Sustainability Appraisal for Tandridge District Council

Regulation 18 - Sites Consultation

October 2016

Regulation 18 – Sites Consultation

LC-254 Document Control Box

Client Tandridge District Council

Sustainability Appraisal for Tandridge District Council; Regulation 18 – Report Title Sites Consultation

Status FINAL

Filename LC-254_Tandridge_SA Sites_13_071016RB.docx

Date October, 2016

Author RB

Checked ND

Approved ND

Front credit: View from North Downs Way near Tandridge Hill, North Downs Way

Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October 2016 LC-254_Tandridge_SA Sites_13_071016RB.docx

About this report & Notes for reader

Lepus Consulting Ltd (Lepus) has prepared this draft report for the range of uses taking place. The assessment was prepared the use of Tandridge District Council. There are a number of between August and September 2016 and is subject to and limitations, which should be borne in mind when considering the limited by the information available during this time. results and conclusions of this report. No party should alter or change this report whatsoever without written permission from Since preparing the appraisal Tandridge District Council have Lepus. prepared additional site-by-site ecology and landscape evidence, © Lepus Consulting Ltd which was not available for use in this appraisal.

SEA and SA are tools for predicting potential significant effects. This report has been produced to assess the sustainability effects The actual effects may be different from those identified. of the Emerging Local Plan. It is not intended to be a substitute Prediction of effects is made using an evidence-based approach for Environmental Impact Assessment (EIA) or Appropriate and incorporates a judgement. Assessment (AA). For further information on the differences between the products please see: The assessments above are based on the best available https://www.rspb.org.uk/Images/environmentalassessment_tc information, including that provided to Lepus by the Council and m9-257008.pdf information that is publicly available. No attempt to verify these Client comments can be sent to Lepus using the following secondary data sources has been made and they have assumed address. to be accurate as published. 1 Bath Street, Cheltenham Every attempt has been made to predict effects as accurately as Gloucestershire possible using the available information. Many effects will GL50 1YE depend on the size and location of development, building design Telephone: 01242 525222 and construction, proximity to sensitive receptors such as wildlife E-mail: [email protected] sites, conservation areas, flood risk areas and watercourses, and www.lepusconsulting.com

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© Lepus Consulting for Tandridge District Council ii Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October 2016 LC-254_Tandridge_SA Sites_13_071016RB.docx Contents

1 Int ction rodu ...... 1 1.1 Background ...... 1 1.2 Overview of the Tandridge Local Plan ...... 1 1.3 The Sustainability Appraisal Process ...... 2 1.4 Appraisal Methodology ...... 3 1.5 Using this document ...... 4 2 Methodology ...... 5 2.1 Approach to assessment ...... 5 2.2 Appraisal process ...... 7 2.3 Geographic scale ...... 10 2.4 Impact magnitude ...... 10 2.5 Assumptions and limitations to assessment ...... 11 3 Assessmen tof sites ...... 16 3.1 Introduction ...... 16 3.2 Bletchingley ...... 17 3.3 Blindley Heath ...... 21 3.4 Caterham and Whyteleafe ...... 25 3.5 Domewood ...... 30 3.6 Dormansland ...... 33 3.7 Felbridge ...... 36 3.8 Godstone ...... 39 3.9 Lingfield ...... 43 3.10 Oxted ...... 46 3.11 Smallfield ...... 52 3.12 South Nutfield ...... 57 3.13 South Godstone ...... 60 3.14 Tatsfield ...... 63 3.15 Warlingham ...... 65 4 Con cept Areas ...... 70 4.1 Introduction ...... 70 4.2 Blindley Heath ...... 71 4.3 Burstow (Horne) ...... 73 4.4 Copthorne ...... 75 4.5 Hobbs Industrial Estate ...... 77 4.6 Lambs Business Park ...... 79 4.7 Lingfield ...... 82 4.8 South Godstone ...... 84 5 Mitigation Considerations and Recommendations ...... 86 5.1 Introduction ...... 86 5.2 SA Objective 1: Housing ...... 86 5.3 SA Objective 2: Health ...... 87 5.4 SA Objective 3: Cultural Heritage ...... 87 5.5 SA Objective 4: Transport and Accessibility ...... 88 5.6 SA Objective 5: Previously Developed Land ...... 89 5.7 SA Objective 7: Employment ...... 89 5.8 SA Objective 9: Natural Resources ...... 89 5.9 SA Objective 11: Flood Risk ...... 90 5.10 SA Objective 12: Water Quality ...... 90 5.11 SA Objective 13: Contaminated Land and Soils ...... 91 5.12 SA Objective 14: Air Quality, Noise and Vibration ...... 91 5.13 SA Objective 15: Landscape ...... 92 5.14 SA Objective 16: Biodiversity ...... 92

© Lepus Consulting for Tandridge District Council iii Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October 2016 LC-254_Tandridge_SA Sites_13_071016RB.docx

6 Conclusions and Next Steps ...... 94 6.2 Next Steps ...... 95

Appendix A SA Framework

Appendix B Sites Assessment Table

© Lepus Consulting for Tandridge District Council iv Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October 2016 LC-254_Tandridge_SA Sites_13_071016RB.docx List of Tables

Table 2.1 SA Framework Objectives Table 2.2 Guide to impact significance matrix

Table 2.3 Geographic sites Table 2.4 Sustainable distances to facilities and amenities

Table 4.1 Summary of the concept area assessments

Acronyms

AA Appropriate Assessment AONB Area of Outstanding Natural Beauty AQMA Air Quality Management Area DCLG Department for Communities and Local Government DEFRA Department for Environment, Food and Rural Affairs DPD Development Plan Document EIA Environmental Impact Assessment GI Green Infrastructure HELAA Housing and Economic Land Availability Assessment LCA Landscape Character Area LSOA Lower Layer Super Output Area LNR Local Nature Reserve LP Local Plan NPPF National Planning Policy Framework ODPM Office of the Deputy Prime Minister PAS Planning Advisory Service PPG Planning Practice Guidance PPP Policies, Plans and Programmes SA Sustainability Appraisal SEA Strategic Environmental Assessment SNCI Site of Nature Conservation Interest SSSI Site of Special Scientific Interest

© Lepus Consulting for Tandridge District Council v Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October 2016 LC-254_Tandridge_SA Sites_13_071016RB.docx 1 Introduction

1.1 Background

1.1.1 Lepus Consulting Ltd (Lepus) has been instructed by Tandridge District Council (TDC) to undertake a Sustainability Appraisal (SA) of the Draft Local Plan. This document presents an assessment of the reasonable alternative sites for the Tandridge Draft Local Plan .(ELP).

1.1.2 Please note that this document does not constitute an Environmental Report in line with the SEA Directive1 . It is a record of the assessment of reasonable alternatives (options) for strategic housing and employment sites in Tandridge District.

