APPLICATION NO:
REPORT OF:
HEAD OF BUILDING & DEVELOPMENT SERVICES
AUTHOR:
Julia Dawe
TELEPHONE:
01737 276168
E-MAIL:
julia.dawe@reigate-banstead.gov.uk
TO:
PLANNING COMMITTEE
DATE:
10 March 2005
AGENDA ITEM:
1
04/01778/OUT
WARD:
HE
RECEIVED:
22/07/04
AGENT:
Sellwood Planning
APPLICANT:
Wates Homes Ltd & Martin
Grant Homes Ltd
LOCATION:
LAND TO THE NORTH OF LANGSHOTT & EAST OF THE RAILWAY LINE,
HORLEY (NORTH EAST SECTOR)
DESCRIPTION:
Construction of new neighbourhood of 600 dwellings, primary school,
conversion of Tanyard Barn to a community hall, local centre plus car
parking, link road connecting Langshott to Cross Oak Lane, access
roads & bus only access on to Langshott, formal & informal open space
areas, infrastructure works including re-profiling of part of the site.
DRAWING NUMBERS:
See attached appendix 1
SUMMARY
The proposal is for a new neighbourhood and associated facilities on a site that is
designated as an allocated Housing site (Hr 16) in the First Alteration of the Borough Local
Plan which the Council has resolved to adopt. The policies of the Borough Local Plan seek
to ensure that the development of Horley occurs in a comprehensive manner which benefits
the existing community. The policies within the First Alteration of the Borough Local Plan
that direct this are often referred to as the Horley Master Plan. Until the First Alteration of
the Borough Local Plan is formally adopted, the 1994 Borough Local Plan policies apply,
which do not make provision for development on this land. It is however, safeguarded from
development until specifically allocated.
This application is for approximately two thirds of the whole allocated housing
neighbourhood site (the North East Sector). The remaining part is in separate ownership and
will be the subject of a future application from another developer. The application has
however been submitted with regard to the required comprehensive approach to the
planning of the new neighbourhood. The Framework Plans included in the application
illustrates how the development of the application site can form part of a comprehensive
development of the North East Sector. The application also includes a flood risk
assessment, a Transport Assessment and an Environmental Statement, which assess the
cumulative effects of the development through its contribution to the additional 2,600 houses
and services proposed for Horley.
The application is outline with only the means of access to be determined at this stage.
However, given the size of the site and the desire to achieve a comprehensive sustainable
development the application is supported by a Design Statement which would be used to
guide the future development of the site including the necessary reserved matters
applications The Design Guide follows the principals of the Draft Horley Design Guide and
Surrey Design. The Framework Plans and the Design Guide establish the scale and form of
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development that is considered appropriate on the site. The application meets all the
aspirations set out in the policies of the First Alteration of the Borough Local Plan for
residential development of the site in terms of the density, access arrangements, transport
requirements, housing requirements and infrastructure contributions. These will be secured
by way of a legal agreement and conditions.
This large scale proposal which accords with a proposed housing neighbourhood allocation
is recognised to have the critical mass to enable a comprehensive integrated development.
However, the size of the development also results in additional infrastructure needs for the
future residents. These future needs have been recognised and are provided for in a series
of policies in the Local Plan. The future development of Horley will be undertaken in
accordance with this policy context. This development will result in the need for the
additional facilities identified in the Local Plan. Therefore a package of financial and
development contributions will be secured with this planning application.
The supporting documents provide the necessary evidence to demonstrate that houses will
be built above anticipated flood levels and that surface water run-off from the sector will be
satisfactorily stored and managed to avoid overloading the Burstow Stream, thereby
avoiding problems downstream.
It is important to note that since the Council has resolved to adopt the first alteration to the
Local Plan policies, these must be accorded significant weight in the decision process. For
these reasons, it is considered that granting outline planning permission as a departure from
the current adopted Local Plan is justified.
RECOMMENDATION
Subject to:
(a)
The application being referred to the Office of the Deputy Prime Minister as a
departure from the provisions of the Development Plan and subject to it not being
called in within a period of 28 days, or such longer period as may be agreed; and
(b)
The prior completion (within six months of the date of the resolution, or such longer
period as may be agreed by the Head of Building and Development Services) of all
documentation required to create a planning obligation under Section 106 of the Town
and Country Planning Act 1990 (as amended) to secure:

Public Transport - including a core bus route from the county boundary to
Massetts Road/Brighton Road, Longbridge Roundabout improvements, core bus
routes to the Development, provision and maintenance of a Real Bus Time
Information System (with information boards and computerised terminals), a
quality bus service, improvements to Horley Station, a contribution towards the
provision of bus/rail interchange facilities, a contribution towards public transport
publicity and local Dial a Ride type facilities.

Pedestrian and cycling – including the provision of a network including cycle
facilities.

New roads and junctions - including Cross Oak Lane improvement works, traffic
calming works in the Langshott Area and the country roads to the north of the site,
a controlled junction on the A23 and the cost of implementing speed limits, waiting
restrictions and maintenance for new and modified traffic signals.

Recreation and Leisure - including the provision of; Local Areas for Play (LAPS),
Local Equipped Areas for Play (LEAPS), Neighbourhood Equipped Areas for
Playing (NEAPS), kick about areas, Multi Use Games Areas (MUGA), allotments
and a contribution towards the leisure centre.
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
Riverside Green Chain

Education Facilities

Community Facilities - including a neighbourhood hall, local shops, contribution
towards a Community Information Centre in the Town Centre,and recycling areas.

Affordable Housing - at 25% to meet the housing needs of the Borough.

Payment of the Council’s legal costs for drafting this obligation.
Outline Planning Permission is GRANTED subject to conditions.
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Consultations:
Highway Authority: no objection subject to the applicant first entering into an appropriate
agreement, to secure contributions towards highways and transportation. The County
commented that applicants must also enter into a separate legal agreement to secure the
highway works. The design and programming of the highways and infrastructure works
would be dependant upon an agreed Construction Method Statement, which would be one
of a number of requested conditions.
Environment Agency: following receipt of further information and clarification, no objection
subject to suggested conditions.
Countryside Agency: no objection.
Surrey Wildlife Trust: no objection subject to suggested conditions.
English Nature Sussex and Surrey Team: no objection.
Network Rail: no objection.
Surrey Police: no adverse observations provided that consultations continue about the future
detailed design of the proposal.
Tandridge District Council: no comment received.
Sutton and East Surrey Water: no objection.
SCC Archaeology: no objection provided that the proposal is carried out in accordance with
the findings of study and subject to conditions.
Thames Water: no objections subject to conditions. They also commented that the
developer should be aware that they are responsible for making proper provision for
drainage to ground, water courses or surface water sewers.
SCC Rights of Way: no objection as no rights of way appear to be redirected or closed, but
seeks general improvements to the existing public footpaths and bridleway.
British Airports Authority: no aerodrome safeguarding objection, subject to landscaping and
buildings being designed to minimise attraction of birds.
MOD Oil Pipelines: no objection provided the pipeline is avoided.
Horley and District Chamber of Commerce: no comment received.
The Ramblers Association: no objection.
The Reigate Society: no comment received.
Forestry Commission: no comment received.
English Heritage: no objection.
Government Office for the South East (GOSE): were consulted as it included an
Environmental Statement - no comments received.
Transco (Gas): no adverse comments.
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SCC Strategic Consultation: no objection subject to securing transport improvements,
housing (including affordable housing) in accordance with the Local Plan requirements.
Further detailed consideration should be given to the provision of energy conservation
measures which can be secured by a condition.
Horley Town Council: object as the application is premature, the flood line which defines the
development area is contested, question the content of the environmental statement as it
was prepared by the developer’s consultants, the scheme is not sustainable, the local centre
and primary school is too small and all infrastructure should be built as phase 1. They also
made detailed comments about the desired design for parking, waste disposal, the
conversion of the Tanyard Barns, design of the houses, lighting and landscape design.
Salfords and Sidlow Parish Council: were concerned that the proposed new link road and
additional residents would cause additional traffic on the rural roads within their Parish. As a
result the junction with Cross Oak Lane and the new link road was changed from a
roundabout to a left turn. Surrey County Council will continue to discuss traffic calming
arrangements with the Parish as these are a requirement of the Section 106 agreement.
Horley Residents Association: object as the application is premature, the flood line which
defines the development area is contested, question the content of the environmental
statement as it was prepared by the developer’s consultants, the scheme is not sustainable,
the local centre and primary school is too small and all infrastructure should be built as
phase 1. They also made detailed comments about the desired design for parking, waste
disposal, the conversion of the Tanyard Barns, design of the houses, lighting and landscape
design.
Representations:
Extensive notification was carried out in the surrounding area by 565 letters dated 27/07/04
and 22/12/04. The application was also publicised in the local press 04/08/04 and by site
notices posted 29/07/04.
72 letters received from 70 addresses have been received commenting on the application.
These are summarised in attached appendix 2.
1.0
Site and Surroundings
1.1
The 55.17 hectare site is located on the northern side of Langshott. The site is flat and
falls gradually to the north, where the site’s northern boundary is formed by the
Burstow Stream. There are some farm buildings, a public house and a small number
of houses fronting Langshott, all excluded from the site. Also fronting Langshott but
included within the site is Tanyard Barn, which is a listed building. Great Lake Farm,
near the Burstow Stream, is excluded from the site. The majority of the site is
currently used for farming.
1.2
There are three existing hedgerows, which cross the site in a roughly north-south
direction, as does Lake Lane, which forms part of the National Cycle Route connecting
Greenwich and Brighton. The site extends in a narrow strip north of the Burstow
Stream to connect with Cross Oak Lane. To the south of the site lies the residential
area of the Langshott Estate, which was built in the 1980’s. The site’s western
boundary is formed by the London to Brighton railway line and more agricultural land
lies to the east. Langshott and Cross Oak Lane lead westwards to the A23.
2.0
Relevant History
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2.1
Relevant planning history is as follows:
04/02354/F
Phase 1 application for 252
dwellings
Pending consideration
04/02486/F
Infrastructure application for
the construction of a link road
between Langshott and Cross
Oak Lane and flood plain
compensation
Pending consideration
2.2
Application 04/02354/F relates to what would be the first phase of development, on the
western section of the site, and has been submitted because of a contractual
obligation to seek full planning permission for a minimum number of dwellings.
Application 04/02486/F is to provide a road link to Cross Oak Lane.
3.0
Current Proposal
3.1
This is an outline application with all matters reserved for later approval, other than the
means of access, from Langshott and Cross Oak Lane. The proposed development
would include 600 houses of a housing mix which would reflect the housing needs of
the Borough. These and the associated built facilities would be located in the southern
half of the site. The northern half of the site would provide recreational facilities and
informal open space.
3.2
The 600 houses would include 150 affordable units of which not more than 90 will be
provided as social rented units, at least 30 will be shared ownership and 30 will be
available at a discounted market value.
3.3
In order to provide a sustainable community the proposal would include a
neighbourhood centre which will include a primary school, a Community Hall, a group
of shops and some business uses.
3.4
The site would be accessed by a new link road between Langshott and Cross Oak
Lane. This would lead onto a main spine route running eastwards through the centre
of the site before turning south to terminate at the neighbourhood centre adjoining
Langshott. The spine road would also be a bus route and buses would pass through
a bus gate out of the site onto Langshott. Other transport links include a network of
pedestrian and cycle routes within the site which link into the existing and future
improved network.
3.5
The proposal would retain as far as possible the existing hedgerows which would
complement a comprehensive landscaping plan. The land between the north of the
developed area and the Burstow Stream would form part of an informal recreation
space known as the riverside green chain.
3.6
The site would include a drainage system including swales, permeable paving and
drains. Swales are shallow ditches designed to collect and carry surface water, and
would be located within the landscaped areas. These and other drainage features are
intended to capture surface water and slow down its flow towards the Burstow Stream.
They will deal with surface water run-off from hard surfaces within the development
and ensure that the flow of surface water from the site to the Burstow Stream is
unchanged.
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3.7
The proposal would include on-site measures to produce a minimum of 10% of the
total energy requirements of the new development by means of renewable energy
sources.
3.8
In addition to a location plan, site plan and plan showing access arrangements,
information has been submitted on the following subjects:
3.9

