(Attachment: 6)Agenda item - Reigate and Banstead Borough Council

Planning Committee Agenda Item 8 

13 April 2011 11/00126/F 

TO: 

PLANNING COMMITTEE 

DATE: 13 April 2011 

REPORT OF: 

AUTHOR: 

HEAD OF BUILDING & DEVELOPMENT 

SERVICES 

Alan Ward 

TELEPHONE: 01737 276 216 

EMAIL: 

AGENDA ITEM: 8 WARD: Horley East 

alan.ward@reigate-banstead.gov.uk 

APPLICATION NUMBER: 04/01778/RM13 VALID: 7 September 2010 

APPLICANT: Barratt Southern Counties AGENT: Gerry Lytle Associates 

LOCATION: 

HORLEY DEVELOPMENT NORTH EAST SECTOR, HORLEY 

DESCRIPTION: Details of access, appearance, landscaping, layout and scale for 308 

dwellings (including 60 bed extra care home) and neighbourhood 

centre 

DRAWING NUMBERS: See Condition 13 

SUMMARY 

Outline planning permission was granted following a resolution of the Planning 

Committee made in March 2005 and the subsequent completion of a legal 

agreement in September 2006. This was for 600 of the allocated 710 dwellings 

within the new neighbourhood, a neighbourhood centre, a primary school and a 

community hall, comprising phases one and two. 

This reserved matters application progresses the development of the new 

neighbourhood of 710 homes in Horley East, commonly known as the North East 

Sector. Construction of the site is well underway, with phase one, comprising 252 

homes and two additional pockets to the west by the London to Brighton railway 

(known as phases 1A and 1B and accounting for 40 dwellings) nearing completion. 

This application relates to phase two of the site, as indicated within the outline 

application, and is the parcel of land immediately to the east of Lake Lane. 

Permission has been granted for the spine road that will run through phase two and 

serve the housing now proposed, this is under construction. 

The development would incorporate 308 dwellings and a neighbourhood centre. 60 

of the dwellings would be provided within an extra care facility, which would 

consist of self-contained one and two-bedroom flats with communal areas and 

twenty four hour care available. This would be operated by a Registered Social 

M:\BDS\DM\Ctreports 2010-11\Meeting 13- 13 April 2011\Agreed Reports\04.01778.RM13 - Horley NE Sector Phase 2.docx


13 April 2011 11/00126/F 

Landlord. Overall 25% of the dwellings within phase two would be affordable 

housing in line with Council policy and what was agreed at the outline stage. 

The school site is located within this phase and is shown on the plans. This parcel of 

land is to be handed over to the County Council in September and its layout and 

design have yet to be determined, as it would be subject to a separate application 

which the County Council may process themselves. However, it is envisaged that 

they will do so in consultation with the Borough. 

The neighbourhood centre would include three shop units, two office units and 

conversion of the grade II listed Tanyard Barn into a community centre. 

The proposed layout of the scheme follows guidance set out in Surrey Design, the 

Horley Design Guide and the Council’s Local Distinctiveness Design Guide. It 

would continue the main themes of phase one with a hierarchy of roads to serve the 

dwellings, comprising a main distributor road through the centre with smaller 

roads radiating to the outer boundaries of the site. There would be pedestrian links 

throughout the site to provide internal circulation and access to the surrounding 

area. Development would be laid out in informal blocks defined by roads or public 

and private spaces within the scheme. The dwellings themselves would comprise a 

mix of sizes and heights, generally being higher and denser along the spine road 

and at other focal points, decreasing in scale towards the edges to achieve a 

successful transition to the countryside beyond. 

The proposal includes an appropriate mix of private and affordable housing to 

accord with the requirements of the outline permission and the legal agreement. 

There would be a number of associated areas of open play space of various forms to 

serve the dwellings 

The detailed designs vary between building types, but a more traditional design is 

proposed for those houses sited towards the outer boundaries, particularly with the 

countryside, with a more urban feel to buildings located at the focal points of the 

site. In addition, with much of phase one completed and occupied it has been 

possible to see aspects that could be improved upon, and the applicant has agreed 

to the following: 

 

 

 

 

 

An increase in width of garage doors to allow easier parking of vehicles; 

The introduction of chimneys on many dwellings and greater articulation on 

buildings; 

Wooden-frame windows and sash windows where design requires it; 

Variations in road surface throughout the development; and 

Details of a small open area by the neighbourhood centre being reserved by 

condition, allowing further consideration to increase parking and recycling 

provision. 



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In addition, the development includes more off-road parking than was the norm for 

phase one, in order to minimise on-street parking. 

The development would continue to use the palette of materials agreed for phase 

one to be sympathetic to the overall design approach. This would include, for 

example, facing brickwork, tile hanging, render and weatherboarding to external 

elevations, and a mix of tiles and slate effect roofs. Such a mix would add visual 

interest and variety to the development without preventing a wider design 

consistency being achieved across the neighbourhood as a whole. 

Open space within the development would be provided by way of a large Local 

Area for Play (‘Super LAP’) by the community centre, and a Local Equipped Area 

for Play (LEAP) at the northern part of the site. Beyond this is the Riverside Green 

Chain, which will provide formal and informal recreational space, which received 

approval under a separate permission. Trees along the western and eastern 

boundaries will be retained and incorporated into the development. 

The development is also to incorporate a Sustainable urban Drainage System (SuDS) 

to provide surface water attenuation and flood protection measures. This will be in 

the form of swales, rills and permeable paving and can be controlled by condition. 

The applicant is currently finalising the design detail in consultation with the 

Council. 

10% of the energy requirements of the dwellings would be met from renewable 

sources such as solar panels and air source heat pumps. 

Flats within the extra care facility are classified as a normal dwelling type, for 

people over 55 with varying levels of care requirements. A Registered Social 

Landlord would run the facility, as affordable housing with a mix of social rented 

and affordable leasehold units. The Housing Manager has confirmed that there is a 

need for this type of facility within the Borough and it was envisaged that it would 

be built within the North West Sector, which has yet to gain planning approval (the 

Council has resolved to grant outline permission but the necessary planning 

obligation has not yet been completed). The early introduction of this facility is 

welcomed, but as the applicant has not yet secured an end user for the facility it will 

be necessary to reserve other parts of the site for affordable housing in case it does 

not go ahead. This can be secured by a deed of variation to the original planning 

obligation for phases one and two, which is currently being drafted. 

The reserved matters accord with the outline planning permission and the 

requirements of the legal agreement, and would help to create a high quality new 

neighbourhood that follows good practice in its layout and design. 



13 April 2011 11/00126/F 

RECOMMENDATION 

Subject to the completion of all documentation required to create a deed of variation 

to the planning obligation under Section 106 of the Town and Country Planning Act 

1990 (as amended) attached to application 04/018778/OUT to: 

(i) 

(ii) 

Provide the option to develop a 60 unit extra care housing scheme; and 

Reserve development of part of the site until the extra care scheme has been 

secured, in order to ensure that the appropriate amount of affordable housing 

is provided. 

Reserved matters are APPROVED subject to conditions. 



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Consultations: 

Highway Authority: no objection. 

Gatwick Airport: no objection. 

EDF Energy: no objection 

Surrey Police Crime Prevention Officer: no objection. 

Horley Town Council: no objection 

NATS Safeguarding: no objection. 

Environment Agency: objection. (Note: this is expected to be withdrawn.) 

SCC Archaeology: no objection subject to a suggested condition. 