1.1.3 The Planning and Compulsory Purchase Act (2004) requires Sustainability Appraisals (SAs) to be carried out on local Development Plan Documents or Local Development Documents. In addition, the Environmental Assessment of Plans and Programmes Regulations (2004) require Strategic Environmental Assessments (SEA) and Sustainability Appraisals (SAs) for a wide range of plans and programmes, including Local Development Documents.

1.1.4 This SA follows on from the report that was published alongside the Issues and Approaches Regulation 18 consultation that was carried out in December 2015 to February 2016. In that SA report, the vision, objectives, development strategies and policy approaches within the draft Plan were assessed against the SA Framework. That was a ‘Stage B’ (as set out in the SA Regulations) that tested the development and refinement of the options and assessed their effects. This SA is also a Stage B assessment that appraises potential development sites.

1.1.5 This report should be read in conjunction with the December 2015 SA.

1.2 Overview of the Tandridge Local Plan

1.2.1 In January 2015, Tandridge District Council commenced the preparation of the Tandridge Local Plan. Once adopted, the Local Plan will replace the Councils’ current adopted Core Strategy (2008).

1 European Directive 2001/24/EC

1.2.2 The role of the Local Plan is to set out the Councils vision for the next 20 years and helps to shape the future of the district by setting out policies that guide the development of homes and businesses, protect our important green spaces, landscapes and historic character, whilst also seeking to provide for the needs of all communities across Tandridge.

1.2.3 At the Planning Policy Committee meeting of 10th December 2015, Members approved the Local Plan: Issues and Approaches document to undergo public consultation. This consultation accorded with Regulation 18 of the Town and Country Planning (Local Planning) (England) Regulations 2012 and the Localism Act 2012.

1.2.4 The content of the Issues and Approaches document was high level and presented the issues facing the district, the objectives of the plan and a vision. The document focused on a number of potential approaches that could be taken to achieve the delivery of jobs and homes for the plan period up to 2033, and a number of policy options to assist in guiding any development that takes place.

1.2.5 The Issues and Approaches consultation was the first consultation stage for the Local Plan and sought the views of a variety of parties including statutory consultees (e.g. government departments, Parish Councils and other Local Authorities), development professionals and the public.

1.2.6 Consultation on the Local Plan: Issues and Approaches document took place for 10 weeks between 18th December 2015 and 26th February 2016. The consultation attracted responses from over 3,100 residents, community groups, developers, statutory bodies and those with an interest in the Local Plan. The Council has looked at all the comments received and from the emerging themes has agreed to carry out a sites consultation. This further consultation focuses specifically on the sites and locations that the Council are considering in the preparation of the Local Plan. The sites which are considered stem from the Housing and Economic Land Availability Assessment (HELAA) and this SA report appraises them.

1.3 The Sustainability Appraisal Process

1.3.1 Section four of the December 2015 SA sets out the stages involved in the production of a sustainability appraisal. This SA is an additional Stage B assessment that appraises the potential development sites identified in the ‘sites consultation’ that is being carried out under Regulation 18 of the Town and Country Planning Regulations 2012.

1.4 Appraisal Methodology

1.4.1 Section five of the December 2015 SA sets out the framework that is being used in the production of the Local Plan. The 2015 SA sets out how Tandridge is working in partnership with the other East Surrey planning authorities and Table 2 below sets out the 16 East Surrey Sustainability Appraisal objectives.

1.4.2 Developing options for a plan is an iterative process, usually involving a number of consultations with key stakeholders and the public. The SA helps to identify where there may be other ‘reasonable alternatives’ to the (proposed) options being considered for a plan. ‘Reasonable alternatives’ is a term used in the SEA Directive and Regulations, and is therefore legally required to be considered when preparing a plan.

1.4.3 As stated above the sites appraised in this SA have been identified by the HELAA as being deliverable or developable. In addition to these, other sites have been submitted to the Council for consideration, however, due to a number of factors they are not suitable or available to accommodate future development. Therefore, these sites are not considered to be ‘reasonable alternatives’ that need appraising through the SA process.

1.4.4 The appraisal of the sites is based on the assessment of the site’s spatial attributes. At this stage in the preparation of the Local Plan specific knowledge of the development of the site is limited. It is recognised that constrained sites may well be taken forward as detailed development proposals can include mitigation to address constraints.

1.4.5 This interim SA presents an assessment of the reasonable alternatives identified, with the following key intentions:

• To identify where the development of a site would have significant adverse effects and may not be considered suitable for development; and • To set out recommendations, that would help to enhance the overall sustainability of the Draft Local Plan at a sufficiently early juncture that they be given due consideration as the plan progresses.

1.4.6 The assessment has been undertaken in two elements. It has assessed the district-wide sites identified from the HELAA process as reasonable. An assessment has also been undertaken of 7 concept areas in Tandridge, which are potential locations for mixed use development including approximately 2,000 homes.

1.5 Using this document

• Chapter 2 presents the methodology used to undertake the SA; • Chapter 3 presents the assessment results for sites; • Chapter 4 presents the assessment results for the concept areas; • Chapter 5 presents the mitigation considerations and recommendations; and • Chapter 6 presents the conclusions and next steps.

2 Methodology

2.1 Approach to assessment

2.1.1 The approach to assessment uses geographic information, the SA Framework and established standards (where available) to help make the assessment decisions transparent and robust.

2.1.2 The housing and employment sites have been assessed against the SA Framework (see Appendix A). The SA Framework is composed of Objectives and decision-aiding questions. Acting as yardsticks of sustainability performance, the SA Objectives are designed to represent the topics identified in Annex 1(f)2 of the Directive. Including the SEA topics in the SA Objectives helps ensure that all of the environmental criteria of the SEA Directive are included. Consequently, the sixteen SA Objectives seek to reflect all subject areas to ensure the assessment process is transparent, robust and thorough.

2.1.3 To expand on the central focus of each SA Objective (as they are high- level and potentially open-ended) the SA Framework includes a series of questions or ‘decision aiding questions’ for use when applying the SA Framework to the assessment of sites or proposed policies.

2.1.4 The purpose of the SA Objectives is to provide a way of ensuring that the proposed plan considers each site on a fair and consistent basis.

2.1.5 The SA Framework used within Tandridge dates back to 2004 and was developed through a series of workshops and working groups held jointly with other Surrey local planning authorities, Surrey County Council and with the statutory environmental consultation bodies. Through this joint working an original suite of 23 SA Objectives was established to enable the East Surrey authorities to assess their development plans by a process of ‘peer review’.

2.1.6 In partnership with the other East Surrey planning authorities the objectives have been revised. The SA Objectives were consulted on in April 2015 and having incorporated comments received, a final version of the objectives was drawn up. The SA Framework was also presented in the SA Scoping Report.