A Planning Application Statement

A Design Statement

A Transport Assessment

A Flood Risk Assessment

An Environmental Statement considering; soils and agriculture, water
environment,
landscape
and
visual
amenity,
nature
conservation,
archaeology/cultural heritage, transport, socio economics, noise and vibration, air
quality solid waste management.
The applicant is also willing to enter into a Section 106 legal agreement offering the
following benefits:

Public Transport (Policies Hr 21 and Hr 22)

Pedestrian and cycling routes (Policy Hr23)

New roads and junctions (Policy Hr24)

Recreation and Leisure (Policies Hr33, Hr34 and Hr35)

Riverside Green Chain (Policy Hr38)

Education (Policy Hr39 and Hr 40)

Community Facilities (Policies Hr41 and Hr42A)

Affordable Housing (Policy Ho2)
The relevant details of these benefits are described elsewhere in this report.
3.10
An Environmental Impact Assessment was determined to be required for the site and
was undertaken by the applicants. The findings are included in an Environmental
Statement (ES) which was submitted in support of the application and has been
scrutinised by the Council’s advisors.. The ES assesses the likely significant effects
of the proposed development on a number of different topics, in each case examining
the existing, or ‘baseline’ situation, the predicted or likely significant effect and
mitigation measures that might reduce or overcome adverse effects of the
development proposals. The effects are grouped into categories described in
paragraph 3.8 above and have been considered in the context of the appropriate
regulations and are referred to elsewhere in the report.
Further details of the development are as follows:
Site area
55.17 hectares
Parking and cycle standards
Average of 1.5 spaces per dwelling
(maximum) plus one cycle park per dwelling
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Existing number of dwellings
0
Proposed number of dwellings
600
Proposed no. of affordable units
150 dwellings (25% of the total)
Proposed site density
38.6 units per hectare made up of the
following general densities
Densities within the site
Neighbourhood Core: 50-60 dwellings per
hectare
Transitional
hectare
Area:
40-50
dwellings
per
Informal Edge: 20-30 dwellings per hectare
PPG3 Requirement for densities
4.0
Policy Context
4.1
Local Plan Designation
30 – 50 dwellings per hectare
Countryside beyond the Green Belt
(NOTE: Local Plan First Alteration this is allocated as a housing site: policy Hr 16)
4.2
Surrey Structure Plan 2004
The Location of Development
Sustaining the Environment
Infrastructure and Development Needs
4.3
LO1, LO4, LO6, LO7
SE1, SE2, SE3, SE4, SE5, SE6, SE7,
SE8, SE9, SE10
DN1, DN2, DN3, DN4, DN5, DN8,
DN10, DN11, DN12, DN13, DN16,
DN18
Reigate and Banstead Borough Local Plan 1994
Landscape and Nature Conservation
Heritage Sites
Countryside Beyond the Green Belt
Housing
Employment
Shopping
Recreation
Community Facilities
Utilities
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Pc4, Pc5
Pc8, Pc9, Pc 10
Co8, Co9
Ho1, Ho2, Ho3, Ho9, Ho10, Ho13,
Em2, Em3, Em10
Sh1, Sh2, Sh9, Sh11, Sh12, Sh13,
Sh14, Sh15, Sh16
Re2, Re3, Re4, Re5, Re6, Re8,
Cf2, Cf3, Cf4, Cf5
Ut1, Ut2, Ut3, Ut4
Movement
4.4
Local Plan First Alteration (Revised Deposit Draft) 2000 Incorporating Proposed
Modifications 2004
Nature Conservation
Metropolitan Green Belt
Housing
Retail
Recreation
Movement
Horley
4.5
Mo2, Mo3, Mo4, Mo5, Mo6, Mo7,
Mo8, Mo9, Mo10, Mo11, Mo12, Mo13
Pc2G
Co 1, Co3
Ho 2, Ho 3, Ho9, Ho9A
Sh 1, Sh 14
Re 6
Mo7, Mo8
Hr1, Hr2A, Hr3, Hr2B, Hr16, Hr19,
Hr20, Hr21, Hr22, Hr23, Hr24, Hr33,
Hr34, Hr35, Hr36, Hr38, Hr39, Hr41
and Hr42A.
Other Material Considerations
Planning Policy Guidance Notes
PPS 1, PPG2, PPG3, PPG4, PPG6,
PPG7, PPG13, PPG 15, PPG16, PPG18,
PPS22, PPG24, PPG25
Supplementary Planning Guidance
Outdoor Playing Space Provision
Affordable Housing
Surrey Design
Local Distinctiveness Guide
A Parking Strategy for Surrey
Parking Standards for Development
Draft Supplementary Planning Guidance
Horley Design Guide
Infrastructure Contributions
Other
Human Rights Act 1998
Crime and Disorder Act 1998
Regional Policy Guidance For the South
East
5.0
Principal Issues
5.1
The main issues to consider are:

Policy Direction and the Horley Master Plan Concept

Flooding

Transport

Housing Requirements

Design and impact on the character of the area

Neighbour amenity
Policy Direction and the Horley Master Plan Concept
5.2
The First Alteration to the 1994 Local Plan reviewed and amended a series of policies
across the Borough, however most of the new policies are for the Horley area. This
raft of policies seeks a comprehensive plan for Horley to respond to the 1994 Structure
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Plan’s allocation of 2,600 additional dwellings to the town. The new Local Plan
policies aim to provide sustainable growth for the future which benefits the local
community. The process of the future direction for Horley is often referred to as the
Horley Master Plan, although this is not a single document it is a commitment by the
Borough Council to provide for the growth of Horley, whilst ensuring community
benefits including the regeneration of Horley town centre. The Horley Master Plan
includes policies included in the proposed Local Plan First Alteration. This application
is for a large part of one of the two large new neighbourhoods, which are seen as
essential to form the critical mass needed to deliver the planning policy aspirations,
which form part of the Horley Master Plan. The Strategic Housing Allocation of 2600
dwellings to Horley in the Surrey Structure Plan is subject to a comprehensive plan to
address, amongst other things, the infrastructure provision like roads and drainage,
and requirements for open spaces, schools and other community facilities. As Horley
suffers from traffic congestion and has community facilities at or near capacity, the
additional development needs additional infrastructure, public transport and community
facilities. The necessary infrastructure package was considered at the public inquiry in
2001 (CD226) and is detailed in the draft Horley Infrastructure Provision SPG 1999.
5.3
The future planning of Horley is directed in a large number of specific policies which
are designed to achieve the comprehensive development and the necessary
infrastructure. This planning application has been assessed against these policies to
ensure that this comprehensive development philosophy is achieved. The relevant
policies and planning guidance seek to ensure certain minimum requirements and
improvements for this housing site forming an urban extension to the town. These
policies set a variety of other aspirations, such as site capacity, housing mix, provision
of affordable housing, linkages to the surrounding area, additional educational and
health provision, and outdoor recreation provision.
5.4
The proposal is made in accordance with the First Alteration to the Local Plan, which
the Council has recently resolved to adopt and has published the notice of intention to
adopt after 23rd March 2005. In this period the First Alteration to the Local Plan may
be called in by Government Office for the South East (GOSE). However if they do not
the proposal would be in accordance with the new Local Plan once the adoption
procedure is complete. However the formal adoption process has not been completed
and therefore the proposal has been assessed against the current and emerging Local
Plan. As the First Alteration to the Local Plan is not yet adopted the application will
have to be referred to GOSE as a departure from the development plan i.e. the current
1994 Plan, although reference will be made to the policies in the First alteration to the
Local Plan. Section 54A of the Town and Country Planning Act 1990 (as amended)
requires that planning applications are determined in line with the development plan
unless material considerations indicate otherwise. In this case, the First Alteration of
the Borough Local Plan has consistently proposed development of this site as a new
neighbourhood and the relevant policies have successfully passed through public
inquiry, received endorsement in the Inspector’s report and the Council has now
resolved to adopt them. As such it is clearly a material consideration of great weight
and determination of the application in line with its provisions would be entirely
appropriate.
5.5
All material aspirations set out in the relevant policies of the First Alteration of the
Borough Local Plan would be met by the current outline application, either through the
proposal itself, or through contributions secured by way of the recommended Section
106 Agreement, or by conditional requirements on the reserved matters applications
that would follow outline permission or by the imposition of further conditions at the
reserved matters applications stage.
Flooding
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5.6
This issue was one of the main issues raised by some members of Council, local
campaigning groups and local residents which had to be addressed when considering
the allocation of this site in the First Alteration to the Local Plan. Extensive flood
modelling was undertaken by the Environment Agency (and scrutinised by Council’s
independent consultants) to establish the developable boundary of this area (the North
East Sector). This work and the preparation of the First Alteration of the Borough
Local Plan also took account of revised Government guidance in Planning Policy
Guidance Note (PPG) 25: “Development and Flood Risk”. As a result new flood lines
showing the extent of flooding to be expected in a 1 in 100 year event and also a
global warming effect flood line (to take into account 20% increase in peak flow as
indicated in PPG25) were produced by the Environment Agency. Strictly speaking, the
1 in 100 year event is not a flood that is expected every 100 years but a flood event
that has a 1% probability in any given year.
5.7
It should be noted that the modelling considered the 1968 flood event which is
remembered by local people. Within the site, at Tanyard Farm there is a record of how
high the flood waters rose and this has been referred to in all the flood modelling
associated with this application. However, the Environment Agency does not consider
that the 1968 flood event was sufficiently well documented to outweigh the more
scientific methods used in the model. As a result the modelled information the 1 in 100
year line was chosen as the boundary to the housing allocation, as recommended by
the Local Plan Inspector. However Local Plan First Alteration Policy Hr2A recognises
that, further detailed flood modelling work will be need to be undertaken in the areas
local to the proposed developments. The requirements for these flood studies are
included in the Council’s Flood Risk Development Brief (FRDB) prepared to support
Local Plan First Alteration Policy Hr 2A. This work has been undertaken by the
developers as an integral part of their Framework Plans.
5.8
As a result of the study outline proposals to address the flood risk on the site and
beyond were submitted with the application. The proposal includes a number of
features that will ensure that the risk of flooding is avoided on the site. These are:

The drainage scheme proposed for the site is designed to collect and store
rainfall from up to the 1 in 100 year storm (i.e. a storm so severe that it only has
a 1% chance of occurring in any year). In addition when water runs off the site
this is required to not exceed the rate as if it was still a green field, i.e. the
completed development must be as effective as the current fields in allowing rain
water to soak away rather than flow onto adjoining land in a flash flood. To
address this, the proposed drainage system is a completely independent system;
therefore no additional water will be added to the existing drainage network. The
drainage solution proposed is a Sustainable Urban Drainage System (SUDS).
This system will ensure that drainage from the site is controlled to avoid the
increased risk of flooding anywhere downstream. The drainage system will
comprise a combination of swales, filter drains and permeable paving. These
methods store rainwater runoff in a storm event and gradually release the water
at a measured rate. For this development they are required to ensure that storm
water is held within the site for 48 hours before being released into the Burstow
Stream. This is a modern and more sustainable way of managing surface water
flow from large developments than the more traditional approach of constructing
large balancing ponds, such as those within the adjacent Langshott estate.

The minimum level for the underside of building slab levels is set at the 1 in 100
year +20% floor level plus a safety factor of 0.5 metres. This means that the
ground floor levels of buildings will be above the height of flood water arising
from a 1 in 100 year storm, plus an assumed 20% increase in peak flow due to
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future global warming, and then raised a further 0.5 metre high for additional
safety. A further 5% margin has been added to allow for minor development
within the completed development that would affect surface water, e.g. formation
of patios and small domestic extensions. This results in all of the buildings being
raised up above the known 1968 flood event in the area, although the FRDB
does not specifically seek to achieve this.
5.9

Dry pedestrian access to and from the site can be designed to be available to all
built development across the site throughout a 1 in 100 year flood.

The land raising required to achieve the development including the construction
of the link road and the localised raising of the site within the 1 in 100 + 20%
flood levels will be compensated for locally to ensure that there is no net loss of
floodplain storage. This means that whenever something is placed within the
flood plain, for example the bridge carrying the link road over the Burstow
Stream, it must be accompanied by other works to store the flood water
otherwise displaced. The extent of the land raising across the site will be limited
to built development only with the maximum depth of fill never exceeding 25 cm.
The Environment Agency and the Borough Council’s Drainage Engineer acknowledge
that the proposed investigations carried out and proposed flood alleviation methods
are in accord with the Flood Risk Development Brief. The detailed design of the
drainage system would need to be submitted later as a reserved matter under
recommended conditions such as 26, 27 and 28. The complex and extensive nature
of the drainage system is such that the character and future development of the site
will be heavily influenced by its layout. Therefore there will be intense scrutiny of the
proposed drainage system to ensure that it works effectively and integrates with the
other design elements such as the landscaping plan. Due to the design of the
drainage system and the scale of the development, the maintenance of the system will
not wholly be taken over by the relevant statutory authorities (i.e. only drainage from
roads will be maintained by the Highway Authority). The remaining areas will need to
be maintained by a management company. Subject to conditions 4 and 8 the details
of these matters can be addressed in reserved matters applications.
Transport
5.10 The application was required to be supported by a detailed transport assessment
which assessed not only the impact of the current proposal but its cumulative impact
as part of the additional 2600 houses proposed for Horley. This traffic assessment
included verification of base traffic count data for the critical junctions in the
surrounding road network. The County Council’s Highway Engineers and this Council’s
consultants have scrutinised the traffic assessment based on national criteria and are
satisfied that this information has confirmed that the transport model used in the
assessment is robust in predicting current, and by projection, future traffic flows in the
surrounding area. However, further work is required at the detailed planning
application stage.
5.11 The assessment and scrutiny of it, concluded that the proposed development can be
accommodated by the existing local highway network provided that planned
improvements are carried out. In addition to these a new signalised junction will be
provided at the junction of Cross Oak Lane and the A23. If the North West Sector
allocated neighbourhood site is developed, it would also connect to the A23 in the
vicinity and the junctions would be staggered.
5.12 Policies in the First Alteration of the Local Plan recognise that in order to ensure that
the future development of Horley is integrated with the existing community and
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transport network a series of transport improvements are required. These policies
recognise the direction from PPG3 ‘Housing’ and PPG13 ‘Transport’, which encourage
Local Planning Authorities to integrate decisions on planning and transport in order to
reduce the need for travel by private car. The First Alteration of the Borough Local
Plan specifically seeks new developments to achieve a 20% reduction in trips which
would be undertaken by the private motor vehicle and reduce congestion in Horley
caused by the development. This can only be achieved by a package of alternative
forms of transport which are attractive and convenient to use and by including local
facilities in the two new neighbourhoods. In order to achieve this 20% modal shift it is
recognised that new neighbourhoods need to include a package of measures to
provide alternative, non-car borne, forms of transport. In order to do this the
application includes:

Fastway Bus Service - The most significant proposal included with this
development is that the Fastway bus service which operates between
Crawley and Gatwick Airport, will be extended through Horley and terminate
in the new neighbourhood. The routes and priorities are shown in the
Framework Plan. Further detailed design issues will be addressed by
conditions including the requirement that the bus stops will be no further than
400 metres or 5 minutes walk from any dwelling. Local Plan First Alteration
policy Hr 23 seeks to ensure that the high quality bus system is operational as
soon as practicable. To ensure this the implementation of the new bus
system will be required by conditions to be operational before each of phases
of the site are occupied. It should be noted that the service to Horley Town
Centre and Langshott is due to be running in Autumn of this year.

Interchange Facilities – In order to ensure the success of the public
transport network (both existing and proposed) these should form part of an
integrated network. This will involve contributions to the improvement of the
bus and train interchange facilities at Horley Town Centre, the Horley Railway
Station and by including local facilities in the new neighbourhoods, will be
provided by section 106 funds.