Representations: 

Letters were sent to neighbouring properties on 16 September 2010 and 15 March 

2011, site notices were posted 27 September 2010 and 22 March 2011, and an 

advertisement was placed in the local press on 22 September 2010. Six responses 

have been received raising the following issues: 

Issue Number Response 

Increase in traffic and congestion 2 See paragraphs 6.30-6.35 

Over-development 1 See paragraphs 6.13-6.16 

General objection 1 See paragraph 6.1 

No need for the development 

Deviation from masterplan 

Lack of infrastructure 

Noise and disturbance 

1.0 Site and Character Appraisal 

1 

2 

1 

1 

See paragraph 6.1 




1.1 The North East Sector amounts to a 55-hectare site located on the northern 

side of Langshott. This application relates to phase two of this overall site, as 

per the legal agreement accompanying the outline permission, which is 

approximately 11.2 hectares. The site currently comprises open fields with an 

existing hedgerow on the western side, on the boundary with Lake Lane (part 

of the National Cycle Route), and a tree belt toward the eastern side, 

beyond which is a smaller parcel of land contained by tree lines that also 



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constitutes the application site. The application site includes Tanyard Farm 

on the southern boundary, which is a grade II listed barn with outbuildings 

and a yard area. 

1.2 Phase one of the sector is on the other side of Lake Lane to the west, the 

Langshott Estate is beyond Langshott to the south, and to the east are fields 

and another parcel of land that has outline planning permission for 110 units 

which, constitutes the third and final phase of the North East Sector 

development. 

2.0 Added Value 

2.1 At the pre-application stage the applicant was advised to provide a logical 

continuation of phase one in design and layout. 

2.2 Improvements secured during the course of the application include: 

 

 

 

 

 

 

 

 

 

 

 

 

 

Additional parking spaces secured with landscaping; 

An increase in width of garaging; 

A reduction in the size and bulk of the extra care home; 

An increase in the scale of buildings about the care home to create an 

appropriate townscape; 

Continuous higher density frontage where it is appropriate along the 

spine road; 

More variation in dwelling types along the spine road; 

The introduction of chimneys and re-introduction of extended porch 

canopies, full bay windows, gable elements, wooden-frame windows 

(including sash) and tile hanging where necessary; 

Variation in surfacing used on the spine road; 

Alterations to the design of swales to increase visual appeal (the final 

design is to be confirmed); 

An increase in height of dwellings facing onto the neighbourhood centre 

to provide a clearer and appropriate sense of place; 

The introduction of a footpath to the rear of the extra care scheme; 

The introduction of an additional road to increase permeability and 

create perimeter blocks; and 

An increase in the depth of the landscape buffer between the 

development and Langshott. 

2.3 Further improvements could be secured through the use of conditions 

including one to reserve the final detail of the open area in the 

neighbourhood centre so that parking levels and recycling facilities may be 

improved. 



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3.0 Relevant Planning and Enforcement History 

3.1 04/01778/OUT A new neighbourhood of 600 

dwellings with associated facilities 

and infrastructure works 

Resolution to grant 

23 March 2005 

Granted with S106 

22 September 2006 

3.2 

04/01778/RM1 

Construction of the Spine Road and 

Swales to facilitate residential 

development for phase one of the 

NE Sector new neighbourhood 

development 

Granted 

2 October 2007 

3.3 

04/01778/RM2 

Reserved matters application for 252 

new homes 

Granted 

4 December 2007 

3.4 

04/01778/RM12 

Reserved matters application 

pertaining to the spine road for 

phase two of 04/01778/OUT 

Granted 

25 January 2011 

4.0 Proposal and Design Approach 

4.1 This reserved matters application follows outline permission 04/01778/OUT 

granted in September 2006. The reserved matters for which approval are 

sought are access, appearance, landscaping, layout and scale of 308 dwellings 

and the neighbourhood centre. The principle of development, the means of 

access and the impact of the development on the wider environment were 

determined at the outline application stage. 

4.2 The school site is located within this phase, and this parcel of land is to be 

handed over to the County Council in September. Its layout and design 

has yet to be determined, as it will be subject to a separate application. It is 

envisaged that the County Council will progress this in consultation with the 

Borough Council. 

4.3 The design approach for the development continues the themes of phase one, 

which has been informed by the advice in the Horley Design Guide and 

Surrey Design. This has included creating a variety of sub-characters within 

the phase to encourage a sense of place and identity for residents and visitors 

alike, and a layout containing distinctive features such as urban squares to 

create a legible form of development. The applicant has taken account of the 

constraints of the site, namely the flood plain, existing tree belts and 

landscaping, which have played a major part in defining and influencing the 

final layout. 



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4.4 The flood plain defines the developable area in this respect and therefore 

creates open areas at the edge of development that will be utilised as visual 

breaks, areas of landscaping or for outdoor recreational uses. The tree belts 

form strong features running north-south through the site, which again allow 

significant spacing between built form, and create landscaped avenues 

that would complement internal areas of open space. 

4.5 The Fastway bus route would pass through the development and leave the 

site onto Langshott by the neighbourhood centre. Only buses would be 

allowed to exit the site in this manner, ensured by the presence of an 

automatic bus gate. 

4.6 Housing would be laid out in the form of perimeter blocks of appropriate 

sizes on either side of the main spine road. These blocks would vary in 

character to reflect their position within the hierarchy of areas that make up 

the phase, and ultimately part of the overall neighbourhood. This approach 

is encouraged in both the Horley Design Guide and Surrey Design, which 

refers to the importance of distinct character areas such as: 

The neighbourhood core: to include formal spaces; close-knit development; 

doors fronting streets with short front gardens; a mix of dwelling sizes; 

landmark buildings; a range of dwelling heights; traditional materials; and 

secure rear courtyards for parking with some on street designated bays. 

Transitional area: to include a more regular road pattern; roads incorporating 

a number of character areas; dwellings fronting roads and main footpaths or 

cycle routes; shorter terraces of dwellings; a lower density; larger gardens 

with space to park behind building lines; and terraced parking in rear 

courtyards. 

Countryside edge: to include as above but more spacious development; 

lower densities; larger buildings of more individual design fronting onto the 

countryside; high quality design; less regular building lines; and limited on 

street parking. 

4.7 The use of air source heat pumps and solar panels would be utilised to 

ensure that a minimum of 10% of the development’s energy needs are met 

from renewable sources. It is expected that the detailed design of the new 

school will add to this. 

4.8 Further details of the development are as follows: 

Site area 

Proposed parking spaces 

Parking standard 

11.2 hectares 

447 (including 49 visitor spaces)* 

462 (maximum) 



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Number of affordable units 71 

Proposed site density 

Density north of Langshott 

Density of Langshott Estate 

Density of Phase 1 

27.5 dwellings per hectare 

3-15 dwellings per hectare 

20-50 dwellings per hectare 

31 dwellings per hectare 

*The level of designated parking is likely to increase with the re-design of the 

open space by the neighbourhood centre. 

4.9 Details of the mix and affordability of dwellings are as follows: 

Unit Type Open Market Affordable Overall 

One and two-bedroom flats 

(extra care facility) 

0 60 60 

Two bedroom houses 4 4 8 

Two bedroom coach houses 16 0 16 

Three bedroom houses 88 5 93 

Four bedroom houses 87 2 89 

Five bedroom houses 42 0 42 

Total: 237 71 308 

5.0 Policy Context 

5.1 Designation 

Allocated Housing Site – policy Hr16 

Countryside beyond the Green Belt (Riverside Green Chain) 

Grade II listed building 

5.2 The South East Plan 2009 

Spatial Strategy 

Cross-Cutting Policies 

Housing 

Natural Resource Management 

Gatwick 

SP3 

CC4, CC6 

H1, H2, H4, H5 

NRM10, NRM11 

GAT1, GAT2, GAT3 

5.3 Reigate & Banstead Borough Local Plan 2005 

Landscape & Nature Conservation 

Heritage Sites 

Pc2G, Pc4, Pc5 

Pc8, Pc9 



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Housing 

Recreation 

Utilities 

Movement 

Shopping 

Employment 

Horley Master Plan 

Ho2, Ho3, Ho9, Ho9A, Ho10, Ho13, 

Ho20 

Re2, Re3, Re4, Re5, Re6, Re8 

Ut1, Ut3, Ut4 

Mo4, Mo5, Mo6, Mo7, Mo9, Mo11, 

Mo12, Mo13 

Sh1, Sh2, Sh5, Sh10 

Em1, Em2, Em3 

Hr1, Hr2, Hr2A, Hr2B, Hr3, Hr16, 

Hr17, Hr19, Hr20, Hr21, Hr23, Hr24, 

Hr33, Hr36, Hr37, Hr38 

5.4 Other Material Considerations 

Planning Policy Statements/Guidance 

Supplementary Planning Guidance 

Other 

PPS1, PPS3, PPS5, PPS7, PPS9, 

PPG13, PPS23, PPS25 

Horley Design Guide 

Surrey Design 

Local Distinctiveness Design Guide 

A Parking Strategy for Surrey 

Parking Standards for Development 

Affordable Housing 

Outdoor Playing Space Provision 

By Design 

The Manual for Streets 

Design Bulletin 32 

Places Streets and Movements 

Human Rights Act 1998 

6.0 Assessment 

6.1 The principle of the development of a new neighbourhood in this location 

was set with the adoption of the 2005 Borough Local Plan. The impact of the 

neighbourhood on the wider environment was assessed further in the context 

of the outline application, 04/01778/OUT, approved in September 2006 with 

an accompanying legal agreement that secured a package of planning 

benefits totalling some £30 million. 