2 Annex 1(f) identifies: ‘the likely significant effects on the environment, including on issues such as biodiversity, population, human health, fauna, flora, soil, water, air, climatic factors, material assets, cultural heritage including architectural and archaeological heritage, landscape and the interrelationship between the above factors’.

2.1.7 Table 2.1 below sets out the 16 East Surrey Sustainability Appraisal objectives.

Table 2.1: SA Framework Objectives

Objective Criteria

To provide sufficient housing to enable people to live in a home suitable 1. to their needs and which they can afford.

2. To facilitate the improved health and wellbeing of the whole population.

3. To conserve and enhance, archaeological, historic and cultural assets.

To reduce the need to travel encourage sustainable transport options 4. and improve accessibility to all services and facilities.

To make the best use of previously developed land and existing 5. buildings.

To support economic growth which is inclusive, innovative and 6. sustainable.

To provide for employment opportunities to meet the needs of the local 7. economy.

To reduce greenhouse gas emissions and move to a low carbon 8. economy.

9. To use natural resources prudently.

10. To adapt to the changing climate.

11. To reduce flood risk.

To improve the water quality of rivers and groundwater, and maintain an 12. adequate supply of water.

13. To reduce land contamination and safeguard soil quality and quantity.

To ensure air quality continues to improve and noise and light pollution 14. are reduced.

15. To protect and enhance landscape character.

16. To conserve and enhance biodiversity.

2.1.8 The use of a suite of objectives lends itself to a matrix based assessment where each alternative or approach is assessed against each SA Objective. This approach has been successfully used by the Council for all development plans adopted since 2004 and it is therefore retained.

2.1.9 It should be noted that the ordering of the SA Objectives does not infer any prioritisation.

2.2 Appraisal process

2.2.1 The appraisal process has used the SA Framework, the review of plans, programmes and policies, and the baseline (including various mapped data sources), as presented in the SA Scoping Report, to assess each option. Assessments have been undertaken using this empirical evidence and, to a lesser extent, expert judgement.

2.2.2 The first stage of assessment involves answering each of the questions in the SA Framework in turn with a yes (+), no (-), uncertain (+/-) or negligible / no effect / not applicable (0). The results of this indicate whether the scenario is likely to bring positive, negative or uncertain effects in relation to the SA Objectives. This information is then used to inform the overall effect of the site on the SA Objective.

2.2.3 The second stage of assessment considers the level of significance of the effects identified in the first stage (described above). Leading from the likelihood of positive or negative effects, the assessment draws on criteria for determining the likely significance of effects referred to in Article 3(5) of the SEA Directive and presented in Annex II of the Directive (see Box 2.2). The majority of identified positive or negative effects can be considered to be significant. Any assessment rated as negligible is not considered to represent a significant effect. The extent of significance is perhaps most helpfully expressed by orders of magnitude.

2.2.4 At a strategic level it can be difficult to assess significant effects in the absence of widespread data. Instead, orders of magnitude are used, based on geographic significance and impact magnitude. Table 2.2 illustrates such orders of magnitude for positive and negative effects.

2.2.5 Each of the effects identified in the first stage of assessment are assigned a colour and corresponding symbol to reflect the level of significance of the effect and whether it is positive or negative. Orders of magnitude are not assigned to uncertain effects. A single value from Table 2.2 is allocated to each SA Objective and presented in the text of the report (see Chapters 3 and 4).

2.2.6 When selecting a single value to best represent the sustainability performance of the relevant SA Objective, the Precautionary Principle is used. This is a worst-case scenario approach. Values presented at the first stage of assessment (see the questions in the SA Framework) are used to determine whether the single value for the SA Objective is positive, negative, uncertain or neutral.

2.2.7 If a positive effect is identified in relation to one question and a negative effect is identified in relation to another question within the same SA Objective, that Objective will be given an overall negative value.

2.2.8 Assessment results are presented in a single matrix format with accompanying narrative text to interpret the sustainability performance of each site.

Table 2.2: Guide to impact significance matrix

Key: Likely strong positive effect ++ Likely positive effect + Neutral/no effect O Likely adverse effect - Likely strong adverse effect - Uncertain effects +/

2.2.9 Whilst the orders of magnitude are determined by impact magnitude and geographic significance or sensitivity, the determination of impact takes into consideration the characteristics of the resultant effect as presented in Box 2.1.

2.2.10 As demonstrated in Table 2.2, significance is determined by the sensitivity or geographic scale of the receptor and the impact magnitude. The coloured boxes represent the level of significance of the predicted effect. The text in each of these boxes describes the level of significance, whilst the plus (+) and minus (-) symbols, along with the colours, give a visual representation of this.

2.2.11 To understand the overall effect of the site or policy being assessed, the effect identified against each objective needs to be taken into account to gain a balanced outcome that takes into account the environmental, social and economic aspects of sustainability. A site or policy that is found to have negative effects against certain objectives is not necessarily unsuitable as these negatives must be considered in light of any positive effects that may have been identified. Note too that the impact magnitudes are not intended to be summed. For example, two ‘+‘ are not to be considered equal to a single ‘++’. The scores assigned are a matter of professional judgement taking into account the baseline data, policy context and other sources of information available to inform the assessment.

2.2.12 Geographic scale relates primarily to the level of importance of the receptor, or the level at which it is designated, if applicable. Geographic scale may also refer to the physical area of the receptor, or the part of the receptor likely to be affected.

2.2.13 Impact magnitude relates to the degree of change the receptor will experience, including the probability, duration, frequency and reversibility of the effects (see Box 2.1). The terms used in Table 2.2 are explained in more detail below.

Box 2.1 Annex II of the SEA Directive Criteria for determining the likely significance of effects referred to in Article 3(5) of the SEA Directive

The characteristics of plans and programmes, having regard, in particular, to • the degree to which the plan or programme sets a framework for projects and other activities, either with regard to the location, nature, size and operating conditions or by allocating resources; • the degree to which the plan or programme influences other plans and programmes including those in a hierarchy; • the relevance of the plan or programme for the integration of environmental considerations in particular with a view to promoting sustainable development; • environmental problems relevant to the plan or programme; • the relevance of the plan or programme for the implementation of Community legislation on the environment (e.g. plans and programmes linked to waste- management or water protection).

Characteristics of the effects and of the area likely to be affected, having regard, in particular, to • the probability, duration, frequency and reversibility of the effects; • the cumulative nature of the effects; • the transboundary nature of the effects; • the risks to human health or the environment (e.g. due to accidents); • the magnitude and spatial extent of the effects (geographical area and size of the population likely to be affected);

• the value and vulnerability of the area likely to be affected due to: • special natural characteristics or cultural heritage; • exceeded environmental quality standards or limit values; • intensive land-use; • the effects on areas or landscapes which have a recognised national, Community or international protection status.

