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

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Planning Committee Agenda Item 8 13 April 2011 11/00126/F 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 M:\BDS\DM\Ctreports 2010-11\Meeting 13- 13 April 2011\Agreed Reports\04.01778.RM13 - Horley NE Sector Phase 2.docx
Planning Committee Agenda Item 8 13 April 2011 11/00126/F 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 Affordable Housing 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 M:\BDS\DM\Ctreports 2010-11\Meeting 13- 13 April 2011\Agreed Reports\04.01778.RM13 - Horley NE Sector Phase 2.docx
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(Attachment: 6)Agenda item - Reigate and Banstead Borough Council

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