6.2 This application seeks approval for the layout, scale, appearance and 

landscaping of the second phase of the development. The outline planning 

permission was accompanied by 56 planning conditions, many of which had 

several sub-sections requiring separate submissions. The majority have now 

been satisfied although their audit has proved onerous for both the applicant 

and the Council. In order to reduce the administrative burden it is proposed 

to re-impose relevant conditions on this permission, but with simpler 



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wording that requires compliance rather than submissions where possible. 

This would allow the Council better management of the site, including 

enforcement where necessary, whilst removing unnecessary constraints for 

the development. The main issues to consider are therefore: 

 

 

 

 

 

 

 

 

 

Siting and layout - design appraisal 

Scale and appearance of buildings 

Open space and landscaping 


Neighbour amenity 

Transport and parking issues 

Flood risk 

Renewable energy 

Contamination 

Siting and layout 

6.3 The proposed siting and layout of the development follows current good 

practice on appropriate design principles as set out in a range of design 

guidance documents including national guidance in By Design and The 

Manual for Streets; the County-wide guidance in Surrey Design; and the 

Borough Council’s own design documents - the Horley Design Guide and the 

Local Distinctiveness Design Guide. 

6.4 The road network encompasses a hierarchy of roads, from the main 

distributor road where pedestrians and vehicles are separated, through to 

mews courtyards and private drives where they are not. This hierarchy 

presents a flexible choice of routes for users. 

6.5 The three recommended areas of the “neighbourhood core”, the “transitional 

area” and the “countryside edge” are clearly evident with changes in 

densities, building heights, types and spacings that define these areas, as 

encouraged in the guidance documents. 

6.6 The creation of smaller areas within the character areas has been achieved in 

particular with two main squares and the neighbourhood centre. The use of 

three-storey buildings, large grassed verges and raised tables with varying 

surface paving help to punctuate and provide legibility within the 

development. The extra care home would be the largest building within the 

development and buildings around it have been designed to provide a 

transition to the more domestic form, again creating a townscape with 

reference points that would help future users find their way. 

6.7 Parking provision on a development of this size could detract from the 

overall quality and character of a scheme if not carefully positioned. The 

design guidance encourages various methods to prevent parking dominated 



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developments. This scheme is considered to be successful for the most part 

in achieving this. Parking spaces would be hidden from main street 

frontages wherever possible, either to the side of properties, in rear 

courtyards, or in buildings with flats over. These methods follow the 

recognised principles in both Surrey Design and the Horley Design Guide. 

There are instances where a number of spaces are situated to the front of 

dwellings, but these would be either tucked away within the development or 

surrounded by good levels of landscaping, and this arrangement would not 

therefore have such an impact to the visual amenities of the wider area as to 

be detrimental. 

6.8 In response to concerns over a potential shortfall in visitor parking, 

additional on-street bays have been added and the open space in the 

neighbourhood centre could be re-designed to provide further parking. 

These aspects would help discourage inappropriate on-street parking that 

might obstruct the main road. It is likely that visitor parking will still occur 

on the roads at certain points, but the road widths have been designed for 

this and for space to still be available for other vehicles to pass. 

6.9 The buildings about the neighbourhood centre would fit in well with the 

character of the converted barn and would provide an attractive facility for 

residents. The current arrangement is for two office units and three retail 

units with flats above. During the course of the application central chimneys 

have been added to allow for ducting/ventilation equipment to be 

sympathetically incorporated into the building. 

6.10 The conversion of the barn appears externally to generally be acceptable. 

However further details of the final external and internal appearance are 

required, so a condition can require a method statement with further detail. 

However, it should also be noted that more detailed control will be exercised 

through the necessary application for listed building consent for these works. 

6.11 The school is to be handed to Surrey County Council toward the end of the 

year (in or after September), and no details of its layout or elevations are 

established. The master plan however does show a main vehicular entrance 

from the spine road and also a pedestrian entrance from the neighbourhood 

centre into the school site. This should spread the congestion associated with 

dropping off/picking up children and help the vitality of the neighbourhood 

centre. 

6.12 All these elements of the layout are in accordance with the design principles 

set out in the guidance documents. 



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Scale and Appearance of Buildings 

6.13 Subsequent to amendments by the applicants the appearance of the buildings 

are now consistent with phase one. Proposed dwellings are of a traditional 

form in an attempt to echo positive characteristics elsewhere in Horley. 

These range from two to three storeys in height, some with rooms in the roof 

and would be set in rows of terraces, semi-detached pairs or larger detached 

plots. Variation in the street scene would be achieved by the presence of 

rows of dwellings rounding corners, the inclusion of gables and carriageway 

arches, and changing ridge heights to provide a visual break in the expanses 

of built form. External finishes would display a range of combinations 

throughout the dwellings but the palette includes brickwork, tile hanging or 

weatherboarding and render, with detailing to certain features on the 

dwellings to add interest. Roof materials would be either tile or slate. The 

windows and doors would have a vertical emphasis and either white sash or 

casement form, and some properties would have chimneys. Again all of 

these materials and styles are in line with the advice in the Horley Design 

Guide and are characteristic of properties within the local area. The use of a 

condition can ensure the use of sliding sash on the front elevations of 

dwellings where this style is shown, and the use of wooden frame windows 

in sensitive locations. 

6.14 The extra care home would be appropriately articulated with recessed areas, 

gables and barn hip roofs and be finished in brick and tile hanging. It has 

been reduced in scale from the original submission so that there is spacing 

about it for some soft landscaping. Although a large building that would be 

visible in longer views, it is well designed and would sit well in its location, 

relatively central within the overall phase one/phase two development. 

6.15 Other affordable housing is also designed to the same specification and 

appearance as the market housing. This would ensure no obvious distinction 

between affordable or market units. 

6.16 It is clear that the quality of materials will play a key role in the success of the 

finished character and appearance of the development. The materials palette 

has been established and is ensured by condition to ensure the highest 

quality is achieved. 

Open Space and Landscaping 

6.17 The layout of the scheme has been designed to ensure that a number of 

mature tree belts intersecting the site will be retained. To ensure their 

protection and make the most of their landscape value, a five-metre buffer 

zone is proposed around each tree belt, which is considered appropriate. 

These retained tree belts would contribute to the character and appearance of 



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the development in the form of green avenues and wildlife corridors. This is 

a principle that is again encouraged in the design documents. 

6.18 Another landscape feature that would make an important contribution to the 

character and sense of identity of the development is the swales that would 

be created as part of the SuDS system. Their final design is yet to be 

approved but their general location is shown on the master plan and final 

details are progressing in consultation with the Council. The layout of the 

scheme integrates with the location of the swales, which follow the northsouth 

line of the tree belts in “green corridors” as part of the drainage 

strategy for the neighbourhood. The illustrative details on the submitted 

plans indicate that the landscaping proposals will include new tree planting 

along the swales. 