2.2.14 Limitations in terms of the level of detail and confidence of assessment are cited in the explanatory text; the worse case scenario has been assumed in accordance with the Precautionary Principle.

2.3 Geographic scale

2.3.1 Impact assessment in the sustainability appraisal considers a range of geographic scales and sensitivities at which the impact and subsequent effects might be experienced. A guide to the range of scales used in the impact significance matrix is presented in Table 2.3.

Table 2.3: Geographic scales

Sensitivity Typical criteria

The international level is aimed at designations that have an international aspect or consideration of transboundary effects International / beyond national boundaries. This also applies to predicted national effects at the national level or designations/receptors that have a national dimension.

This includes the regional and sub-regional scale, including Regional county-wide level and regional areas such as the East of England.

Local This is the district and neighbourhood scale.

2.4 Impact magnitude

2.4.1 Impacts are assessed by combining judgements about susceptibility to the type of change arising from the specific proposal with judgements about the value attached to the receptor.

2.4.2 On a strategic basis, the appraisal considers the degree to which a location can accommodate change without detrimental effects on known receptors (identified in the baseline) and the degree to which individual receptors will be affected by the change. This is determined by considering factors included in Annex II of the SEA Directive:

• Probability • Duration; • Frequency; and • Reversibility.

2.4.3 SA and SEA are concerned with likely significant effects. As such, if an effect is considered improbable, it will not be considered in assessment. It is considered that most effects cannot be predicted with absolute certainty, as many impacts depend on the design of development and may be subject to mitigation.

2.5 Assumptions and limitations to assessment

2.5.1 There are a number of limitations, which should be borne in mind when considering the results and conclusions of this assessment.

2.5.2 Sustainability Appraisal is a tool for predicting potential significant effects. Prediction of effects is made using an evidence based approach and incorporates a judgement.

2.5.3 Assessments are based on the best available information, including that provided to us by the client team and information that is publicly available. Every attempt has been made to predict effects as accurately as possible using the available information.

2.5.4 Distances have been measured from the closest boundary of the site to the closest boundary of the receptor. This has been measured as the crow flies. Distances to facilities and amenities have been considered sustainable if they are within the maximum recommended distances stated in Barton, Grant and Guise (2010) Shaping Neighbourhoods for local health and global sustainability, which is a commonly used reference point. All distances are approximate.

2.5.5 Assumptions were made for a number of the SA objectives as detailed below. No assumptions were made relating to SA Objectives 6, 8, 10, 11, 12 and 14.

SA Objective 1: Housing

2.5.6 At the time the SA was prepared, further work was being undertaken to identify the level of housing that could be delivered. As such, the size of the site was used as an indicator of the level of potential housing delivery. Sites under 2ha are given a single plus scoring and sites over 2ha are given a double plus score.

SA Objective 2: Health

2.5.7 It has been assumed that all public rights of way will be retained or re routed around the site.

2.5.8 Barton et al (2010) gives target distances and maximum distances to certain facilities and amenities as show in Table 2.4.

Table 2.4: Sustainable distances to facilities and amenities (Barton et al, 2010)

Features Target distance Maximum distance

Local park/ green space 400m 600m

Leisure centre 1.5km 2km

Doctor’s surgery 800m 1km

SA Objective 3: Cultural Heritage

2.5.9 It is assumed that all historic statutory designations, including listed buildings and conservation areas, will not be lost to development. The effects of a development on any given historic asset depends substantially on the design and implementation of development, with the potential for both positive and negative effects to occur.

2.5.10 The design of any of the developments that may take place on the sites identified by the ‘Issues and Approaches’ report is not known at this stage. Ultimately therefore, the effect remains uncertain. However, there is a risk of adverse effects occurring, some of which may be unavoidable. As such, this risk has been reflected in the assessment as a negative effect where sites are in close proximity to historic assets. The severity of the effect has been assigned based on the sensitivity of the historic asset in question.

SA Objective 4: Transport and Accessibility

2.5.11 For the purpose of this assessment, in line with Barton et al, 20103, 400m is the recommended distance for travelling to a bus stop, and 2km is used for train stations.

2.5.12 At this stage, there is not sufficient information available to be able to accurately predict the effect of new residential development on the capacity of local schools. This would require a breakdown of proposed residential tenure types and the number of bedroom per dwelling. It would also require a start date for the occupation of the dwellings. As such, at this stage the SA assesses whether there are publically available schools in the local area and their accessibility.

2.5.13 All schools identified are publically accessible state school. Private schools are not included.

3 Barton et al (2010) Shaping Neighbourhoods for local health and global sustainability. 2nd edition

SA Objective 5: Previously Developed Land

2.5.14 It is assumed that development on previously developed land (brownfield) is preferable, provided that it is not of high environmental value. This is in accordance with the core planning principles of the NPPF4 .

SA Objective 7: Employment Opportunities

2.5.15 Where a site is in existing employment use and also allocated for Employment in the Draft Local Plan, it is assumed that levels of employment will be maintained or increased.

SA Objective 9: Natural Resources

2.5.16 The Agricultural Land Classification system forms part of the planning system in England and Wales. It classifies agricultural land into five categories according to versatility and suitability for growing crops. The top three grades, Grade 1, 2 and 3a, are referred to as 'Best and Most Versatile' land. Grade 4 and 5 are described as poor quality agricultural land and very poor quality agricultural land.

2.5.17 Where it is not known whether a site classified as Grade 3 under the Agricultural Land Classification system is Grade 3a, which is the best and most versatile agricultural land, or 3b, which is not, for the purposes of this assessment it has been assumed that they are within Grade 3a, in accordance with the Precautionary Principle.

SA Objective 13: Contaminated Land and Soil Quality

2.5.18 It is assumed that where development is to take place on previously developed land, it will be remediated as required for the proposed use.

SA Objective 15: Landscape

2.5.19 Tandridge District Council is currently in the process of undertaking a study to identify those sites within the Green Belt that are suitable for release. This SA does not seek to pre-empt the outcomes of that study by assessing the effects of sites on the Green Belt at this stage. It is anticipated that this will be presented in the Environmental Assessment accompanying the Regulation 19 Consultation Draft of the Local Plan. The following sites are not within the Green Belt:

4 Department for Communities and Local Government (2012) National Planning Policy Framework. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/6077/2116950.pdf

CAT 007 156-180 Whyteleafe Road, ENA 32 The Old Norton Site Caterham (Smallfield)

CAT 041 Maybrook House, Godstone Oxted Gas Holder, Station OXT 016 Road, Caterham Road East, Oxted

CAT 052 Timber Hill Road Recreation Boulthurst Way Open Space, OXT 052 Ground Hurst Green

CAT 054 Open space between Yorke Ellice Road Car Park, Amy Gate and Hambledon Road OXT 065 Road, Oxted, RH8 0PY

CAT 076 Tillingdown Copse Open Space OXT 067 Warren Lane Depot, Oxted

CAT 077 Heath Road Caterham Chestnut Copse Playground OXT 068

2.5.20 All other sites are within the Green Belt.

SA Objective 16: Biodiversity

2.5.21 No site visits have been undertaken as a part of the SA to survey and record habitat or species information at each site as this level of site- specific detail is not necessary at this stage.