Cycle Paths and Pedestrian links – the Framework Plan shows that the site
will have an integrated network of pedestrian and cycle routes within the site,
which will link to existing network. This will provide alternative, sustainable
safe means of transport to encourage reduce the reliance on the private
motor car. These will link into wider networks giving access to the Town
Centre, the Railway Station, Schools and Gatwick Airport to be provided
through contributions.
5.13
The transport network improvements will require detailed design. They will be
required to meet the relevant guidance which has been developed by the County
Council and the Borough Council. The detailed design of these various elements of
the development will be secured by recommended conditions 2, 6 and 7. Where
there are off site improvements these will be secured by the legal agreement.
5.14
Parking provision is not a matter for consideration as part of this outline application,
although all reserved matters submissions will be required to meet the standards set
out in national planning guidance, and the County Council and Borough Council’s
supplementary planning guidance, which promote a maximum standard of 1.5
spaces per unit averaged across the site.
Housing Requirements
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5.15
The application proposes a density of some 38.7 dwellings per hectare. This accords
with the normal 30-50 dwellings per hectare density range for new development
encouraged by PPG3 “Housing”. The housing allocation requires that 710 new
dwellings should be provided on the wider neighbourhood site and the Framework
Plan indicates that the 600 dwellings proposed on this part would contribute to the
allocation without compromising the future provision of the balance of the 110
dwellings in the easternmost part of the sector.
5.16
The original area of the sector and the housing numbers for the housing allocation
had been made as part of the Local Plan review process. As this pre-dated current
guidance in PPG3 it had been a lower density than that currently advocated for the
most efficient use of land. The additional flood modelling required as part of the
Local Plan review process has reduced the area of the sector available for house
building. As a result the same number of dwellings are proposed on a smaller area
and the site has a density which achieves the policy requirements.
5.17
PPG3 and Local Plan policies Ho2 and Ho3 seek to provide a range of dwelling types
and sizes, in order to create balanced communities. Housing need in the Borough
indicates a requirement for smaller dwellings due to the fall in the average size of
households. This is emphasised in First Alteration Local Plan policy Ho3, which
requires that on suitable sites, residential schemes incorporate a significant
proportion of one and two bedroom units. The proposal will be required to meet
current housing need in the borough.
5.18
Given the size of the development, it is essential that a significant proportion of the
dwellings are affordable, in accordance with national guidance in Circular 6/98, the
Surrey Structure Plan policy DN11, Local Plan policy Ho2 and First Alteration Local
Plan policy Ho2. In this case, 25% of units have been negotiated as being affordable,
with their detailed types and tenures secured by way of the recommended Section
106 agreement. Having regard to the policies referred to above and the existing land
use of the site, this proportion is considered to be at an acceptable level, and in
accordance with Circular guidance and the policies of the local plan.
Neighbour Amenity
5.19
The primary concern raised by local residents during the consultation process has
been the increased flood risk and increased traffic on the existing transport network.
These matters are discussed in the relevant sections above. The site is relatively
isolated from the existing residential neighbouring properties and businesses, as the
site is relatively well contained. It is bounded to the west by railway lines. To the
south the site is generally bounded by the road called Langshott. The properties
across the railway line and the road would be isolated from the development due to
the distance and the physical barrier of the road or railway line. To the north the
proposed buffer of the proposed Riverside Green Chain and the Burstow Stream
would isolate the development from the rural area beyond. The submitted
Framework Plan recognises the existing dwellings which lie immediately adjacent to
the site and propose a sensitive edge design treatment to address the matter of
neighbour amenity. Therefore it is considered that, subject to appropriate layout and
orientation in the reserved matters application, there should be no material loss of
amenity.
Design and Impact on the Character of the Area
5.20
The proposal would form a large urban extension. It would, therefore, form the new
urban edge of Horley and be close to the Green Belt. Given the size of the site and
the desire to achieve a comprehensive sustainable development the application is
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supported by a Design Statement which can be used to guide the future development
of the site through reserved matters applications. The Design Statement is submitted
with the application in accordance with First Alteration Borough Local Plan policy
Ho9A and indicates an appropriate design direction for North East Sector as a whole.
5.21
As required by the policies of the First Alteration Borough Local Plan a Framework
Plan has been submitted with the application which indicates the form and layout of
the development. As required by policy Hr2B of the First Alteration of the Local Plan,
The Framework Plan can be used to guide the more detailed layout of the site. The
Framework Plan identifies key linkages and the constraints of the site. The key
features are shown including the neighbourhood centre and the school. These
facilities are proposed to be located in the south west corner of the site. This location
would enable good access to the future residents of the site and the adjoining
Langshott estate which has no neighbourhood services. The Framework Plan shows
the typical circulation route for the site. This shows a new link road between
Langshott and Cross Oak Lane. It also indicates that there would be a single spine
route within the site, terminating at the neighbourhood centre. The bus route would
continue through a bus gate on to Langshott. The Framework plan indicates that
there would be a mixture of densities, with higher density development in the centre
of the site and lower density at the edge.
5.22
The needs of the future residents of the site would need to be addressed by the
provision of additional services and infrastructure. In addition to the transport
requirements mentioned in 5.10-5.14 above, the proposal would result in demand for
a number of community facilities. These facilities include a general purpose
community building, education facilities for all school ages, and recreation facilities.
The proposal includes the provision on site of some leisure facilities and a
neighbourhood centre including shops, employment uses and community uses. The
additional needs of the future residents of the site are proposed to be provided off
site. Provided that these on and off site facilities are secured by the legal agreement
the proposal would provide for the needs of the future residents of the site.
Other Matters
5.23
The development of the site is constrained by the presence of a large number of
existing natural features such as hedgerows and trees.
Additionally the
Environmental Assessment identified a number of protected species on the site such
as newts and bats. The Framework Plan indicates, where possible, that these
existing ecologically significant features are retained and integrated into the future
development of the site. It is recognised that the preservation of these features
would also need to be considered during the development of the site. These matters
would need to be addressed in a detailed Method of Construction Statement which
would be required to be approved prior to development occurring on the site and will
also be considered in the detailed design of reserved matters applications. The
statutory bodies with an interest in these features which were consulted as part of the
application have raised no objections subject to conditions which are included in the
recommendation.
CONDITIONS
1
Approval of details of the siting, design and external appearance of the buildings and
the landscaping of the site (hereinafter called the 'reserved matters') shall be obtained
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from the Local Planning Authority in writing before any development is commenced.
Plans and particulars of the reserved matters referred to above, shall be submitted in
writing to the Local Planning Authority before the expiration of three years from the
date of this permission. The development hereby permitted shall be begun either
before the expiration of five years from the date of this permission, or before the
expiration of two years from the date of approval of the last of the reserved matters to
be approved, whichever is the later.
Reason:
To comply with Article 5 of the Town and Country Planning (General Development
Procedure) Order 1995 (or any order revoking and re-enacting that Order) and
Section 92(2) of the Town and Country Planning Act 1990.
2
The reserved matters referred to in condition 1 above, shall be designed in accord
with the "Development Framework Plan” Figure 3.1. reference: 11087/201(Rev J).
This should indicate the intended general road layout and pedestrian and cycle
routes, the bus routes and any priority measures, traffic management measures, the
broad layout of the neighbourhood centres, the nature, density and phasing of the
housing; the treatment of the edges of the site where it abuts both existing
development and the countryside; and the general location of the larger play spaces.
Reason:
In order that the Local Planning Authority may be satisfied that the development is
carried out in a comprehensive and co-ordinated strategy with regard to Reigate and
Banstead Borough Local Plan First Alteration (Revised Deposit Draft) 2000
Incorporating Proposed Modifications 2004 policies Hr 2B & Hr21.
3
The details of the siting, design and external appearance of the buildings, and the
landscaping of the site (hereinafter called the ‘reserved matters’) to be submitted in
accordance with condition 1 above shall accord substantially with the development
parameters and mitigation measures identified and assessed in the environmental
statement submitted in respect of this application.
Reason:
To ensure that the environmental impacts of the development have been identified
and are mitigated appropriately, with regard Reigate and Banstead Borough Local
Plan First Alteration (Revised Deposit Draft) 2000 Incorporating Proposed
Modifications 2004policies Hr 2B & Hr16 and in accordance with the environmental
assessment.
4
A landscape drainage and ecology management plan, including long term design
objectives, management responsibilities and maintenance schedules for all landscape
areas, drainage areas, the scheduled ancient monument at Scotchman's Copse , the
community hall and any other spaces which are to remain in joint private ownership,
other than small, privately owned, domestic gardens, shall be submitted to and
approved by the Local Planning Authority prior to the occupation of the development
or any phase of the development which ever is sooner , for its permitted use. The
landscape and ecology management plan shall be carried out as approved.
Reason:
To preserve and enhance the visual amenities of the locality with regard to Reigate
and Banstead Borough Local Plan 1994 policy Ho9 and Ut2. In order that the impacts
of the development are mitigated in accordance with the Environmental Statement.
5
No part of the development shall be commenced except in accordance with the
phased programme indicated on the "Indicative Phasing Plan" Figure 3.2 Ref:
11087/202 (Rev D).
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R15
Reason:
To ensure that the development is carried out in an orderly and co-ordinated manner
so that its impact on the amenities of the surrounding area, during construction, is
minimised with regard Reigate and Banstead Borough Local Plan First Alteration
(Revised Deposit Draft) 2000 Incorporating Proposed Modifications 2004 policies Hr
2B & Hr16.
6
The reserved matters referred to in condition 1 above, shall be generally designed in
accord with the “Design Guide” Dated December 2004 and ref [revision A] and the
mitigation measures identified in chapter 9 of the environmental statement submitted
in respect of this development.
Reason:
In order that the Local Planning Authority may be satisfied that the development is a
design-led approach which creates opportunities for good quality development with
regard to Reigate and Banstead Local Plan First Alteration (Revised Deposit Draft)