6.19 The landscaping plans show consistency with a framework plan for the site 

as a whole, so that planting in both phases one and two appears as one 

logical scheme throughout that complements the housing. This would 

include structural planting of trees and hedging within the development and 

also in an area between housing and the southern boundary that is a 

minimum of five metres in depth. This would provide a buffer zone to 

alleviate the appearance of the development and which, over time, would 

establish and maintain the characteristics of Langshott. 

6.20 The Riverside Green Chain is a band of informal open space curving round 

the northern boundaries of the whole sector, which will provide accessible 

public open space, including a spine path suitable for cyclists and 

pedestrians. It formed an integral part of the master plan within the outline 

application and its details were approved under 04/01778/RM1. The more 

localised play space provision would be by way of one large Local Area for 

Play (super LAP), sited close to the southern boundary by the community 

centre and a normal Local Equipped Area for Play (LEAP) to the north, close 

to the Green Chain. Both would have some overlooking from properties to 

provide natural surveillance and they would incorporate a range of play 

equipment, although the one by the community centre would only have 

features such as stepping stones or logs for children to play on. This is to aid 

the setting of the listed barn. This level of provision would ensure that the 

community is no more than 10 to 15 minutes walk from such facilities. 


6.21 The proposed layout includes 71 affordable units, which equates to 

approximately a 25% provision as required by the legal agreement attached 

to the outline permission. Sixty units would be within the extra care scheme 

and consist of social rented and affordable leasehold properties, while the 

eleven units about the neighbourhood centre (plots 448-458) would be 

allocated as social rented housing and range from two-bed to four-bed 



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properties. Having taken advice from the Council’s Housing Development 

Manager, I am satisfied that this would be a satisfactory arrangement in 

terms of tenure split and their location. 

6.22 The Housing Manager has confirmed that there is a need for an extra care 

facility within the Borough and it was envisaged that it would be built within 

the North West Sector, which has yet to gain detailed planning approval. The 

early introduction of this is welcomed, but as the applicant has not yet 

secured an end user for the facility it will be necessary to reserve other parts 

of the site for affordable housing in case it does not go ahead. This shall be 

secured by a deed of variation to the original Section 106 on the site, 

which is currently being drafted. 

6.23 Concern has been raised over the layout of the extra care scheme and the 

internal arrangements of some of the three-bed units, which would be 

identical to the four-bed units but with a study in lieu of a bedroom. The 

reason for this is that the applicant needs to provide dwellings of appropriate 

scale about the neighbourhood centre, resulting in larger units. They are 

firmly of the view that these dwellings will be acceptable to a Registered 

Social Landlord and so have not altered the layouts, but the Housing 

Manager maintains that this may be an issue. The development must 

provide 25% affordable units, ensured by legal agreement, so it is in the 

applicant’s interest to design appropriate units. With this in mind I am 

inclined to accept the layouts provided. If they were found to be 

unacceptable for an end user then an amendment to the permission would be 

needed, which could occur at a later date. 

Neighbour Amenity 

6.24 The proposed layout has been designed so as to afford acceptable levels of 

amenity for all future occupants. All dwellings would be of sufficient size 

with adequately sized gardens. The majority of dwellings would benefit 

from a separate rear access to their gardens. The layout has been assessed by 

the Architectural Liaison Officer for Surrey Police in terms of crime 

prevention, and he is satisfied that there are no obvious areas that might 

encourage crime. 

6.25 The flats and flats over garages have little or no private amenity space. 

However this is acceptable given the scale and type of units and the provision 

of various forms of public open space available for use within close 

proximity. 

6.26 The overall layout and siting of dwellings has been designed to avoid any 

unacceptable overlooking between new dwellings. Where windows would 

face one another, or neighbouring gardens, they would be to rooms that 

could be obscure glazed to prevent loss of privacy. Dwellings would be sited 



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to avoid any unacceptable level of overshadowing or overbearing impact to 

the detriment of future occupants’ amenities. The resulting relationship 

between dwellings is one that is to be expected on a residential development 

of this scale. The design concept of a number of perimeter blocks of 

development and the moderate density of dwellings would combine to 

ensure a neighbourly relationship is maintained for new residents. Permitted 

development rights for extensions were removed by condition 10 of the 

outline permission. 

6.27 In some instances retained trees would overhang rear gardens or be in close 

proximity to dwellings. However any impact is not felt to be so great as to 

significantly detract from the amenity and enjoyment of these properties. 

6.28 The neighbourhood centre and school site would be near to some dwellings 

on Langshott. The neighbourhood centre is a sufficient distance from these 

properties to prevent any significant impact and a right of way has been 

retained for Tanyard Farm Cottage. The final layout of the school shall 

require a future application and such issues will be taken into account then. 

6.29 The construction phase is an inevitable part of any development. Other 

legislation exists to ensure that neighbours do not endure excessive levels of 

disturbance. The introduction of housing within the urban area is also not 

something that would lead to unusual levels of noise or disturbance. 

Transport and Parking 

6.30 The provision of the Fastway bus link through the neighbourhood is a major 

factor in encouraging a shift away from the private car to more sustainable 

forms of transport. The Fastway bus will enter the site from Langshott and 

will curve through the middle of phases one and two, ending at the 

neighbourhood centre where it will then exit onto Langshott again. There 

will be no access or egress point for other vehicles onto or from Langshott at 

this point, a matter that was determined at the outline stage. The traffic 

implications of this development are consistent with the wider assessment 

made as part of the Local Plan process and through the outline application. 

6.31 A legible and direct network of pedestrian and cycle routes is planned as part 

of the development, the details of which are to be approved by way of 

conditions. This network will provide links both within the development 

and to the town centre and surrounding areas. The neighbourhood has been 

designed to encourage pedestrian and cycle flows by ensuring that motor 

vehicle routes do not dominate the layout or permeability of the site. The 

occupants of the dwellings would have the opportunity for cycle storage 

either by way of garage provision or private amenity space in which to create 

storage. 



13 April 2011 11/00126/F 

6.32 The Head of Neighbourhood Services has expressed concern over the lack of 

turning head to some roads, and requested that bollards or landscaped areas 

proposed to prevent through-flow of traffic (such as to the front of units 322 

and 367) should be removed to allow a through route for refuse lorries. This 

is a reasonable request that would also improve permeability so the use of 

condition can require this. Refuse lorries may reverse down other small culde-sacs 

and a bin collection point to units 313 and 314 is too far for collection. 

As it only serves two units it is reasonable to expect the owners to bring 

their bins to the kerbside. In addition a request for strengthened corners was 

made and clarification as to where bins will be put out. Although this cannot 

be required by condition, an informative shall relay this information to the 

applicant. 

6.33 The road system has been designed in line with highway advice and design 

principles in the guidance documents. The main internal distributor road 

(the spine road) would include a footpath on both sides and raised tables as 

traffic calming measures. The road hierarchy meets the required standards of 

the technical annex to Surrey Design and is therefore acceptable. 

6.34 The proposal incorporates a total of 447 parking spaces, including 49 visitor 

spaces. The visitor spaces would discourage on street parking, particularly 

on the spine road. The allocated parking spaces would be provided in 

either garages or hard standing spaces, many in a tandem arrangement, and 

would achieve two spaces per unit for the majority of the development. The 

smaller/affordable units would achieve one space per dwelling and many of 

the larger units would have an allocation of four spaces per dwelling. The 

applicants have learned from issues within phase one with many of the 

parking spaces actually wider than the common standard so as to 

accommodate modern, larger vehicles, and garage doors would also be wider 

(ensured by condition) to make their use more common. 

6.35 Although the parking provision is below the maximum standard, it must be 

recognised that 60 of the dwellings will be contained within the extra care 

scheme, which generally requires less parking provision, so overall the 

parking allocation per unit is much improved on that within phase one. The 

level of parking is also expected to increase with the re-design of the 

central green, which is to be reserved by condition, and the applicant 

has indicated that they are seeking to provide a further 10 visitor spaces 

along the spine road. It is expected that some on-street parking shall still 

occur, but road widths have been designed to take this into account and still 

allow for the free flow of traffic. 