2.5.22 Loss of ancient semi-natural woodland and ancient replanted woodland represents a permanent loss and cannot be mitigated or re-created.

2.5.23 Without species-specific data for each site, assessment of impacts has concentrated on habitat presence and diversity.

2.5.24 Where new residential development is either adjacent or in close proximity to Sites of Nature Conservation Interest (SNCIs), it is assumed that there will be a risk of adverse effects on the SNCI as a result of, for example, predation from domestic cats, noise and light pollution or litter, increased disturbance from people.

2.5.25 The following list of species is associated with particular habitat types. It is assumed that detailed species surveys to determine presence will be prepared at the planning application stage:

• Great Crested Newts are associated with ponds, lakes and other suitable water features. • Bats are associated with mature woodland, certain buildings, quarries and caves. • Reptiles are associated with railway embankments, allotments, quarries and rough grassland. • Dormice are associated with coppiced woodland and mature hedgerows, especially ancient semi-natural woodland, in the vicinity of suitable woodland locations.

• White-Clawed Crayfish are associated with freshwater streams, rivers, canals and lakes. • Badgers are associated with hedgerows, arable and pasture farmland and grassland. • Breeding and wintering birds are associated with woodland, trees, hedgerows, and other shrubby structures. • Otters are associated with freshwater habitats, particularly rivers. • Water Voles are associated with vegetated river, stream, canal, ponds and ditch banks. • For the purpose of this document, habitats of principal importance are those listed under s.41 of the NERC Act5. • For the purpose of this document, species of principal importance are those listed under s.41 of the NERC Act6 .

2.5.26 It is assumed that mature trees and hedgerows will be retained where possible.

5 Her Majesty’s Stationary Office (2006) Natural Environment and Rural Communities Act 2006. Available at: http://www.legislation.gov.uk/ukpga/2006/16/contents 6 Ibid

3 Assessment of sites

3.1 Introduction

3.1.1 Tandridge District Council have identified 146 potential sites for allocation including residential, employment and gypsy and traveller sites. A cluster analysis has been undertaken of these sites on a settlement-by settlement basis. The sites within each settlement are expected to have similar effects against the SA Objectives and as such the assessment discusses each settlement as a whole. The sites within each settlement have been considered individually as a part of preparing the overall commentary for each site. Additional commentary has been prepared where there is an effect on a specific site, in particular where in some instances sites are separated from the main settlement area.

3.1.2 Sites referred to as ‘ENA 00’ are employment sites identified in the Economic Needs Assessment. References for the residential sites, for example ‘BLE 009’ are from the HELAA.

3.2 Bletchingley

daptation daptation Housing Health Cultural Heritage Transport P. Developed Land Economics Employment C. Change Mitigation Natural Resources C. Change A Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity BLE 009 + - - - - O - O - O + - - - O -

BLE 011 + - O - - O - O + O + - - - O -

BLE 012 + - O - - O - O + O + - - - O -

BLE 016 + - - - - O - O - O + - - - O O

BLE 019 ++ - - - - O - O - O + - - - O O

BLE 020 ++ - - - - O - O - O + - + - O O

ENA 30 O O - - + O + O - O + - + - O O

3.2.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

BLE 009 Land at Travellers Rest, BLE 019 Land rear of Church Court Rockshaw Road, Merstham Farm, Church Lane, Bletchingley

BLE 011 Land at Warwick Wold BLE 020 Land rear of Clerks Croft, Bletchingley

BLE 012 Land at Warwick Wold Road ENA 30 Brewer Street

BLE 016 Land to the rear of Stychens House, Stychens Lane

3.2.2 The housing sites in Bletchingley are divided into two main areas. Three sites are on the northern urban edge of Bletchingley and three are close to junction 7 of the M25 (also junction 8 of the M23) at Warwick Wold. There is a single employment site, which is 650m north of Bletchingley village on Brewer Street.

3.2.3 No sites are located within 1km of a GP surgery. The nearest GP surgery to Bletchingley is Pond Tail Surgery located in Godstone, approximately 2.5km to the east. The nearest GP surgery to BLE 009, BLE 011 and BLE 012 is Moat House Surgery located in Merstham, approximately 1.7km to the west. Sites BLE 016, BLE 019 and BLE 020 are located within 600m of an area of public open space.

3.2.4 Bletchingley is a historic village, with records stretching back to the Domesday Book (1086), where it was referred to as ‘Blachingelei’7 . At the centre of the village is the Bletchingley Conservation Area, designated in 1969. The conservation area contains 57 listed buildings under 37 separate listings. The area is also an area of high archaeological potential. To the south west of the conservation area is Bletchingley Castle Scheduled Monument. BLE 016, BLE 020 and BLE 019 are all in close proximity to these historic assets with the resultant potential to adversely affect their setting. BLE 016 is entirely within the conservation area and BLE 019 is partially within it.

3.2.5 ENA 30 is within the Place Farm and Brewer Street Conservation Area. It is also immediately south of the Brewer Street Farm House, a Grade I listed building. BLE 009 is in close proximity to the Grade II listed ‘Weavers’ to the south. BLE 009 is elevated some 15m above Weavers and there is tree screening between the two sites, potentially mitigating any effect.

3.2.6 Those residential sites within Bletchingley are closest to Nutfield train station, some 2.6km to the south west. All three sites (BLE 016, BLE020 and BLE 019) have local access to bus stops and are within a satisfactory distance of Bletchingley Village Primary School (formerly St Catherine’s Primary School)8. The closest Secondary School is the Warwick School, 4.2km to the west and outside of the satisfactory distance for secondary schools. Local scale shops and services are available on Bletchingley.

3.2.7 The residential sites at Warwick Wold are closer to Merstham train station, approximately 2km to the west. There are no bus services in the local area. The closest primary school is Furzefield Primary School in Merstham, just outside of the satisfactory 1km distance for primary schools. The closest secondary school is The Warwick School, again outside of the 2km satisfactory range. Warwick Wold is a rural area containing only scattered residential properties. The closest facilities and amenities are in Merstham.

3.2.8 All residential sites are greenfield. ENA 30 is currently a light industrial area.

7 Tandridge Borough Council (2002) Bletchingley Conservation Area Appraisal 8 Bletchingley Village Primary School website. Available at: http://stcatherinesprimary.co.uk/our-school/our-school

3.2.9 ENA 30 would maintain and potentially enhance job provision in the local area. Employment opportunities in the local area are limited and major employment areas such as Caterham require a 4-5km commute. Whilst all sites are close to junction 7 of the M25, this junction only acts as a crossover junction between the M25 and M23 and neither motorway can be accessed from local roads at junction 7. Access to the M25 would require travel to either junction 6 or junction 8.

