Rbbc Representor 0132.Pdf
Total Page：16
File Type：pdf, Size：1020Kb
Quintain Limited 180 Great Portland Street, Planning Policy London, Reigate and Banstead Borough Council, W1W 5QZ Town Hall, T: +44 (0) 20 3219 2231 Castelfield Road, Reigate, Surrey, RH2 0SH 23rd February 2018 Dear Sir/Madam Land to the South of Honeycrock Lane Representation to Development Management Plan Regulation 19 Consultation – February 2018 These representations are submitted on behalf of Quintain Limited, the owner of land to the south of Honeycrock Lane, Salfords, in respect of the Reigate & Banstead Borough Council (RBBC) Pre-Submission Development Management Plan (DMP) Consultation. DMH Stallard, on behalf of Quintain Limited, have previously promoted Land between Mason’s Bridge Road/ Picketts Lane and the Railway to RBBC, via the consultation stages of the DMP and evidence base. The site was reviewed within the 2014 and 2016 RBBC SHLAA’s and is referred to as ‘SS12’. Since the publication of the DMP Regulation 19 Consultation document the land that made up site SS12 has now been divided. Reflecting its sustainable development potential, the northern half of the land (land to the north of Honeycrock Lane) is now included within the safeguarding Policy MLS2 as is being promoted by Thakeham and Quintain as part of the wider strategic proposals known as “land at Redhill Aerodrome”. The land to the south (land to the south of Honeycrock Lane) is now being promoted separately by Quintain Limited and is the focus of these representations. This is consistent with Quintain’s 2018 HELAA submission which confirms the Land to the south of Honeycrock Lane is suitable, available and achievable for development. The DMP covers the period to 2027 and runs alongside the adopted Core Strategy (2014) and plans for a total of 6,900 new homes between 2012 and 2027 equating to 460 dwellings per annum. The DMP allocates a number of additional residential sites alongside large strategic sites and regeneration areas to meet the needs of the Borough over the plan period. The housing trajectory at Appendix 2 of the Core Strategy demonstrates that up to 2027 the maximum housing delivery could be up to 7,567 units. The long term delivery of housing in the period post 2027 can and should be considered at this stage, particularly in light of the Core Strategy being over five years old in 2019 and will be subject to review shortly. The identification of deliverable, developable sites or broad locations for growth in the 6-10 year period is supported by paragraph 47 of the NPPF. The NPPF also sets out that the supply of new homes can be best achieved through planning for large scale development including new settlements in line with Garden City Principles. Paragraph 85 of the NPPF goes on to set out that land within the Green Belt can be identified in plan as ‘safeguarded Land’ in order to meet longer term development needs stretching beyond the plan period. Quintain are broadly supportive of the Regulation 19 DMP in respect to the land at Redhill Aerodrome including the safeguarding of land under Policy MLS2 (please see our joint submissions on MLS2 with 180 Great Portland Street, London, W1W 5QZ | T: +44(0)20 3219 2200 | F: +44(0)20 3219 2280 | www.quintain.co.uk | @QuintainLtd Quintain Limited | Registered office: 180 Great Portland Street, London, W1W 5QZ. Registered in England and Wales. Registered number 2694983. Thakeham Homes). However, Quintain consider the Land to the south of Honeycrock Lane offers a logical potential future sustainable extension to the safeguarded aerodrome allocation. The NPPF sets out at Paragraph 83 that Green Belt boundaries should only be altered in exceptional circumstances through the review of a Local Plan. The safeguarding of Redhill Aerodrome Area of and release of land from the Green Belt for the delivery of a new Garden Community will be essential to ensuring that RBBC meet their long term development needs. An Assessment of the Borough Council’s Green Belt Review was submitted alongside previous representations which assessed the broad Area of Technical Assessment specifically and the conformity of parcels of land within this area. The assessment concludes that further significant land will need to be excluded from the Green Belt, to comply with the NPPF requirement (paragraphs 83 and 85). Further, we consider that the Council has been over- optimistic in its assessment of the amount of land in the identified Areas of Search for Sustainable Urban Extensions. Taking into account these findings, Quintain considers that as part of the safeguarded allocation under Policy MLS2, land south of Honeycrock Lane is the most appropriate location to deliver further future sustainable development opportunities within Reigate and Banstead and in particular