2000 Incorporating Proposed Modifications 2004 policies Ho9A, Hr 2B, Hr21 & Hr16.
(Note this should include should indicate the intended general road layout and
pedestrian and cycle routes, the bus routes and any priority measures, traffic
management measures, the broad layout of the neighbourhood centres, the nature,
density and phasing of the housing; the treatment of the edges of the site where it
abuts both existing development and the countryside; and the general location of the
larger play spaces)
7
The local network of pedestrian and cycle routes, high quality bus route which are
provided as a requirement of condition 2 shall be operational as soon as each
appropriate phase is occupied in accord with Reigate and Banstead Borough Local
Plan First Alteration (Revised Deposit Draft) 2000 Incorporating Proposed
Modifications 2004 policies Hr 2B and Hr16.
Reason:
To ensure the provision of these transport facilities in order to encourage a modal
shift away from private car usage, particularly during the peak hours and to provide
transport options for those without access to a car in accord with Reigate and
Banstead Borough Local Plan First Alteration (Revised Deposit Draft) 2000
Incorporating Proposed Modifications 2004 policies Hr 2B and Hr16.
8
No development shall take place until a Construction Method Statement has been
submitted to and approved in writing by the Local Planning Authority. Development
shall be carried out only in accordance with the approved Construction Method
Statement, which shall include details of:
Highways Matters
(a)
Construction of a temporary access road from Cross Oak Lane to avoid use
of residential roads, particularly Langshott
(b)
Parking for vehicles of site personnel, operatives and visitors
(c)
Loading and unloading of plant and materials
(d)
Storage of plant and materials
(e)
Programme of works (including measures for traffic management)
(f)
Provision of boundary hoarding
(g)
Hours of vehicle movement
(h)
Access routes to and from the site
Flora and Fauna
(i)
Protection of existing fauna and flora identified for retention
(j)
Protection of trees and hedgerows
Flood Risk
(k)
Temporary flood protection measures
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)
Environmental Health
(l)
Hours of noisy construction works (0800–1800 Monday to Friday, 0800-1300
Saturday and no noisy working on Sundays and Public Holidays)
(m) Measures to ensure noise and vibration impacts are minimised, including
detailed measures to reduce impacts on sensitive receptors
(n)
A detailed programme for the phasing of construction
(o)
Measures to prevent air borne contamination
(p)
Measures to prevent ground water contamination
Pollution
(q)
Construction related pollution prevention measures
Landscaping and visual impact
(r)
Suitable measures to minimise or avoid visual intrusion
(s)
Advance landscaping works
Archaeology
(t)
Measures to ensure any archaeological findings are properly handled and
evaluated
General Measures
(u)
Measures for ongoing consultation and communication with local residents
(v)
Obligations to observe current best practice throughout construction
Reason:
In order that the development should not prejudice highway safety nor cause
inconvenience to other highway users with regard to Reigate and Banstead Borough
Local Plan policy Mo7 & Ho9 and Surrey Structure Plan policy MT2. In order that the
impacts of the development are mitigated in accordance with the Environmental
Statement.
9
No development shall take place until samples of the materials to be used in the
construction of the external surfaces of the buildings, including fenestration and roofs,
have been submitted to and approved in writing by the Local Planning Authority, and
development shall be carried out in accordance with the approved details.
Reason:
To ensure that a satisfactory external appearance is achieved of the development
with regard to Reigate and Banstead Borough Local Plan First Alteration (Revised
Deposit Draft) 2000 Incorporating Proposed Modifications 2004 policies Ho9 and
Ho13.
10
Notwithstanding the provisions of the Town and Country Planning (General Permitted
Development) Order 1995 (or any order revoking and re-enacting that Order, with or
without modification) no domestic extensions shall be erected without the prior written
approval of the Local Planning Authority.
Reason:
To control any subsequent enlargements of dwellings in the interests of the visual and
residential amenities of the locality with regard to Reigate and Banstead Borough
Local Plan 1994 policies Ho9, Ho15, and Ho16,
11
No other development shall take place until the new access road, including its
junctions with Langshott and Cross Oak Lane, has been constructed in accordance
with the approved plans. No development shall begin before those junctions and 10
metres of the new road adjacent to each have been completed (other than the
wearing course) and the visibility zones included in the design shall be part of the new
road and shall not be included in any plot or other sub-division of the site.
Reason:
In order that the development should not prejudice highway safety nor cause
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inconvenience to other highway users with regard to Reigate and Banstead Borough
Local Plan policy Mo5 and Surrey Structure Plan policy MT2.
12
Before the first and each subsequent occupation of the school and commercial
premises the subject of the application, a Travel Plan, in accordance with the aims
and objectives of PPG13 (March 2001) and the Government White Paper (July 1998),
shall be submitted to and approved in writing by the Local Planning Authority. This
shall be implemented in accordance with the details to be submitted and thereafter
retained and/or amended to the satisfaction of the Local Planning Authority.
Reason:
In recognition of Reigate and Banstead Borough Council Policy Mo7, Planning Policy
Guidance Note 13 - Transport - and Surrey Structure Plan policy MT1.
13
A detailed design shall be submitted for approval to the Local Planning Authority for
the high quality bus route identified in the Framework Plan required as condition 2
which shall include the following;
a)
Provision of appropriate passenger waiting and information facilities which are
compatible and an integral part of the existing network
b)
Information facilities including the provision of computerised information or route
planning terminals at the Neighbourhood Centre,
c)
Provision within the route for it to be served by a double decker bus,
d)
The bus stops provided within the development shall be accessible to residents
and no further than 400 metres or 5 minutes walk from any new dwelling.
The bus route shall be constructed in accordance the approved detailed design.
Reason:
To ensure the provision of a high quality bus network and encourage a modal shift
away from private car usage as an integral part of comprehensive development
proposals in Horley with regard to Reigate and Banstead Borough Council Local Plan
First Alteration (Revised Deposit Draft) 2000 Incorporating Proposed Modifications
2004 policy Hr21.
14
A detailed design shall be submitted to the Local Planning Authority for a local
network of pedestrian and cycle routes identified in the Framework Plan required as
condition 2 which shall include the following;
a)
b)
Provision of appropriate signage and directional indicators,
The provision of safe crossings between the spine network and new access
roads within the development, into the existing urban area, and the areas
identified in the Local Plan.
Reason:
To ensure the provision of a local network of pedestrian and cycle routes and
encourage a modal shift away from private car usage as an integral part of
comprehensive development proposals in Horley with regard to Reigate and
Banstead Borough Council Local Plan First Alteration (Revised Deposit Draft) 2000
Incorporating Proposed Modifications 2004 policy Hr23.
15
No new dwelling shall be occupied until a plan indicating the positions, design,
materials and type of boundary treatment to be erected in connection with it has been
submitted to and approved in writing by the Local Planning Authority. The boundary
treatment shall be completed before the occupation of the dwelling.
Reason:
To preserve the visual amenity of the area and protect neighbouring residential
amenities with regard to the Reigate and Banstead Borough Local Plan 1994 policy
Ho9.
16
The reserved matters referred to in condition 1 above shall include details of both
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existing ground levels, proposed ground levels and the proposed finished ground floor
levels of the buildings, and the development shall be carried out in accordance with
the approved levels.
Reason:
To ensure the Local Planning Authority are satisfied with the that the proposal would
not exacerbate flood risk to existing and proposed dwellings, to ensure that it has an
appropriate relationship with adjoining development and to safeguard the visual
amenities of the locality with regard to Reigate and Banstead Borough Local Plan 1994
policy Ho9 and Ut3 and Surrey Structure Plan 1994 policy EN3.
17
Development shall not begin until the details of a SUDS scheme has been submitted
to and approved in writing by the Local Planning Authority.
Reason:
To ensure the BAA Safeguarding Team is consulted by the Local Planning Authority, so
they can undertake a full aerodrome safeguarding assessment and can provide
relevant comments, to avoid endangering the safe operation of aircraft through the
attraction of birds with regard to Reigate and Banstead Borough Local Plan 1994 policy
Ho9 and Ut3 and Surrey Structure Plan 1994 policy EN3.
18
Prior to the commencement of any development either:
(a)Details shall be submitted of a centralised CHP generating plant (or plants) and the
necessary infrastructure for the distribution of heat and electricity together with
the proposed long-term management arrangements through an energy services
company (ESCO), or
19
(b) A feasibility study shall be submitted that demonstrates why the use of centralised
CHP is not being proposed for some or all of the development on the grounds of
efficiency and/or cost.
Reason:
To comply with the requirements of Structure Plan Policy SE2.
The development hereby permitted shall not begin until a plan to mitigate the impact
of the development on Great Crested Newts within the site and its immediate area
has been submitted to and approved by the Local Planning Authority. The mitigation
plan shall be carried out as approved.
Reason:
To ensure protection of the Great Crested Newt population on site, being a protected
species with regard to Reigate and Banstead Borough Local Plan 1994 policy Pc2
and Surrey Structure Plan 1994 policy SE7.
In order that the impacts of the
development are mitigated in accordance with the Environmental Statement.
20
The development hereby permitted shall not begin until a further archaeological
evaluation has been carried out in accordance with a methodology submitted to and
approved by the Local Planning Authority.
Reason:
To minimise the likelihood that any unidentified archaeology is destroyed during the
construction of the development with regard to Reigate and Banstead Borough Local
Plan 1994 policy Pc8 and Surrey Structure Plan 2004 policy SE5. In order that the
impacts of the development are mitigated in accordance with the Environmental
Statement.
21
The development hereby permitted shall not begin until a management plan for the
Riverside Green Chain within the development hereby permitted has been submitted
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to and approved by the Local Planning Authority. The plan shall be implemented as
approved.
Reason:
To ensure the preservation of a range of natural habitats Reigate and Banstead
Borough Council Local Plan First Alteration (Revised Deposit Draft) 2000
Incorporating Proposed Modifications 2004 policy Hr38 In order that the impacts of
the development are mitigated in accordance with the Environmental Statement.
22
No dwelling shall be occupied until a waste strategy has been submitted to and
approved by the Local Planning Authority. This strategy will be implemented as
approved, subject to any amendments agreed with the Local Planning Authority. The
strategy shall include the incorporation of recycling facilities at the neighbourhood
centre and school, and measures to promote recycling and waste minimisation
throughout the development.
Reason:
To encourage waste reduction and recycling wherever possible in accord with Surrey
Structure Plan 2004 policy SE4. In order that the impacts of the development are
mitigated in accordance with the Environmental Statement.
23
Development shall not begin on the neighbourhood centre buildings until full details of
the proposed extract flues and ventilation system has been submitted to and
approved in writing by the Local Planning Authority and shall be installed in
accordance with the approved details.
Reason:
In the interests of protecting olfactory amenity and sustainability of the land use and
adjacent land uses. To ensure that the proposed development does not prejudice the
amenities of the properties in the surrounding area with regard to Reigate and
Banstead Borough Local Plan 1994 policy Sh2.
24
The development hereby permitted shall not be commenced unless and until a scheme
for the control of emissions to air from commercial and business uses has been
submitted to and meets with the approval of the local planning authority and this is
confirmed in writing. The local planning authority reserves the right to reject or approve
the scheme with amendment. The scheme shall include measures to prevent, monitor
and control the release of smoke and dust from the site.
Reason:
To ensure that the development does not unreasonably affect the amenity of the area
with respect to the environment and human health. In order that the impacts of the
development are mitigated in accordance with the Environmental Statement.
25
Details of a lighting design strategy for the whole development shall be submitted to
and approved in writing by the Local Planning Authority before the use hereby
permitted commences and the buildings are occupied, and the development shall be
carried out in accordance with the approved plans.
Reason:
To protect the visual amenity of the area and neighbouring residential amenities with
regard to the Reigate and Banstead Borough Local Plan 1994 policy Ho9 and Surrey
Structure Plan 1994 policy EN1. In order that the impacts of the development are
mitigated in accordance with the Environmental Statement.
26
The development shall not be commenced until details of play areas and informal play
space have been submitted to and approved in writing by the Local Planning
Authority. Such play areas and informal open space shall be completed within one
year of the occupation of the last dwelling.
Reason:
In order that the Local Planning Authority may be satisfied that such provision is
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satisfactory and to the required standard with regard to Reigate and Banstead
Borough Local Plan 1994 policies Ho9, Re5 and Re6.
27
Development shall not commence until details of on site drainage works including
sustainable surface water attenuation facilities, have been submitted to, and approved
by the Local Planning Authority in consultation with the sewerage undertaker. Such
works shall include a foul water pumping station and rising main. No works which
result in the discharge of foul or surface water from the site shall be commenced until
the onsite drainage works referred to above have been completed.
Reason:
To ensure that the foul and /or surface water discharge from the site shall not be
prejudicial to the existing sewerage system with regard to Reigate and Banstead
Borough Council Local Plan 1994 policy Ut3 and Surrey Structure Plan 1994 policy
EN3. To ensure that the mitigation measures identified in the environmental
statement are incorporated into the development.
28
None of the dwellings shall be occupied until works for the disposal of sewage has
been provided on the site to serve the development hereby permitted, in accordance
with details to be submitted to and approved in writing by the Local Planning
Authority.
Reason:
To protect the amenity of residents and to ensure that the site is satisfactorily drained
with regard to Reigate and Banstead Borough Local Plan 1994 policy Ut3 and Surrey
Structure Plan 1994 policy EN3.
29
Development shall not begin until a scheme and timetable for the installation of
appropriate drainage works have been carried out in accordance with details to be
submitted to and approved in writing by the Local Planning Authority.
Reason:
To ensure that the site is satisfactorily drained prior to the commencement of
development with regard to Reigate and Banstead Borough Local Plan 1994 policy
Ut3 and Surrey Structure Plan 1994 policy EN3.
30
Development shall not begin until a landscaping scheme that complies with the details
contained in the attached Advice Note 3, ‘Potential Bird Hazards form Amenity
Landscaping and Building Design’ i.e. type and spacing of trees and design details of
any water features, has been submitted to and approved in writing by the local
planning authority. Development shall be carried out in accordance with the approved
scheme.
Reason:
To avoid endangering the safe operation of aircraft through the attraction of birds
31
No building or structure exceeding 104.29 metres AOD shall be constructed within the
development.
Reason:
So that it does not breach the Obstacle Limitation Surfaces detailed in CAA
Publication CAP168.
Development shall not begin until details of the building designs which specifically
avoid endangering the safe operation of aircraft through the attraction of birds of the
interference with navigational aids have been submitted to and approved in writing by
the Local Planning Authority.
Reason:
To avoid endangering the safe operation of aircraft through the attraction of birds or
interference with navigational aids.
32
33
Development shall not begin until details of the schemes of lighting required during
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construction and for public spaces within the completed project have been submitted
to and approved in writing by the planning authority and such schemes shall specify
that lighting is of flat glass, full cut off design with horizontal mountings, and ensure
that there is no light spill above the horizontal. No subsequent alterations to the
approved lighting scheme are to take place unless submitted to and improved in
writing by the planning authority.
Reason:
To avoid endangering the safe operation of aircraft.
34
The development hereby permitted shall include the provision of small work spaces in
accordance with the needs of the area which shall be linked to and provided within
dwellings within and adjacent to the neighbourhood centre, of which no more than
50% of the ground floor area of the dwelling to which it is associated or 30m2,
whichever is the greater shall be work space.
Reason:
To facilitate small scale employment opportunities such as workspaces and
teleworking centres alongside the neighbourhood centres in accord with Reigate and
Banstead Borough Local Plan First Alteration (Revised Deposit Draft) 2000
Incorporating Proposed Modifications 2004 policies Hr 20.
35
Within the development hereby permitted, any commercial accommodation or
workspace units, within the neighbourhood areas, shall be restricted to Class B1.
Reason:
To ensure that any commercial accommodation or workspace, within the
neighbourhood areas, is not detrimental to the amenities of adjoining residents with
regard to Reigate and Banstead Borough Local Plan 1994 policy Ho9 and First
Alteration (Revised Deposit Draft) 2000 Incorporating Proposed Modifications 2004
policies Ho9 and Hr20.
36
The small workspaces which shall be linked to and provided within a dwelling shall
remain used as workspace in association with that dwelling.
Reason:
To protect the residential amenity of the dwelling and to encourage local employment
opportunities and to strengthen the neighbourhood centres in accord with Reigate and
Banstead Borough Local Plan First Alteration (Revised Deposit Draft) 2000
Incorporating Proposed Modifications 2004 policies Hr 20.
37
38
Development shall not begin until details of the schemes for the protection of soils
and agricultural mitigation measures which would be undertaken to ensure the
continuous operation of the adjoining agricultural activities have been submitted to
and approved in writing by the Local Planning Authority. Development shall be
carried out in accordance with the approved scheme. No subsequent alterations to
the approved scheme are to take place unless submitted to and improved in writing
by the planning authority.
Reason: To ensure the preservation of the existing agricultural uses with regard to
Reigate and Banstead Borough Local Plan 1994 policy Em10. In order that the
impacts of the development are mitigated in accordance with the Environmental
Statement.
In relation to the condition of land:
1 No development approved by this planning permission shall be commenced until:
a)
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Site Investigation: A written desk top study has been carried out that shall
include the identification of previous site uses, potential contaminants that might
reasonably be expected given those uses and other relevant information; and
using this information a diagrammatical representation (Conceptual Model) for
the site of all potential contaminant sources, pathways and receptors has been
produced. A site investigation must be designed for the site using the information
obtained from the desk top study and any diagrammatical representations
(Conceptual Model). This shall be submitted in writing to, and must meet with the
written approval of the Local Planning Authority in writing, prior to that
investigation being carried out on the site.
The investigation must be comprehensive enough to enable: a human health risk
assessment to be undertaken relating to soil, groundwater and surface waters
associated on and off the site that may be affected including provisions for
monitoring the quality of these; refinement of the Conceptual Model; and the
development of a Method Statement detailing the remediation requirements.
b)
Development in accordance with the Method Statement: A written Method
Statement detailing any remediation requirements, including measures to
minimise the impact on ground and surface waters and post remediation
monitoring, using the information obtained from the Site Investigation has been
submitted to the Local Planning Authority. This must meet with the approval of
the Local Planning Authority, in writing, prior to that remediation being carried out
on the site.
The development of the site shall be carried out in accordance with the approved
Method Statement, and any addenda submitted by the developer and agreed in
writing by the Local Planning Authority. Any post remediation monitoring
identified in the Method statement and agreed by the Local Planning Authority
shall be installed by the developer within the timescales identified in the Method
Statement and maintained and operated for as long as identified by the Method
Statement
2
Post Remediation Verification and Future Monitoring: Upon completion of the
remediation detailed in the Method Statement a report shall be submitted to the
Local Planning Authority that provides verification that the required works
regarding contamination have been carried out in accordance with the approved
Method Statement and any addenda thereto. Post remediation sampling and
monitoring results shall be included in the report to demonstrate that the required
remediation has been fully met. Future monitoring proposals and reporting shall
also be detailed in the report.
3
Unsuspected Contamination: If during development, contamination not
previously identified, is found to be present at the site then no further
development (unless otherwise agreed in writing with the Local Planning
Authority) shall be carried out until the developer has submitted, and obtained
written approval from the Local Planning Authority for, a written addendum to the
Method Statement. This addendum to the Method Statement must detail how
this unsuspected contamination shall be dealt with.
Reason:
To ensure that the proposed development and any site investigations and remediation
will not cause harm to human health or pollution of controlled waters with regard to the
Reigate and Banstead Borough Local Plan 1994 policy Ho9a and in order that the
impacts of the development are mitigated in accordance with the Environmental
Statement.
39
No development approved by this permission shall commence until a sampling strategy
(including a schedule for analytical testing and details of the sampling rate per unit
volume of imported soil) of all reprofiled soil materials shall be submitted to the Local
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Planning Authority. The sampling strategy shall not commence until it meets with the
approval of Local Planning Authority, in writing, and in accordance with any conditions
specified therein.
The sampling and analytical testing of the soils shall proceed in accordance with the
strategy as approved by the Local Planning Authority. Chemical and physical testing
shall be undertaken at a laboratory that has UKAS accreditation for the range of tests
identified within the sampling strategy. Results of the testing shall be compared to the
appropriate guideline values. Soils shall be suitable for the proposed use if they
conform to the guideline value, else they shall be rejected. The test certificates shall
be submitted for approval of the Local Planning Authority before the material is
imported on-site.
Reason:
To ensure that the development complies with approved details in the interests of
protection of the environment and human health with regard to the Reigate and