3.2.10 Sites BLE 019, BLE 020 and ENA 20 are classified as Grade 3 under the Agricultural Land Classification system. Sites BLE 009 and BLE 016 include areas of both Grade 3 and Grade 4 land9 . Sites BLE 011 and BLE 012 are located within Grade 4 land.

3.2.11 All Bletchingley sites are located within Flood Zone 1 and as such are at minimal risk of flooding. Site BLE 020 contains an area at medium risk of surface water flooding. The remaining sites have a very low risk of surface water flooding.

3.2.12 The residential sites at Warwick Wold are in Groundwater Protection Zone 210 . This area is not classified as vulnerable groundwater11 . ENA 30 is also within Groundwater Protection Zone 2 and the ‘Major Aquifer Intermediate’ Groundwater Vulnerability Zone. The sites in Bletchingley Village are in Groundwater Source Protection Zone 3 and the ‘Major Aquifer Intermediate’ Groundwater Vulnerability Zone.

3.2.13 Development of the greenfield sites would be expected to lead to the loss of soil, a non-renewable resource. ENA 30 is previously developed land that may be remediated as a part of any development. BLE 020 is potentially contaminated land and as such development of this site may lead to the remediation of contaminated land.

9 Grade 3 agricultural land is of higher agricultural value than Grade 4. 10 The Environment Agency has defined Source Protection Zones (SPZs) for 2000 groundwater sources such as wells, boreholes and springs used for public drinking water supply. These zones show the risk of contamination from any activities that might cause pollution in the area. The closer the activity, the greater the risk. Further details are available at: http://apps.environment-agency.gov.uk/wiyby/37833.aspx 11 Environment Agency. Available at: http://maps.environment agency.gov.uk/wiyby/wiybyController?x=531500.0&y=181500.0&topic=groundwater&ep=map&scale=5&

3.2.14 The sites at Warwick Wold are at a major motorway junction and may be adversely affected by noise and air pollution, in particular as the western half of the junction is designated as ‘AQMA No. 1 (M25)’ (which is outside of Tandridge District). It is anticipated that residents of all of the sites would frequently drive to larger towns access the broader range of facilities and amenities and for commuting to work. As such, these sites have the potential to adversely affect air quality in these towns, such as Caterham. ENA 30 is an employment site and as such the change in trip rates from the site is expected to be minimal, resulting in a negligible effect on air quality.

3.2.15 All sites are within the Greensand Valley LCA12 . The Surrey Landscape Character Assessment states in its guidelines for built development that development in this area should seek to avoid urban coalescence and maintain the sparse settlement of farmsteads. The sites in Blechingley are unlikely to adversely affect these guidelines, being on the urban edge. ENA 30 is currently a light industrial area and as such is likely to be subject to only minor alteration. The sites at Warwick Wold are at the far western extent of the Surrey Hills AONB. The landscape in this area is dominated by the motorway junction. The small scale sites in this area are therefore unlikely to adversely affect the landscape. Nonetheless development of these sites would be required to have due regard to the Surrey Hills Management Plan 2014 - 201913 and the Surrey Hills Design Guide14 .

3.2.16 BLE 009 is 250m south west of the Quarry Hangers SSSI. Whilst the site is in close proximity to the SSSI, it is also small scale, minimising the risk of adverse effects. BLE 011 and BLE 012 are both adjacent to ancient woodland, which may be adversely affected by development of these sites.

12 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District. 13 Surrey Hills Board (2014) Surrey Hills Management Plan 2014 – 2019. Available at: http://surreyhills.akikodesign.com/wp-content/uploads/2014/12/Surrey-Hills-Management-Plan-17b SP.pdf 14 Surrey Hills Board. Building Design into the Surrey Hills. Available at: http://surreyhills.akikodesign.com/wp-content/uploads/2014/12/Building-Design-Guide-into-the Surrey-Hills1.pdf

3.3 Blindley Heath

ion

Housing Health Cultural Heritage Transport P. Developed Land Economics Employment C. Change Mitigation Natural Resources C. Change Adaptat Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity BHE 007 ++ - - - - O + O - O - - - - - -

BHE 010 ++ - - - - O - O - O + O - - - O

BHE 013 + - O - + O - O - O + O +/ - O O

BHE 014 + - O - - O - O - O + O - - - O

BHE 009 + - - - - O - O - O + O - - - O

ENA 13 O O O - + O + O - O + O + O + O

ENA 20 O O O - + O + O - O + O + O + O

ENA 26 O O O - + O + O - O + O +/ O + O

ENA 21 O O O - + O + O - O + O + O + O

ENA 31 O O O - + O + O + O - - + O + O

3.3.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

BHE 007 Land to the west of Blue ENA 13 Parkwood Industrial Estate Anchor Farm, Eastbourne Road

BHE 010 Land adjacent to Blue Anchor ENA 20 Haysbridge Business Centre Farm, Blindley Heath

BHE 013 Little Haven, Byers Lane, ENA 21 Brickhouse Farm Trading Estate Blindley Heath

BHE 014 Open space, Featherstone ENA 26 Systems House, Eastbourne Road

BHE 009 Land adjacent to Hartley, Hare ENA 31 Hays Bridge Farm, Brickhouse Land Lane

3.3.2 Within Blindley Heath, six development sites share common borders and as such form a large development area to the west of Blindley Heath that includes both residential and employment uses. Further west there are additional small employment sites in the rural area.

3.3.3 No Blindley Heath sites are located within 1km of a GP surgery. The nearest GP surgery to Blindley Heath is The Lingfield Practice, located at Lingfield, approximately 3.5 km to the south east. BHE 014 is located on an area of public open space, which would be lost if the site were developed. Sites BHE 010, BHE 013 and the northern area of BHE 007 are located within 600m from this area of public open space and as such if the space were to be developed, there would be no public open space available to residents of these sites.

3.3.4 The combined area west of Blindley Heath identified for development contains three public footpaths and it is assumed that these will be maintained as a part of any development.

3.3.5 The Grade II listed Church of St John the Evangelist forms the centre of Blindley Heath. BHE 010 and BHE 007 are both in close proximity to the church and have the potential to adversely affect its setting. BHE 007 is also adjacent to the Grade II listed Elizabethan Cottage. BHE 009 is within 250m of two listed Grade II buildings to the east.

3.3.6 Godstone train station is 2.5km to the north of Blindley Heath, which is outside of the satisfactory distance but could be accessed by car. There are regular bus stops along Eastbourne Road, which is adjacent to the combined area west of Blindley Heath. The scale of the combined area, in particular BHE 007, means that the far western side of the area is up to 1km from Eastbourne Road. Bus services do not extent to the proposed employment sites, nor BHE 009.