significant benefits to the surrounding existing and future communities, local wildlife and biodiversity. These can be summarised as follows: A sustainable urban extension to the safeguarded land past the plan period New community and employment uses to meet the needs of exiting and future residents o Potential for a new primary school for existing and new residents; o Local centre and community facilities. New and improved landscape and public amenity space o New sports pitches, recreation, leisure and children’s play; o New allotments and community gardens. Enhanced biodiversity o Important trees and hedgerows maintained together with significant new planting to maintain visual enclosure and to encourage local wildlife, flora and fauna; o Creation of green linkages into wider countryside. These would serve as ecological corridors for wildlife; o The creation of sustainable urban drainage systems (SUDS), encouraging wildlife and providing attractive landscape features. Environmental Sustainability o Layout orientated to maximise passive solar gain and opportunities for energy generation; o The creation of SUDS including swales and attenuation ponds. Urban Design and Density o Housing which would be in keeping with the local context in terms of density, design and mix; o Network of open spaces offering opportunities for formal and informal recreation and children’s play. Opportunities to achieve sustainable movement and transport patterns through use of existing and provision of new infrastructure o The site is within walking distance of a railway station (Salfords); o The additional new housing would provide a catalyst for improvements to the train services, including the provision of a new station car park; o New bus stops for regular services to Reigate, Horley, Gatwick Airport and Crawley; o Highway improvements necessary to accommodate this sustainable urban extension. The joint submission by Thakeham homes and Quintain relating to the Redhill Aerodrome Garden Community proposals include a significant proportion of the Area of Technical Assessment as to remain or become open space, new or improved habitat for wildlife and connected green infrastructure. It is likely that parts of the Area of Technical Assessment will not be subject to any change as part of those proposals. The Area of Technical Assessment has been safeguarded in order to allow for detailed assessments to be undertaken giving RBBC flexibility moving forward. This flexibility will ensure all necessary infrastructure is provided and the most appropriate defensible boundaries can be utilised. Therefore, Quintain consider the Land to the south of Honeycrock Lane should be protected for development to allow for the potential expansion to the aerodrome garden community within a future plan period. On behalf of Quintain Limited and in support of our representations for the Land to the south of Honeycrock Lane please find enclosed the following documentation: Appendix 1 – Site Location Plan Appendix 2 - Representations to RBBC Development Management Plan Regulation 18 Consultation (October 2016) Appendix 3 - Representations to RBBC Development Management Plan Consultation (January 2016) Appendix 4 - Housing and Economic Land Availability Assessment (HELAA) submission (January 2018) Appendix 5 – 2014 & 2016 RBBC SHLAA These documents form the representations of Quintain Limited to the Development Management Plan Regulation 19 Consultation. Due to the size of some of these documents a hard and CD copy have been sent to the Council. If any further information is required please do not hesitate to contact me. Yours sincerely Thomas Price Planning Manager [email protected] Appendix 1 Appendix 2 Reigate & Banstead Borough Council Development Management Plan Regulation 18 Consultation 1 August – 10 October 2016 Submissions on behalf of Quintain Limited October 2016 Submissions on Behalf of Quintain Limited DMH Stallard LLP Gainsborough House Pegler Way Crawley West Sussex RH11 7FZ Tel: 01293 605070 Fax: 01293 663520 Email: [email protected] DMH Stallard LLP Ref: 0632/196771-1 Contents 1. Views on the Objectives of the Plan ................................................................1 2. Comments on the Proposed Policies.................................................................7 3. Benefits of Land East of Salfords and South of Whitebushes as a Sustainable Urban Extension .................................................................................................. 15 4. Conclusions ............................................................................................... 24 Appendices A. Reigate & Banstead Areas of Search, and Proposed Housing Sites. B. DMH Stallard Assessment of the Borough Council’s Green Belt Review – June 2016. C. Vision Document for