Flood Risk 

6.36 The residential development is sited beyond the identified 1:100 year and 

1:100 year +20% flood plains, an issue that was addressed prior to the outline 



13 April 2011 11/00126/F 

permission being granted. In addition to this, the slab level of all dwellings is 

to be built at least to the 1:100 year + 20% level to account for any uncertainty 

associated with climate change. The proposed SuDS as discussed earlier are 

intended to manage and discharge any flood water generated from 

impermeable areas. Accordingly the Council’s Drainage Engineer has no 

objection to this application. 

6.37 Although the SuDS system does not form part of this application, they are 

shown on the master plan and it is expected that their layout will not alter 

significantly from this. In order to ensure that the completed SuDS system 

has been built in accordance with the approved plans, the appropriate 

drainage condition can require a final survey of the system to be submitted 

to and approved in writing by the Local Planning Authority. 

6.38 The Environment Agency has expressed objection to the scheme because the 

final detail of the drainage strategy was not included within the application 

and there are some issues with the submitted flood risk assessment. It is, 

however, satisfied that a sustainable drainage strategy may be achieved and 

that this can be controlled by condition. It is expected that the Agency 

will shortly withdraw its objection and an update on this will be reported to 

the meeting. 

Renewable energy 

6.39 The application includes the positions of solar panels to provide water 

heating and air source heat pumps that would generate 10% of the energy 

requirements of the development by renewable sources. 

6.40 The outline permission was granted with condition 18 requiring either details 

of a combined heat and power (CHP) plant or a statement indicating why 

such a facility cannot be provided. Throughout pre-application discussions 

officers repeatedly stated the need for this to be given serious consideration. 

However, the applicant has chosen the latter requirement of condition 18 and 

is preparing an energy report indicating why a CHP plant is not practical in 

this instance, which will be considered carefully and critically, taking account 

of opportunities to serve development within phase one also. The applicant’s 

initial comments dismiss combined heat and power for the following reasons: 

 

 

 

The density of development is low to medium; 

Residential accommodation does not provide a constant energy demand; 

and 

The build out of residential units would be linked entirely to market 

demand, increasing technical and financial risk to energy service 

investors and rendering efficiencies extremely low during early phases of 

development. 



13 April 2011 11/00126/F 

6.41 As the planning condition provides the option not to provide a CHP plant, 

and the development will still provide renewable energy that is in line with 

the South East Plan, this will need to be the subject of further detailed 

consideration. 

Contaminated Land 

6.42 A desk study, site investigation report and remedial action plan for phase 

two of the Horley North East Sector were produced in November 2006. The 

site investigation report identified the presence of ground gases and material 

impacted by contamination in the Tanyard Farm area of the site. Details 

presented in the remediation action plan to address the contamination 

that was identified were vague and did not take into account the proposed 

layout of the site. 

6.43 In order to maintain control of works to address the contamination identified 

in the area of Tanyard Barn, it is necessary that future investigation and/or 

remediation works are agreed with the Local Planning Authority prior to 

such works being undertaken and development commencing in this area. A 

validation/closure report to record the works undertaken to ensure that the 

site was suitable for its proposed use will also be required prior to the 

development being occupied. 

CONDITIONS 

Pre-Commencement Conditions 

1. 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: 

Highway Matters 

(a) Parking for vehicles of site personnel, operatives and visitors; 

(b) A programme of works (including measures for traffic management); 

(c) The provision of boundary hoarding in accordance with the details 

contained within the Construction Method Statement, Phase 1 

document prepared by Terry Ship on behalf of Barratt Wates and dated 

20 May 2008, Version 1; 

Flora and Fauna 

(d) Protection of existing fauna identified for retention, as detailed within 

the Environmental Statement; 

Environmental Health 

(e) 

Measures to prevent ground water contamination pollution; and 



13 April 2011 11/00126/F 

(f) 

Construction related pollution prevention measures 

Reason: 

In order that the development should not prejudice highway safety nor cause 

inconvenience to other highway users and to preserve and enhance the visual 

amenities of the locality, whilst ensuring that the development will not cause 

harm to human health or pollution of controlled waters, with regard to Reigate 

and Banstead Borough Local Plan 2005 policies Ho9, Mo7 and PPS23, and in 

order that the impacts of the development are mitigated in accordance with 

the Environmental Statement. 

2. No development shall take place until a Quality Assurance Protocol and 

Methodology has been submitted to and been approved in writing by the 

Local Planning Authority. The Protocol and Methodology shall include 

details of and provide for the following matters: 

(a) The measures to be put in place by the developers to ensure that the 

development is carried out and constructed and the permission 

implemented in accordance with the approved plans and details and 

in accord with the imposed conditions, 

(b) Arrangements for the holding of regular bi-monthly liaison meetings 

between representatives of the developer, their contractors as 

necessary, and the Local Planning Authority to review progress and 

compliance with this permission and subsequently approved details, 

(c) The procedure to be followed by the developer as regards notification 

to the Local Planning Authority in the event that changes become 

necessary to the approved development or details or become known to 

(d) 

have been carried out, 

Contact details for those representatives of the developer who have 

responsibility for the monitoring and implementation of the 

development, including ongoing construction works on site and 

quality assurance, as well as contact details in the event of an 

emergency or need for out of hours contact. 

Reason: 

To ensure that appropriate measures are taken to ensure that the 

development is carried out in accordance with the approved plans, details 

and conditions, and to the quality and design set out in the application 

documents with regard to Reigate and Banstead Borough Local Plan 2005 

policies Ho9, Ho13, Pc4, Pc8, and National Planning Policy PPS1 and PPS3, 

and in order that the impacts of the development are mitigated in accordance 

with the Environmental Statement. 

3. No development shall take place until details of a Sustainable urban 

Drainage Scheme (SuDS) have been submitted to and been approved in 

writing by the Local Planning Authority. The development works shall be 

carried out in accordance with the approved SuDS details and a final 

verification survey and inspection report shall be submitted to and agreed in 

writing by the Local Planning Authority, prior to 50% occupation of the 



13 April 2011 11/00126/F 

dwelling units comprising the development the subject of this specific 

consent. 

Reason: 

To ensure that the site is satisfactorily drained in accordance with Reigate 

and Banstead Borough Local Plan 2005 policy Ut4 and PPS25. 

4. The drainage scheme referred to in condition 2 shall include details of both 

existing ground levels, proposed ground levels and the proposed finished 

ground floor levels of the buildings. The development shall be carried out in 

accordance with the approved levels. All finished floor levels shall be set at 

no lower than 500mm above the 1 in 100 + 20% flood level. 

Reason: 

To ensure the Local Planning Authority is satisfied 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 2005 policy Ho9 and Ut3. 

5. No development shall take place until: 

(a) 

(b) 

An archaeological evaluation has been carried out in accordance with a 

methodology submitted to and approved by the Local Planning 

Authority, in writing, prior to the commencement of the evalution itself; 

and 

The applicant has secured the implementation of a programme of 

archaeological work in accordance with the recommendations of the 

archaeological evaluation referred to in (a) above and submitted to and 

approved by the Local Planning Authority, in writing, prior to the 

commencement of the works themselves. 

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 2005 policy Pc8. 

6. No development shall take place until protective fencing, details of which 

shall be submitted to and be approved in writing by the Local Planning 

Authority prior to erection, has been erected around areas of identified 

archaeological importance to secure an area where no works shall take place. 

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 2005 policy Pc8 and in order that the impacts of 

the development are mitigated in accordance with the Environmental 

Statement. 

7. No development works shall take place in respect of ‘Block B’, as indicated 

on the plans, a specification for the full repair and restoration of Tanyard 



13 April 2011 11/00126/F 

Barn and its setting shall be submitted to and approved in writing by the 

Local Planning Authority. These works shall be carried out in accordance 

with the agreed specification and completed in full to the satisfaction of the 

Local Planning Authority prior to the occupation of the final dwelling of this 

specific complete phase of the development. Emergency repairs to ensure the 

barn is wind, weather tight and stable shall be carried out within two months 

of this consent in accordance with details approved in writing, in advance, by 

the Local Planning Authority. 