3.3.7 Access to facilities and amenities is limited in Blindley Heath, with no local convenience stores and no primary or secondary schools within a satisfactory distance.

3.3.8 The employment sites are on previously developed land. The residential areas are primarily greenfield sites, with some scattered residential dwellings within them. Taken together, the residential sites west of Blindley Heath represent the loss of a large greenfield area.

3.3.9 The employment sites would maintain and potentially increase job provision in the local area. Employment opportunities in the local area are limited and major employment areas such as East Grinstead and Crawley would require a 7-10km commute by car.

3.3.10 All sites except BHE 007 and ENA 31 are classified as Grade 3 under the Agricultural Land Classification system. BHE 007 contains Grade 3 and Grade 4 land. ENA 31 is classified as Grade 4 land.

3.3.11 The southern area of BHE 007 contains extensive areas of Flood Zone 2 and 3. It is unlikely that this site could be developed without locating new development in areas of Flood Zone 2 or 3, which is a substantial flood risk that would require mitigation. ENA 31 is entirely within Flood Zones 2 and 3. ENA 31 is an existing commercial area that would continue in commercial use and therefore classified as ‘less vulnerable’ under the Planning Practice Guidance ‘Flood Risk Vulnerability Classification’15 . The eastern edge of BHE 009 contains an area of Flood Zone 2. The western edge of ENA 20 contains an area of Flood Zone 2. The remaining sites are located within Flood Zone 1. There is a very low risk of surface water flooding at sites ENA 26 and BHE 014. There is a low risk of surface water flooding at ENA 13. The remaining sites have a high risk of surface water flooding.

3.3.12 The majority of sites pose minimal inherent risks to water quality. BHE 007 and ENA 31 may pose a risk to water quality as a result of the flood risk at these sites which could lead to contamination of local watercourses if the sites were to flood.

3.3.13 Development of the employment sites would be expected to lead to the remediation of contaminated land as required. Development of the greenfield sites would be expected to lead to the loss of soil, a non renewable resource.

3.3.14 It is anticipated that residents of all of the sites in Blindley Heath would frequently drive to larger towns to access the broader range of facilities and amenities and for commuting to work. As such, these sites have the potential to adversely affect air quality in these towns. The employment sites are understood to be operational and as such the change in trip rates from these sites is expected to be minimal, resulting in a negligible effect on air quality.

15 Department for Communities and Local Government (2014) Flood Zone and Flood Risk Tables. Available at: http://planningguidance.communities.gov.uk/blog/guidance/flood-risk-and-coastal-change/flood zone-and-flood-risk-tables/table-2-flood-risk-vulnerability-classification/

3.3.15 All sites are within the Low Weald Farmland LCA16. Development of the employment sites would be an opportunity to enhance their contribution to the local landscape. The large sites to the west of Blindley Heath, namely BHE 010 and BHE 007, would be expected to extend Blindley Heath extensively into currently open landscape, adversely affecting the character and sense of open space in this area. Development of BHE 007 may also affect sky glow17 and views from the three public footpaths that pass through it.

3.3.16 BHE 014 is currently public open space in a square with residential properties to all sides. Residential development would be inkeeping with the area, but would also lead to the loss of open amenity space, changing the character of the location. BHE 019 is currently a greenfield site. Existing hedges to the south and east of the site offer only partial screening of the site. A public bridleway passes up the eastern side of the site and it is anticipated that views from this path would be adversely affected.

3.3.17 Blindley Heath SSSI and LNR is to the south east of Blindley Heath village. Development of BHE 007 would be expected to create additional pressure on this site. BHE 007 also borders the Blue Anchor Wood SNCI and ancient woodland to the north, east and south, which may also be adversely affected by development of the site.

16 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District. 17 The brightness of the night sky in a built-up area as a result of light pollution.

3.4 Caterham and Whyteleafe

andsoi

Housing Health Cultural Heritage Transport P. Developed Land Economics Employment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land quality Air Landscape Biodiversity CAT 004 ++ ++ - ++ + O + O + O + - + + - -

CAT 007 ++ ++ - ++ - O + O + O + - - + O -

CAT 016 ++ ++ - ++ - O + O - O + - - + O O

CAT 019 ++ + O ++ - O + O + O + - - + O -

CAT 029 ++ ++ - ++ - O + O + O + - - + O -

CAT 038 ++ ++ +/ ++ - O + O + O + - - + O -

CAT 039 ++ ++ - ++ - O + O - O + - - + - -

CAT 040 ++ ++ - ++ + O + O + O + - + + - -

CAT 041 + ++ - ++ + O + O + O + - + + O O

CAT 042 ++ + O ++ - O + O - O + - - + - O

CAT 044 + ++ O ++ + O + O + O + - + + O O

CAT 052 ++ + - ++ - O + O + O + - - + O O

CAT 054 ++ ++ O ++ - O + O + O + - + + O O

CAT 057 + ++ - ++ - O + O + O + - - + O -

CAT 060 + + - ++ + O + O + O + - - + - -

CAT 063 ++ + - ++ - O + O - O + - - + - -

CAT 076 ++ + O ++ - O + O + O + - - + O -

CAT 077 ++ - O ++ - O + O + O + - + + O O

WHY 010 ++ ++ - ++ - O + O + O + - - + O -

ENA 02 O O O ++ + O + O - O + - + + + -

3.4.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

CAT 004 Former Officers Mess, Kenley CAT 044 Land at Fern Towers, Aerodrome Harestone Hill

CAT 007 156-180 Whyteleafe Road, CAT 052 Timber Hill Road Recreation Caterham Ground

CAT 016 Land at Godstone Road, CAT 054 Open space between Yorke Caterham Gate and Hambledon Road

CAT 019 Caterham Reservoir, Stanstead CAT 057 121-123 Tupwood Lane, Road Caterham

CAT 029 Burntwood Lane, Caterham CAT 060 148 Salmons Lane, Caterham

CAT 038 Land at Waller Lane, Caterham CAT 063 Land at Chaldon Common Road

CAT 039 Surrey National Golf Club, CAT 076 Tillingdown Copse Open Space Rooks Lane, Caterham

CAT 040 Land off Salmons Lane West CAT 077 Heath Road Caterham

CAT 041 Maybrook House, Godstone WHY 010 Land at Torwood Farm, Road, Caterham Whyteleafe

CAT 042 Land to the East of Roffes Lane ENA 02 Paddock Barn Farm, Godstone Road

3.4.2 Caterham contains 18 residential sites and one employment site. The employment site is outside of the main urban area, to the south east of Caterham on the opposing side of the A22. This assessment also includes WHY 010, which is within Whyteleafe Parish. It is included here for assessment purposes due to its close proximity to Caterham.