Banstead Borough Local Plan 1994 policy Ho9 and in order that the impacts of the
development are mitigated in accordance with the Environmental Statement.
40
During the construction phase all liquid hydrocarbon based fuels and lubricants shall be
bunded to 110% of the volume of the container in which they are stored. Any container
of liquid or hydrocarbon based fuels and lubricants shall be stored in a secure location.
All operations involving the transfer from container to vehicle or machinery (or visa
versa) shall be on hard standing laid to a fall to a three stage interceptor.
Reason:
To prevent the contamination that would result in unacceptable degradation of soil
quality with regard to the Reigate and Banstead Borough Local Plan 1994 policy Ho9a
and in order that the impacts of the development are mitigated in accordance with the
Environmental Statement.
41
Surface water drainage and source control measures shall be carried out in accordance
with details which shall have been submitted to and approved in writing by the Local
Planning Authority before development commences.
Reason:
To prevent the increased risk of flooding and to prevent pollution of the
water environment with regard to Reigate and Banstead Borough Local Plan 1994 policy
Ut3 and Surrey Structure Plan 2004 policy SE10.
42
No spoil or materials shall be deposited or stored on that part of the site lying within the
1 in 100 year floodplain.
Reason: To prevent the increased risk of flooding due to impedance of flood flows and
reduction of flood storage capacity with regard to Reigate and Banstead Borough Local
Plan 1994 policy Ut3 and Surrey Structure Plan 2004 policy SE10.
43
Compensatory flood storage works shall be carried out in accordance with details which
shall have been submitted to and approved in writing by the Planning Authority before
the development commences.
Reason:
To alleviate the increased risk of flooding that would otherwise be caused
by a reduction in flood storage capacity with regard to Reigate and Banstead Borough
Local Plan 1994 policy Ut3 and Surrey Structure 2004 policy SE10.
44
The buildings shall be constructed with finished floor levels set at no lower than 500mm
above the 1 in 100 + 20% flood level.
Reason:
To ensure that the development is subject to minimum risk of flooding with regard to
Reigate and Banstead Borough Local Plan 1994 policy Ut3 and Surrey Structure Plan
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2004 policy SE10.
45
No building, other than the link road bridge, or raising of ground levels shall take place
on that part of the site lying within the 1 in 100 year floodplain
Reason:
To prevent the increased risk of flooding due to impedance of flood flows
and reduction of flood storage capacity with regard to Reigate and Banstead Borough
Local Plan 1994 policy Ut3 and Surrey Structure Plan 2004 policy SE10.
46
The buildings shall be constructed with the oversite concrete finished at existing ground
level. The underside of all slab levels shall be set or above the 1 in 100 +20% flood level
across the site.
Reason: To prevent the increased risk of flooding due to impedance of flood flows and
the reduction of flood water storage capacity with regard to Reigate and Banstead
Borough Local Plan 1994 policy Ut3 and Surrey Structure Plan 2004 policy SE10.
47
No development approved by this permission shall be commenced until a detailed
scheme for the ecological mitigation and enhancement of the watercourses and
waterbodies present on or adjoining the site (the Burstow Stream, ditches and ponds)
has been approved by and implemented to the satisfaction of the Local Planning
Authority. This should include the treatment and planting of the watercourse's buffer
zones.
Reason: To protect and conserve the ecology of these watercourses with regard to
Reigate and Banstead Borough Local Plan 1994 policy Ut4 and Surrey Structure Plan
2004 policy SE7.
48
A Buffer Zone 10 metres wide alongside the Burstow Stream shall be established in
accordance with details which shall be submitted to and approved in writing by the Local
Planning Authority before the development commences.
Reason:
To maintain the character of the watercourse and provide undisturbed refuges for wildlife
using the river corridor watercourses with regard to Reigate and Banstead Borough
Local Plan 1994 policy Ut4 and Surrey Structure Plan 2004 policy SE7.
49
Buffer Zones 5 metres wide along both sides of the on site ditches and waterbodies shall
be established in accordance with details which shall be submitted to and approved in
writing by the Local Planning Authority before the development commences.
Reason:
To maintain the character of the watercourses and waterbodies and provide undisturbed
refuges for wildlife using the river corridor watercourses with regard to Reigate and
Banstead Borough Local Plan 1994 policy Ut4 and Surrey Structure Plan 2004 policy
SE7.
50
A landscape management plan, including long term design objectives, a native planting
scheme, management responsibilities and maintenance schedules for all landscape
areas, other than small, privately owned, domestic gardens shall be submitted to and
approved in writing by the Local Planning Authority before the development commences.
The landscape management plan shall be carried out as approved.
Reason:
To protect/conserve the natural features and character of the area with regard to
Reigate and Banstead Borough Local Plan 1994 policy Ho 9 and First Alteration
(Revised Deposit Draft) 2000 Incorporating Proposed Modifications 2004 policies Ho9
and Hr20.
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51
No development approved by this permission shall be commenced until a planting
scheme for the site and in particular watercourse buffer zones, has been approved in
writing by the Local Planning Authority. The approved scheme shall be carried out in
accordance with a programme for planting and maintenance related to stages of
completion of the development.
Reason:
To protect, restore or replace the natural features of importance within or adjoining the
watercourse area with regard to Reigate and Banstead Borough Local Plan 1994
policy Ho 9 and First Alteration (Revised Deposit Draft) 2000 Incorporating Proposed
Modifications 2004 policies Ho9 and Hr20.
52
There shall be no storage of materials within 8 metres of the Burstow Stream and 5m of
all other watercourses and waterbodies on the site. These must be suitably marked and
protected during development, ideally with fencing erected on the landward side of the
buffer zone, and there shall be no access during development within this area. There
shall be no fires, dumping or tracking of machinery within this area.
Reason:
To reduce the impact of the proposed development on wildlife habitats upstream and
downstream, including bankside habitats with regard to Reigate and Banstead Borough
Local Plan 1994 policy Ut4 and Surrey Structure Plan 2004 policy SE7.
53
All water crossings shall be by clear spanning structures (from banktop to banktop) that
will not impede the river corridor and allow the migration of both channel and bank
species. The design should include the provision of passes for wildlife.
Reason:
This will maintain a continuous buffer strip and provide a corridor for the passage of
wildlife and reduce the risk of pollution from run-off with regard to Reigate and Banstead
Borough Local Plan 1994 policy Ut4 and Surrey Structure Plan 2004 policy SE7.
54
Prior to the commencement of any development details of predicted energy use of all
buildings and the generation of on-site renewable energy shall be submitted and
approved by the Local Planning Authority. These details will demonstrate how energy
efficiency is being addressed, including benchmark data, and show the on-site measures
to be taken to produce a minimum of 10% of the total energy requirements of the new
development by means of renewable energy sources.”
Reason:
To promote sustainable urban development in accord with the requirements of Surrey
Structure Plan Policy SE2.
Informative
1
The applicant's attention is drawn to the advice contained in this letter dated 3/8/04
from TRANSCO. A copy of which is available for inspection at the Town Hall, Reigate.
2
Given the nature of the proposed development it is possible that a crane may be
required during its construction. We would, therefore, draw the applicant’s attention to
the requirement within the British Standard Code of Practice for the safe use of Cranes,
for crane operators to consult the aerodrome before erecting a crane in close proximity
to an aerodrome. This is explained further in the attached Advice Note 4, ‘Cranes and
Other Construction Issues’. The applicant's attention is drawn to the advice contained
in this letter dated 27/8/04 from BAA, a copy of which is available for inspection at the
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Town Hall, Reigate.
3
In the interests of protecting amenity, proper consideration should be given to the siting
and design of recycling centres to minimise their impact on neighbouring properties due
to noise.
4
Under the terms of the Water Resources Act 1991, the prior written consent of the
Environment Agency is required for any discharge of sewage or trade effluent into
controlled waters (e.g. watercourses and underground waters), and may be required for
any discharge of surface water to such controlled waters or for any discharge of sewage
or trade effluent from buildings or fixed plant into or onto ground or into waters which
are not controlled waters. Such consent may be withheld.
5
Culverting of a watercourse requires the prior written approval of the Local Authority
under the Public Health Act 1936, and the prior written consent of the Environment
Agency under the terms of the Land Drainage Act 1991/ Water Resources Act 1991.
The Environment Agency seeks to avoid culverting, and its consent for such works will
normally be withheld.
6
Under the terms of the Water Resources Act 1991 and the Land Drainage Byelaws
1981, the prior written consent of the Environment Agency is required for any proposed
works or structures in, under, over or within 8 metres of the Burstow Stream and the
critical watercourses.
Contact Ian Mawdsley on 01276 454 300 for further details.
7
The Countryside and Rights of Way Act 2000 furthers the duties under the 1968
Countryside Act by stating that any Government department has a general duty to have
regard to the conservation of biodiversity, which is defined as including restoration and
enhancement.
8
There are two 'Critical Ordinary Watercourses', and a number of other 'Ordinary
Watercourses' on or crossing the site. Any proposal to alter, stop up, culvert, or
connect to any watercourse, or building within 9 metres of the said watercourses,
requires Prior Written Consent from both the Local Land Drainage Authority (Reigate &
Banstead BC - Contact: Peter Russell, 01737 276606), and the Environment Agency
(Contact Ian Mawdsley, 01276 454488) under Reigate & Banstead's and the
Environment Agency's Land Drainage Byelaws, respectively.
9.
Any building work, alteration to ground levels, erection of fences walls or other means of
enclosure, removal or planting of trees within nine metres of a watercourse requires the
consent of Reigate & Banstead Borough Council under the Land Drainage Byelaws
2001. You are therefore advised of the need to seek separate consent under the above
byelaws. Application forms should be obtained from the Borough Council's Drainage
Engineer at the Earlswood Depot, Horley Road, Redhill, RH1 6PN.
10.
The applicant is advised that the Borough Council is the street naming and numbering
authority and you are requested to contact the Director of Policy and Environment when
construction is about to commence enclosing a site layout plan in order that official
street naming and numbering can be allocated as appropriate.
11.
The applicant is advised that a public right of way crosses the application site and it is
an offence to obstruct or divert the route of a right of way unless carried out in complete
accordance with appropriate legislation.
12.
The developer is reminded that it is an offence to allow materials to be carried from the
site and deposited on or damage the highway from uncleaned wheels or badly loaded
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vehicles. The Highway Authority will seek, wherever possible, to recover any expenses
incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent
offenders. (Highways Act 1980 Sections 131, 148, 149).
13.
The permission hereby granted shall not be construed as authority to carry out works on
the highway. The applicant is advised that a licence must be obtained from the
Highway Authority before any works are carried out on any footway, footpath,
carriageway, verge or other land forming part of the highway.
14.
The permission hereby granted shall not be construed as authority to obstruct the public
highway by the erection of scaffolding, hoarding or any other device or apparatus for
which a licence must be sought from the Highway Authority.