Reason: 

In order to preserve the listed building in accordance with policy Pc9 of the 

Reigate and Banstead Borough Local Plan 2005. 

8. Notwithstanding the drawings hereby approved, the final detail of the 

‘Central Green’ shall be submitted to and approved in writing by the Local 

Planning Authority, prior to the commencement of the Neighbourhood 

Centre. The submitted details should include full specification of the 

recycling area (achieved in consultation with the Council’s Neighbourhood 

Services) and also the provision of increased visitor parking. The ‘Central 

Green’ area shall be completed in accordance with the approved details. 

Reason: 

In order that waste reduction and recycling is appropriately accommodated 

and to ensure that the development should not prejudice highway safety nor 

cause inconvenience to highway users, with regard to Reigate and Banstead 

Borough Local Plan 2005 policies Ho9 and Mo5. 

9. No development works shall take place in respect of the construction of the 

neighbourhood centre, until details of the fenestration and materials to be 

used in the facades of the shop and office units have been submitted to and 

approved in writing by the Local Planning Authority. The development shall 

be completed in accordance with the approved details. 

Reason: 

In order that the development achieves a suitable appearance in line with 

policy Sh2 of the Reigate and Banstead Borough Local Plan 2005 and in 

accordance with the Horley Design Guide. 

10. Unless otherwise agreed in writing by the Local Planning Authority, no 

development in respect of the Tanyard Farm area of the site shall take place 

until parts (a) to (e) of this condition have been complied with. 

Site Characterisation 

(a) 

A site investigation proposal, detailing the extent and methodologies 

of sampling and analyses required to enable the characterisation of the 

plausible pollutant linkages identified in the preliminary conceptual 

model, shall be submitted to the Local Planning Authority and is 

subject to the written approval in writing of the Local Planning 

Authority, and any additional requirements that it may specify, prior 



13 April 2011 11/00126/F 

(b) 

to any site investigation being commenced on site. Following 

approval, the Local Planning Authority shall be given a minimum of 

two weeks written notice of the commencement of site investigation 

works; 

A site investigation and risk assessment, undertaken in accordance 

with the site investigation proposal as approved that determines the 

extent and nature of contamination on site and is reported in 

accordance with the standards of DEFRA’s and the Environment 

Agency’s Model Procedures for the Management of Contaminated 

Land (CLR 11), shall be submitted to the Local Planning Authority and 

is subject to the approval in writing of the Local Planning Authority 

and any additional requirements that it may specify; 

Remediation 

(c) 

(d) 

A remediation method statement, detailing the extent and method(s) 

by which the site is to be remediated, to ensure that unacceptable risks 

are not posed to identified receptors at the site and details of the 

information to be included in a validation report, has been submitted 

to and approved in writing by the Local Planning Authority, and any 

additional requirements that it may specify, prior to the remediation 

being commenced on site. The Local Planning Authority shall then be 

given a minimum of two weeks written notice of the commencement 

of remediation works; 

Prior to the occupation of the development remediation works at the 

site shall have been completed in accordance with the approved 

remediation method statement and any post remediation monitoring 

identified in the remediation method statement shall be installed by 

the developer and maintained and operated for as long as identified by 

the remediation method statement; 

Submission of Validation Information 

(e) 

A comprehensive validation report for the site shall be submitted prior 

to occupation. The report shall detail evidence of the remediation, the 

effectiveness of the remediation carried out and the results of post 

remediation monitoring, in accordance with the approved remediation 

method statement and any addenda thereto, so as to enable future 

interested parties, including regulators, to have a single record of the 

remediation undertaken at the site. The validation report is subject to 

the approval, in writing of the Local Planning Authority and any 

additional requirements that it may specify; 

Action for Unexpected Contamination 

(f) 

Contamination not previously identified by the site investigation, but 

subsequently found to be present at the site, shall result in all 

development ceasing on site until an addendum to the remediation 

method statement, detailing how the unsuspected contamination is to 



13 April 2011 11/00126/F 

be dealt with, has been submitted in writing to the Local Planning 

Authority. The remediation method statement is subject to the written 

approval of the Local Planning Authority and any additional 

requirements that it may specify. 

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 Reigate and Banstead Borough Council 

Local Plan 2005 Policy Ho9 and PPS23. 

11. No development works, including ground preparation and all construction 

activities, shall take place until all related arboricultural matters have been 

undertaken and completed in strict accordance with the approved details. 

This pertains to the pre-commencement site meeting and tree protection 

measures contained on the Tree Protection Plan (TPP) BLC110107 REV B, 

dated 17 February 2011 and Arboricultural Method Statement (AMS), 

compiled by Bourne Landscape Consultants, dated February 2011. 

Reason: 

To ensure good arboricultural practice in the interests of the maintenance of 

the character and appearance of the area and to comply with policies Pc4 and 

Ho9 of the Reigate and Banstead Borough Local Plan 2005 and the 

recommendations within British Standard: 5837. 

12. No development works, including ground preparation and any 

construction activity, shall take place until a scheme for the arboricultural 

supervision and monitoring of the arboricultural method statement 

and tree protection measures approved and required in Condition 11 has 

been submitted and approved in writing by the local planning authority. 

The scheme shall provide timings and methods of site visits and reporting 

procedures. 

Reason: 

To ensure good arboricultural practice in the interests of the maintenance of 

the character and appearance of the area and to comply with policies Pc4, 

Ho9 of the Reigate and Banstead Borough Local Plan 2005 and the 

recommendations within British Standard 5837. 

Prescriptive Conditions 

13. All hard and soft landscaping shall be carried out in strict accordance with 

the approved documents and drawings complied by Bourne Landscape 

Consultants, reference BLC100179-1 REV G, BLC100179-2 REV G, 

BLC100179-3 REV G, BLC100180-1 REV F, BLC100180-2 REV F, BLC100180-3 

REV F, BLC100180-4 REV F. The landscaping work shall be completed in 

full accordance with the approved scheme, prior to occupation or in 

accordance with an implementation programme to be agreed in writing with 

the local planning authority. 



13 April 2011 11/00126/F 

Any trees shrubs or plants planted in accordance with this condition which 

are removed, die or become damaged or diseased within five years of 

planting shall be replaced within the next planting season by trees/shrubs of 

the same size and species in the same location. 

Reason: 

To ensure good arboricultural and landscape practice in the interests of the 

maintenance of the character and appearance of the area and to comply with 

policies Pc4, Ho9 of the Reigate and Banstead Borough Local Plan 2005. 

14. The development hereby permitted shall be carried out in accordance with 

the following approved plans: 

Drawing No: 

Rev: 

