of the centre in the hierarchy. Floorspace is expected to meet the needs of those living locally and not a wider catchment. The change of use of A1 retail premises to other town centre uses will only be permitted where: (i) the floorspace is vacant (ii) the unit is not an anchor unit (iii) the change of use is not considered harmful to the vitality and viability of the centre as a whole (iv) existing facilities which provide for people's day-to-day needs are protected. In neighbourhood centres and shopping parades the Council will seek to protect and retain local shops and other small scale economic uses such as post offices, petrol stations and public houses, because of the importance of these uses for meeting the everyday needs of those living locally. Proposals for development in these centres must relate to the scale, role and function of the centre in the settlement hierarchy and will be determined on individual merit, taking into account the requirements of national planning policy. No retail growth figures have been set out for the Neighbourhood Centres but they are considered appropriate for a small amount of retail growth in order to fulfil their function of meeting day-to-day needs. The role and function of the Local and Neighbourhood Centres will be protected by the Council and out of centre development that threatens their vitality and viability will be strongly resisted. The change of use of office premises will only be permitted where: (i) the floorspace is vacant (ii) the proposed use accords with policies in the Core Strategy (iii) with the exception of self-contained ground floor premises, detailed evidence is provided to show the premises have been actively marketed without success for at least 12 months. Where applications are put forward for the redevelopment of office premises to alternative uses, evidence will be required to show that there is a lack of demand for office use in the local centre.

Transport and accessibility

The Council is committed to developing a well integrated community connected by a sustainable transport system which connects people to jobs, services and community facilities, and minimises impacts on biodiversity. This will be achieved by taking the following steps: Joint working with key stakeholders through the Transport for Woking Partnership to ensure that the principal objectives and overall vision of the Surrey Local Transport Plan are met. Locating most new development in the main urban areas, served by a range of sustainable transport modes, such as public transport, walking and cycling to minimise the need to travel and distance travelled. Ensuring development proposals provide appropriate infrastructure measures to mitigate the adverse effects of development traffic and other environmental and safety impacts (direct or cumulative). Transport Assessments will be required for development proposals, where relevant, to fully assess the impacts of development and identify appropriate mitigation measures. Developer contributions will be secured to implement transport mitigation schemes. Requiring development proposals that generate significant traffic or have significant impact on the Strategic Road Network to be accompanied by a travel plan, clearly setting out how the travel needs of occupiers and visitors will be managed in a sustainable manner. Supporting proposals that deliver improvements and increased accessibility to cycle, pedestrian and public transport networks and interchange facilities. In particular, proposals to improve easy access between Woking Rail Station and the town centre will be encouraged. Implementing maximum car parking standards for all types of non-residential development, including consideration of zero parking in Woking Town Centre, providing it does not create new or exacerbate existing on-street car parking problems. Minimum standards will be set for residential development. However, in applying these standards, the Council will seek to ensure that this will not undermine the overall sustainability objectives of the Core Strategy, including the effects on highway safety. If necessary, the Council will consider managing the demand and supply of parking in order to control congestion and encourage use of sustainable transport. Ensuring that changes made to transport infrastructure or increase in road vehicle usage will not have an adverse effect on the integrity of an SPA, SAC or Ramsar site. The Proposals Map and the Site Allocations DPD will safeguard land to deliver schemes that are adopted by the County Council to support the Core strategy.