15.
The Highway Authority has no objection to the proposed development, subject to the
above conditions but, if it is the applicant’s intention to offer any of the roadworks
included in the application for adoption as maintainable highways, permission under the
Town and Country Planning Act should not be construed as approval to the highway
engineering details necessary for inclusion in an Agreement under Section 38 of the
Highways Act 1980.
16.
Your attention is drawn to the safety benefits of installing sprinkler systems as an
integral part of new development. Further information is available at
www.firesprinklers.info.
17.
The applicant is advised that all bats found in Britain are fully protected under schedule
8 of the Wildlife and Countryside Act 1981. It is an offence to kill or injure them when
roosting to destroy roosts or to block entrances to roosts. It is recommended that an
investigation is carried out by a licensed bat worker prior to any works of demolition or
refurbishment. If evidence of the presence of bats is found English Nature must be
informed immediately. For information on licensed bat workers the applicant should
contact Charlotte Evans, Surrey Bat Group, c/o Surrey Wildlife Trust, School Lane
Pirbright, Woking Surrey GU24 0JN 901483 488055)
18.
The applicant is advised that certain birds and mammals are protected in law under the
Wildlife and Countryside Act and all reasonable precautions must be taken to avoid
killing or injuring them and in the cases of birds, damaging or destroying their eggs.
The applicant is advised that search procedures should be carried out by a licensed
consultant to determine whether there are protected birds or mammals resident on the
site or in buildings, and to consult English Nature in the event that existence of such
species is confirmed.
19
For further advice and information on any issues identified as potential crime risks it is
recommended that you contact the Architectural Liaison officer, Surrey Constabulary,
Horley Police Station Massetts Road Horley Surrey RH6 7DQ.
20
Recycling of building materials should be considered to decrease the level of waste in
the interests of sustainability. The re-use or recycling of materials is desirable wherever
possible and should be seen as part of the development process. For further
information regarding the re-use or recycling of building materials the applicant is
advised to call the Surrey County Council Contract Centre on 08456 009009.
21
The site includes or adjoins the site which is a Scheduled Ancient Monument. You are
therefore advised to contact English Heritage South East Region, Eastgate Court, 195205 High Street Guildford Surrey GU1 3EH, to establish whether separate Ancient
Monument Consent is required and to be advised.
22
Your attention is drawn to the need to comply with the requirements of the
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Environmental Protection legislation and in this respect you are advised to contact the
Environmental Health Services Unit.
23
You are advised that the Council will expect the following measures to be taken during
any building operations to control noise, pollution and parking:(A) Work which is audible
beyond the site boundary shall only be carried out between 08.00hrs to 18.00hrs
Monday to Friday, 08.00hrs to 13.00hrs Saturday and not at all on Sundays or Bank
Holidays.
(B) The quietest available items of plant and machinery shall be used on site. Where
permanently sited equipment such as generators are necessary, they should be
enclosed to reduce noise levels.
(C) Deliveries shall only be received within the hours detailed in (a) above.
(D) Adequate steps shall be taken to prevent dust causing nuisance beyond the site
boundary. Such uses include the use of hoses to damp down stockpiles of materials
which are likely to generate airborne dust, to damp down during stone/slab cutting; and
the use of bowsers and wheel washes.
(E) There shall be no burning on site.
(F) Only minimal security lighting shall be used outside the hours stated above.
(G) Building materials and machinery shall not be stored on the highway and
contractors’ vehicles shall be parked with care so as not to cause an obstruction or
block visibility on the highway.
(H) Further details of these noise and pollution measures can be obtained from the
Council's Environmental Health Services Unit.
23.
The applicant is advised that prior to the initial occupation of any individual dwelling
hereby permitted, a 140 litre wheeled bin conforming to British Standard RG723/2 and a
60 litre recycling box shall be provided for the exclusive use of the occupants of that
dwelling. Prior to the initial occupation of any communal dwellings or flats, details of
wheeled refuse bins conforming to British Standard RG723/2 and storage facilities for
the wheeled bins shall be submitted to and approved in writing by the Local Planning
Authority. The approved storage facilities shall be constructed and the approved bins
installed by the developer prior to the initial occupation of any dwelling hereby
permitted.
Further details on the specification for wheeled bins and recycling boxes is available
from the Council’s Neighbourhood Services Division telephone 01737 276224. Bins
and boxes meeting the specification may be purchased from any appropriate source,
including the Councils Neighbourhood Services, telephone 01737 276627.
REASON FOR PERMISSION
The development hereby permitted has been assessed against development plan polices
Pc4, Pc5 Pc8, Pc9, Pc 10 Co8, Co9 Ho1, Ho2, Ho3, Ho9, Ho10, Ho13, Em2, Em3, Em10
Sh1, Sh2 Sh9, Sh11, Sh12, Sh13, Sh14, Sh15, Sh16 Re2, Re3, Re4, Re5, Re6, Re8, Cf2,
Cf3, Cf4, Cf5 Ut1, Ut2, Ut3, Ut4 Mo2, Mo3, Mo4, Mo5, Mo6, Mo7, Mo8, Mo9, Mo10, Mo11,
Mo12, Mo13 and material considerations, including national planning guidance in PPG3
‘Housing’, emerging national guidance, Structure Plan policy LO6 and third party
representations. It has been concluded that the development does conflict with development
plan policies Co8 and Co9, but considering that it is in accordance with the First Alteration
Borough Local Plan policies which the Full Council has resolved to adopt as modified, that
there are significant and compelling material considerations that justify making a departure in
this case in the public interest.
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Appendix 1 List Of Documents
North East Horley Outline Planning Application 04/01778/out
Document
Reference
A (ii)
Description
Author
Date
Ref No.
NE Horley Planning
Application Boundary Plan
Barton Willmore
206/D
B (ii)
NE Horley Constraints Plan
Barton Willmore
C (iii)
NE Horley Development
Framework Plan
NE Horley Indicative Phasing
Plan
Barton Willmore
Horley NE Sector Movement
and Access Strategy
North East Horley
Environmental Statement
Supplementary Report
NE Horley Design Guide
Atkins
16
December
2004
16
December
2004
10 February
2005
16
December
2004
June 2004
D (ii)
E (ii)
H (ii)
J (iii)
F
G
I (i)
I (ii)
I (iii)
I (iv)
I (v)
I (vi)
NE Horley Concept Master
Plan
Horley NE Sector Proposed
Highway Layout General
Arrangement
NE Horley Environmental
Statement
NE Horley Environmental
Statement Volume II
Appendices: Appendix 8.1
Flood Risk Assessment
NE Horley Environmental
Statement Volume II
Appendices: Appendix 9
Landscape and Visual
Amenity
NE Horley Environmental
Statement Volume II
Appendices: Appendix 10
Ecology and Nature
Conservation
NE Horley Environmental
Statement Volume II
Appendices: Appendix 11
Archaeology and Cultural
Heritage
NE Horley Environmental
Statement Volume II
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Barton Willmore
200/F
201/J
202/D
4415950.11
0/A
Barton Willmore
December
2004
Martin Grant
Homes/ Wates/
Barton Willmore
Barton Willmore
December
2004
9 July 2004
205/D
Atkins
July 2004
Figure 9.1/A
Barton Willmore
July 2004
Atkins
July 2004
CPM
Environmental
Planning and
Design
July 2004
CPM
Environmental
Planning and
Design
July 2004
CPM
Environmental
Planning and
Design
July 2004
Atkins
July 2004
Document
Reference
K (i)
K (ii)
L
M
N
Description
Appendices: Appendix 12
Transport Assessment
Horley NE Sector
Development Transport
Assessment
Horley NE Sector Draft
Construction Method
Statement
Horley NE Sector Picketts
Lane & New House Lane
Potential Traffic Calming
An Archaeological Evaluation
of Land at North East Horley,
Surrey
North East Horley
Renewables Options
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Author
Date
David Tucker
Associates
July 2004
David Tucker
Associates
9 February
2005
Atkins
October
2004
Jim Stevenson /
Archaeology
South East
Faithful and
Gould
January
2005
10 February
2005
Ref No.
4415950/TP
/HB/020/A
Appendix 2 Neighbour Comments
Neighbour Comments for 04/01778/OUT
Issue
Loss of privacy to adjacent residents and gardens
Loss of rural character
Noise and light pollution from new roads
A varied architectural style should be employed
There will be insufficient police to patrol the new development
Existing trees need to be protected
Willow Trees at the rear of Tanyard should be protected
There will be an increase in crime, vandalism and unsocial behaviour
as a result of upgrading the pedestrian alleyway at Hazelhurst to a
cycleway
Loss of open land will be detrimental to existing residents (this land is
not recreation land or in public ownership, therefore it cannot be
considered to provide an amenity to adjoining residents)
Loss of versatile agricultural land is unacceptable
Loss of wildlife
Loss of protected hedgerows
Setting of listed buildings will be destroyed
Existing sewerage problems will be made worse
Development will generate additional waste before any measures are
put in place to reduce it
The new development would pollute ground water supplies
Increased risk of flooding
Theoretical model should not be used to estimate the flood plain –
historical evidence should define the edge of the development
Development will alter the way that land has previously drained and
cause flooding
The drainage ditches are already full and cannot be used to
accommodate any hard water run-off
The drainage channels in Cross Oak Lane, and under field entrances
should be enlarged and regularly maintained
The new link road should be constructed to allow water to flow beneath
it
The development will cause flooding on Cross Oak Lane
The kick-about and outdoor sports areas will be unusable when the
area is flooded
Will anybody be compensated if existing houses flood as a result of the
new development
Affordable housing will be detrimental to the area
There are not sufficient employment facilities in Horley to sustain this
growth in population
Noise from construction
Loss of view
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Response in
paragraph
number:
5.19
5.2-5.4
5.20
5.20
Not a
planning
matter
5.23
5.23
5.20
(Designing
out crime)
5.2-5.5
5.4
5.23
5.23
5.23
5.7
SCC matter.
5.7
5.6-5.8
5.7
5.6
5.7
Comment
noted
5.7
5.6
5.2
Not a
planning
matter
Comment
noted
5.2
5.23
Not a
planning
Neighbour Comments for 04/01778/OUT
Issue
Brownfield sites should be used instead
At least 50% of the housing should be affordable
Effect on insurance cover
Community facilities will not be able to cope
Existing pollution will be exacerbated
Secondary school does not have capacity to cope with additional
children
Application is premature ahead of the consideration of the local plan
Further planning application along the route of the road may be
encouraged
Fastway service will not be as well used as put forward
Community facilities should be provided early in the development
New houses will not encourage key workers due to the existing cost of
living in this area
New road from the development should be moved closer to the main
railway line, further west than the cycle route on Cross Oak Lane
Traffic calming would increase the suburbanisation of country lanes
There will not be sufficient NHS provision for all the new residents
The new development would increase the risk of subsidence in
existing properties
There will be too many more domestic pets resulting in harm to wildlife
and increasing the bill for street cleaning
Traffic flow data was collected on a day when the schools were closed
Increase in traffic congestion across the whole of Horley
There will be too much parking on existing Langshott roads and cul-desacs
Local roads will become rat runs
Train services have been reduced and are now inadequate, this will
cause further overcrowding
Traffic calming and width restrictions will make access impossible for
existing farm businesses
The new link road will add to the current difficulty of exiting Cross Oak
Lane
When Ladbroke Road railway bridge is closed the new link road will
not help in exiting Langshott
The bend on Cross Oak Lane should be straightened out to reduce the
dangers to users
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Response in
paragraph
number:
consideration
5.2
5.15
5.7
Not a
planning
matter
5.2
5.23
5.2
5.4
5.2
5.12
5.20
5.15
5.21
5.13
A matter for
the Health
Authority
5.7
5.23
5.9
5.11
5.11
5.19
5.11
5.22
5.10
5.20
5.9