H5117/LP/01 - 

H5117/PS/008 - 

H5117/MPL/01 

H 

H5117/PL/01 

H 

H5117/MDL/01 

G 

H5117/ML/01 

G 

H5117/CRP/01 

F 

H5117/PP/01 

A 

H5117/SHL/01 

D 

H5117/TR/01 

B 

H5117/TR/02 

B 

BLC-1101-07 

B 

110228/DWH/BSC - 

BLC100179-1 

G 

BLC100179-2 

G 

BLC100179-3 

G 

BLC100180-1 

F 

BLC100180-2 

F 

BLC100180-3 

F 

BLC100180-4 

F 

S2811/01 - 

BLC100165 - 

BLC100165 #1 - 

BLC100165 #2 - 

BLC100165 #3 - 

BLC100165 #4 - 

BLC100165 #5 - 

BLC100165 #6 - 

H5117/CB/01 - 

H5117/SW/01 - 



13 April 2011 11/00126/F 

H5117/LSW/01 - 

H5117/GG/01 - 

H5117/PF/01 - 

H5117/PR/01 - 

Garages G1D - 

Garages G1H - 

Garages G2P - 

Garages G2H - 

Garages G4H - 

Pergola - 

Roof Link (Between Plots 316 & 317) - 

H5117/SS/01 

C 

H5117/SS/02 

B 

S2BFNTB5 Floor Plans & Elevations AS 

A 

S2BFNTH5 Floor Plans & Elevations AS 

A 

S2BFNTE5 Floor Plans & Elevations OPP 

A 

S2BFNTH5 Floor Plans & Elevations OPP 

A 

R231NTH5 Floor Plans & Elevations AS 

B 

R382NBI5 Floor Plans & Elevations AS 

B 

R382NBE5 Floor Plans & Elevations AS 

B 

R382NRE5 Floor Plans & Elevations OPP 

B 

R382NBI5 Floor Plans & Elevations OPP 

B 

R382NBE5 Floor Plans & Elevations OPP 

B 

T306NBE5 Floor Plans & Elevations AS 

B 

T306NBE5 Floor Plans & Elevations OPP 

B 

S341NRE5 Floor Plans & Elevations AS 

A 

S341NRE5 Floor Plans & Elevations OPP 

A 

R332NBE5 Floor Plans & Elevations AS 

B 

R360RHE4 Floor Plans & Elevations AS 

C 

R360BHE4 Floor Plans & Elevations OPP 

B 

R360THE4 Floor Plans & Elevations OPP 

C 

S375NBE4 Floor Plans & Elevations AS 

B 

S375NBI4 Floor Plans & Elevations AS 

B 

S375RHE4 Floor Plans & Elevations AS 

B 

S375NRI4 Floor Plans & Elevations AS 

B 

S375THI4 Floor Plans & Elevations AS 

B 

S375NBE4 Floor Plans & Elevations OPP 

B 

S375THE4 Floor Plans & Elevations OPP 

B 

R406NB-5 Floor Plans & Elevations AS 

B 

R406NB-5 Floor Plans & Elevations OPP 

B 

S433NTB5 Floor Plans & Elevations AS 

C 

S433NTB5 Floor Plans & Elevations OPP 

C 

S469NTH5 Elevations AS 

A 

S469NR-5 Elevations AS 

A 



13 April 2011 11/00126/F 

S469NTH5 / NB-5 / NR-5 / NTB5 Floor Plans AS C 

S469NTH5 Elevations OPP 

B 

S469NTH5 / NB-5 / NR-5 / NTB5 Floor Plans OPP C 

S436NT25 Elevations AS 

B 

S436NT25 Floor Plans AS 

B 

S436NT25 Elevations OPP 

B 

S436NT25 Floor Plans OPP 

B 

S436NT16 Elevations AS 

B 

S436NT16 Floor Plans AS 

B 

S436NT16 Elevations OPP 

B 

S436NT16 / NB-5 Floor Plans OPP 

C 

S436NB-5 Elevations OPP 

A 

S042NB-5 Elevations AS 

C 

S042NB-5 Floor Plans AS 

C 

S042NB-5 Elevations OPP 

B 

S042NTH5 Elevations OPP 

B 

S042NB-5 / S0421NTH5 Floor Plans OPP 

B 

S577NR-4 Elevations AS 

A 

S577NR-4 Floor Plans AS 

A 

S577NR-4 Elevations OPP 

A 

S577NR-4 Floor Plans OPP 

A 

S5BDNTH5 Elevations AS 

B 

S5BDNTB5 Elevations AS 

B 

S5BDNTB5 / S5BDNTH5 Floor Plans AS 

B 

R579NEH4 Elevations AS 

B 

R579NEH4 Plans AS 

B 

R579NEH4 Elevations OP 

B 

R579NEH4 Plans OP 

B 

S375BHE4 Floor Plans & Elevs Shown OPP 

B 

S2BFNTB5 Floor Plans & Elevs Shown OPP 

A 

BLC 110115 - 1 

A 

600, 601 A 

602, 603 A 

604, 605 C 

606, 607 A 

608, 609, 610 A 

611, 612 A 

613, 614, 615 A 

616, 617 A 

620, 621 A 

622, 623 A 

624, 625, 626 A 

627, 628 A 

629, 630 A 



13 April 2011 11/00126/F 

631, 632, 633 A 

634, 635 A 

636, 637 A 

638, 639, 640 A 

641, 642 A 

643 Rev B, 644 A 

645, 646 A 

647, 648 A 

651, 652 A 

655, 656 A 

659, 660 A 

662, 663, 664 A 

666, 667, 668 A 

671, 672 A 

673, 674 A 

675, 676 A 

677, 678, 679 A 

680, 681 A 

682, 683, 684, 685, 686, 687 A 

688, 689, 690 A 

691, 692, 693 A 

694, 695, 696 A 

530, 531 B 

532, 533, 534 B 

535, 536, 537 B 

400, 401 C 

Reason: 

In accordance with “Greater Flexibility for Planning Permissions Guidance” 

(DCLG) 2010. 

15. The development hereby permitted shall be carried out in accordance with 

the approved Phase 1 Landscape and Ecology Management Plan report 

M1273_18d, produced by Waterman CPM, dated 8 December 2008, prior to 

the occupation of any dwelling within the development. 

Reason: 

In order that the impacts of the development are mitigated in accordance 

with the Environmental Statement, and to ensure that the interests of nature 

conservation are preserved, in accordance with policy Pc2G of the Reigate 

and Banstead Borough Local Plan 2005. 

16. 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: 



13 April 2011 11/00126/F 

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 2005 policies Ho9 and Ho16. 

17. The integrated duct and chimney system within ‘Block A’ of the development 

hereby approved shall be installed in accordance with the approved details 

and thereafter retained. 

Reason: 

In the interests preserving and the visual amenities of the locality with regard 

to Reigate and Banstead Borough Local Plan 2005 policy Sh2. 

18. The shop units within the neighbourhood centre shall be restricted to Class 

A1 as defined by the Town and Country Planning Use Classes Order 1987 (as 

amended), and the office units shall not be used for Classes B2 or B8 of that 

order. 

Reason: 

To ensure that an appropriate mix of units is achieved for residents and that 

the units are not detrimental to the amenities of adjoining residents, with 

regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and 

Hr20. 

19. 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 

2005 policy Ho9 and in order that the impacts of the development are 

mitigated in accordance with the Environmental Statement. 

20. No spoil or materials shall be deposited or stored on that part of the site lying 

within the 1 in 100 year floodplain unless otherwise agreed by the Local 

Planning Authority. 

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 2005 policy Ut3. 

21. 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 2005 policy Ut3. 



13 April 2011 11/00126/F 

22. Unless otherwise agreed by the Local Planning Authority, there shall be no 

storage of materials within 8 metres of the Burstow Stream and 5 metres of all 

other watercourses and waterbodies on the site; these must be suitably 

marked and protected during development, 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 2005 policy Ut4. 

Note: Any proposed works within 8m of the Burstow Stream should gain 

permission from the Environment Agency regardless of any Local Authority 

permissions. 

23. Unless otherwise agreed by the Local Planning Authority, 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 and flood 

risk with regard to Reigate and Banstead Borough Local Plan 2005 policy Ut4. 

24. The internal widths of the garaging hereby approved shall be no less than 2.7 

metres along their width, with garage doors not less than 2.3 metres wide. 

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 2005 policy Mo7. 

25. Notwithstanding the drawings hereby approved, the proposed external 

finishing materials and details shall be carried out using those specified 

below and there shall be no variation without the prior approval in writing 

of the Local Planning Authority: 

(a) All casements shall have casements in each opening and glazing bars of 

traditional profile; 

(b) All horizontally divided windows with public elevations shall be 

vertically sliding sashes with glazing bars of traditional profile, set back 

behind the reveal at one brick depth; 

(c) All box ends shall be omitted; and 

(d) All windows in brickwork shall have gauged brick arches. 

Reason: 



13 April 2011 11/00126/F 


policy Ho9 of the Reigate and Banstead Borough Local Plan 2005 and in 

accordance with the Horley Design Guide. 

26. Units 302-309 shall have wooden, vertically sliding sash windows with 

glazing bars of traditional profile, set back behind the reveal at one brick 

depth on their public elevations. 

Reason: 

In order to aid in defining these dwellings as landmark buildings at a focal 

point within the development and increase legibility of the neighbourhood, 

in accordance with policies Ho9 and Ho13 of the Reigate and Banstead 

Borough Local Plan 2005, and the Horley Design Guide. 

27. The development hereby permitted shall be finished utilising the materials 

palette permitted under reference 04/01778/DET09, discharged by letter 

dated 27 November 2008. 

Reason: 

To ensure that a satisfactory external appearance is achieved of the 

development with regard to Reigate and Banstead Borough Local 2005 

policies Ho9 and Ho13. 

28. Notwithstanding the drawings hereby permitted, the bollards and 

landscaping shown on the Masterplan to the front of plots 322, 362 and 387 

shall be omitted to allow the through flow of vehicular traffic. 

Reason: 

To improve the permeability of the site for both residents and service 

vehicles, in accordance with policy Ho9 and the Surrey Design Guide. 

29. Notwithstanding the plans hereby approved, the garden boundary treatment 

for units 300 and 302 where they border the swale shall be 1.8 metre brick 

screen wall. 

Reason: 


policy Ho9 of the Reigate and Banstead Borough Local Plan 2005. 

30. The shop units hereby permitted shall only be open between 08.00hrs- 

23.00hrs unless otherwise approved in writing by the Local Planning 

Authority. 

Reason: 

To control activity in the interests of neighbouring residential amenities 

with regard to Reigate and Banstead Borough Local Plan 2005 policy Sh2. 

Pre-Occupation Conditions 

32. No dwelling shall be occupied until a waste strategy has been submitted to 

and approved by the Local Planning Authority. This strategy will be 



13 April 2011 11/00126/F 

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 measures to promote recycling and 

waste minimisation throughout the development. 

Reason: 

To encourage waste reduction and recycling wherever possible in accord 

with policy Ho9 of the Reigate and Banstead Borough Local Plan 2005 and in 



33. Before the first and each subsequent occupation of the school the subject of 

the application, a Travel Plan, in accordance with the aims and objectives of 

PPG13, 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 2005 policy Mo7 and 

Planning Policy Guidance Note 13 – Transport. 

34. Prior to the occupation of any dwelling within the specific phase of 

development hereby permitted a landscape, drainage and ecology 

management plan for the development shall be submitted to and be 

approved in writing by the Local Planning Authority. The submitted details 

of the management plan shall include 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). 

The landscape, drainage and ecology management plan shall be carried out 

and implemented in full accordance with the approved details. 

Reason: 

To preserve and enhance the visual amenities of the locality with regard to 

Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ut2 and in 



35. Prior to 50% occupation of the dwellings within the specific phase of 

development hereby permitted, a detailed design shall be submitted to the 

Local Planning Authority for a local network of pedestrian and cycle routes 

which shall include the following: 

(a) Provision of appropriate signage and directional indicators; and 

(b) 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: 



13 April 2011 11/00126/F 

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 2005 policy Hr23. 

INFORMATIVES 

1. 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. 

2. The applicant is advised that prior to the initial occupation of any communal 

dwellings or flats, wheeled refuse bins conforming to British Standard 

BSEN840, separate recycling bins for paper/card and mixed cans, and 

storage facilities for the bins should be installed by the developer prior to the 

initial occupation of any dwelling hereby permitted. Further details on the 

required number and specification of wheeled bins and recycling boxes is 

available from the Council’s Neighbourhood Services on 01737 276501 or 

01737 276097, or on the Council’s website at www.reigate-banstead.gov.uk. 

Bins and boxes meeting the specification may be purchased from any 

appropriate source, including the Council’s Neighbourhood Services Unit on 

01737 276775. 

3. 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 that is audible beyond the site boundary should 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 any Public and/or Bank Holidays; 

(b) The quietest available items of plant and machinery should be used on 

site. Where permanently sited equipment such as generators are 

necessary, they should be enclosed to reduce noise levels; 

(c) Deliveries should only be received within the hours detailed in (a) above; 

(d) Adequate steps should 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 should be no burning on site; 

(f) Only minimal security lighting should be used outside the hours stated 

above; and 

(g) Building materials and machinery should not be stored on the highway 

and contractors’ vehicles should be parked with care so as not to cause an 

obstruction or block visibility on the highway. 



13 April 2011 11/00126/F 

Further details of these noise and pollution measures can be obtained from 

the Council’s Environmental Health Services Unit. 

In order to meet these requirements and to promote good neighbourliness, 

the Council recommends that this site is registered with the Considerate 

Constructors Scheme - www.ccscheme.org.uk/index.php/site-registration. 

4. 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 Local Transportation Service before 

any works are carried out on any footway, footpath, carriageway, verge or 

other land forming part of the highway. 

5. Refuse areas should be no further than 9 metres from the highway on a level 

hard standing with a drop down kerb in order to be collected by 

Neighbourhood Services. 

6. There is an Ordinary Watercourse crossing the site, near the eastern 

boundary. Any proposal to alter, stop up, culvert, or connect to any 

watercourse, or building within 9 metres of the said watercourse, requires 

prior written consent from both the Local Land Drainage Authority 

(Reigate & Banstead Borough Council - Contact: Peter Russell, 01737 

276606), and the Environment Agency (01276 454300). 

7. The applicant should be aware of the British Standard Code of Practice for 

the safe use of cranes, which requires crane operators to consult the 

aerodrome (in this case Gatwick) before erecting a crane in close proximity to 

it. 

8. The development is close to the Gatwick aerodrome and the approach to the 

runway. On this basis the applicant should be aware of the need to 

carefully design lighting proposals which is further explained in Advice 

Note 2, “Lighting near Aerodromes”. Please note that the Air Navigation 

Order 2005, Article 135 grants the Civil Aviation Authority power to serve 

notice to extinguish or screen lighting which may cause aircraft danger. 

9. The applicant is advised of the benefit of installing strengthened corners 

within the site where there are tight turning heads in order that refuse and 

other large vehicles may enter and leave the site without causing damage to 

verges. Please contact Neighbourhood Services on 01737 276097 to discuss 

the matter. 

10. The applicant is advised that future residents of the development should be 

informed that bin collection shall take place to the front of dwellings by the 

kerbside and not within parking courts. 



13 April 2011 11/00126/F 

REASON FOR PERMISSION 

The development hereby permitted has been assessed against development plan 

policies SP3, CC4, CC6, H1, H2, H4, H5, NRM10, NRM11, GAT1, GAT2, GAT3, 

Pc2G, Pc4, Pc5, Pc8, Pc9, Ho2, Ho3, Ho9, Ho9A, Ho10, Ho13, Ho20, Re2, Re3, Re4, 

Re5, Re6, Re8, Ut1, Ut3, Ut4, Mo4, Mo5, Mo6, Mo7, Mo9, Mo11, Mo12, Mo13, Hr1, 

Hr2, Hr2A, Hr2B, Hr3, Hr16, Hr17, Hr19, Hr20, Hr21, Hr23, Hr24, Hr33, Hr36, Hr37, 

Hr38, Sh1, Sh2, Sh5, Sh10, Em1, Em2, Em3 and material considerations, including 

third party representations. It has been concluded that the development is in 

accordance with the development plan and there are no material considerations that 

justify refusal in the public interest. 


04/01778/RM13 - HORLEY NE SECTOR PHASE 2, ORCHARD DRIVE, 

HORLEY 

Crown Copyright Reserved. Reigate and Banstead Borough Council. 

Licence No - 100019405-2006 

Scale 

1:3000

THIS DOCUMENT HAS BEEN COPIED AND REDUCED - REFER TO ORIGINAL FOR DETAIL

(Attachment: 6)Agenda item - Reigate and Banstead Borough Council

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