3.4.3 Valley Medical Practice, Chaldon Road Surgery and Townhill Medical Practice are located in Caterham. The majority of the residential sites are either within 1km of these GP surgeries, with some an additional 300m further.

3.4.4 Whyteleafe Surgery is located to the north of Caterham in the Whyteleafe urban area. Sites CAT 004 and WHY 010 are partially located within 1km from this GP surgery. CAT 077 is an allotment, which is a valuable community resource for recreation and for producing healthy food.

3.4.5 There are a number of areas of public open space throughout Caterham. Some areas of open recreational space in Caterham are not registered as public open space, such as Queens Park and Westway Common. Taken together, the areas of public open space and the additional recreational areas provide access to open space for all sites. CAT 038 is partially within an area of public open space that overlaps the northern area of the site. Given the area of the site that overlaps with public open space it’s possible the site could be developed without any loss of public open space but that is uncertain at this time.

3.4.6 CAT 004, CAT 040 and CAT 060 are all on the southern area of Kenley Aerodrome. There are two scheduled monument listings at Kenley Aerodrome. Each listing is for World War II fighter plane pens, of which there are 11 in total between the two listings. All three sites are also within the Kenley Aerodrome Conservation Area. The Kenley Aerodrome Conservation Area Proposals Statement (2005)18 seeks to accommodate development within the aerodrome:

“Both Council’s recognise that designation as a Conservation Area should not stifle positive change, however emphasis is placed on protecting the character of the aerodrome and those buildings which contribute to the character of the area.”

3.4.7 The conservation area also contains two Grade II listed buildings. CAT 004, CAT 040 and CAT 060 cover the majority of the conservation area. If all three sites within the conservation area were to be developed, there is the potential for a substantial adverse effect on the conservation area. Sites WHY 010 and CAT 007 are also within 200m of the conservation area, but both are screened from the conservation area by existing residential buildings so there is less of a risk of an adverse effect occurring.

3.4.8 CAT 039 is adjacent to the Caterham Barracks Conservation Area. Caterham Barracks has now been redeveloped for mixed uses, primarily residential and as such CAT 039 poses a lesser risk.

3.4.9 There are Grade II listed buildings scattered throughout Caterham. The most notable cluster is around Caterham Dene Community Hospital, in which area is the Grade I listed Church of St Lawrence. CAT 038 may affect the setting of this and the other listed buildings in this area.

18 Tandridge District Council and Croydon Council (2005) Kenley Aerodrome Conservation Area Proposals Statement Supplementary Planning Guidance

3.4.10 Access to public transport is very good in Caterham, with Caterham train station in a central location and Whyteleafe South Station and Upper Warlingham Station both also accessible. Caterham Station is at the end of the Caterham line and provides services to London Victoria and London Bridge. Upper Warlingham is on the separate Oxted line, which provides services further south through East Grinstead and Uckfield. Caterham also has an extensive bus network throughout the town.

3.4.11 There are six primary schools in the Caterham and Whyteleafe area, providing appropriate access to primary schools for all sites. De Stafford Secondary School provides satisfactory access to secondary schools for all residential sites noting that those on the far southern edge of Caterham, namely CAT 063, CAT 019 and CAT 057 are just outside of the 2km satisfactory distance. A full range of shops and facilities are available within Caterham.

3.4.12 The majority of sites in Caterham are greenfield rather than previously developed land. Sites such as CAT 039, CAT 019 and CAT 057 contain permanent structures, but taking into account both the structure and its curtilage as required by planning practice guidance, the sites remain predominantly greenfield. CAT 007 comprises the rear gardens of existing premises, which under Planning Practice Guidance are considered greenfield19.

3.4.13 Access to employment opportunities is good, with a number of separate employment areas within Caterham and rail services to London and the south east easily accessible.

3.4.14 Site ENA 02 is located as Grade 3 under the Agricultural Land Classification system. CAT 016, CAT 039, CAT 042 and CAT 063 are located between areas of Grade 3 and urban land. The remaining sites are located within Grade 4, non-agricultural and urban land.

3.4.15 All Caterham sites are located within Flood Zone 1 and as such at minimal risk of flooding. Sites CAT 029, CAT 039, CAT 042 and CAT 052 contain areas at high risk of surface water flooding. Sites CAT 040 and CAT 063 contain areas at medium risk of surface water flooding. Sites CAT 004, CAT 007, CAT 038, Cat 041, Cat 060 and ENA 02 contain areas at low risk of surface water flooding. The remaining sites have a very low risk of surface water flooding.

19 Department for Communities and Local Government (2016) Planning Practice Guidance. Available at: http://planningguidance.communities.gov.uk/blog/policy/achieving-sustainable-development/annex-2 glossary/

3.4.16 The majority of Caterham is within Ground Water Protection Zone 2, with the most southerly areas in Zone 3. The urban area of Caterham is within the ‘Major Aquifer High’ Groundwater Vulnerability Zone and the rural areas within the ‘Major Aquifer Major Aquifer Medium’ Groundwater Vulnerability Zone and as such there is a potential risk to groundwater quality.

3.4.17 CAT 019 and CAT 063 are approximately 50% potentially contaminated land. A detailed site investigation may identify part or all of these sites to be contaminated. An adverse effect has been identified for these sites, as if the site were found to be largely uncontaminated, development of the site would lead to the loss of soil.

3.4.18 Development of the sites on previously developed land may lead to the remediation of contaminated land as appropriate.

3.4.19 The very good access to public transport in Caterham would be expected to minimise the use of private car, benefitting local air quality. Kenley Aerodrome is only now used by Surrey Hills Gliding Club who launch their gliders via a winch20 so aircraft noise is not considered to be a potential issue for residents.

3.4.20 CAT 039, CAT 063, CAT 007 and CAT 042 are within the ‘Chalk Down with Woodland’ LCA. The guidelines for development in this area includes the requirement to ‘protect existing green gaps between settlements and prevent urban sprawl from the outer suburbs of London and existing urban settlements from merging’21. CAT 039, CAT 063, and CAT 042 would extend the urban area of Caterham to the south west, particularly CAT 039 and CAT 063. As such they may conflict with landscape guidance for this area. All three sites are also visible from local footpaths and bridleways. CAT 077 is within the LCA, but it is surrounded by residential development on all sides bar a small area to the south. As such it would not extend the urban area of Caterham and would be likely to have a negligible effect.

3.4.21 CAT 019 and CAT 057 are within the Wooded North Down LCA. Key development objectives for this LCA are to conserve the sense of seclusion, maintain the dispersed pattern of settlements and maintain the wooded and undeveloped skyline. Neither site is considered to be in conflict with these objectives.

20 Surrey Hills Gliding Club. Aviable at: http://www.surreyhillsgliding.co.uk/page3.html 21 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

3.4.22 ENA 02 is within the Open Chalk Farmland LCA and the Surrey Hills AONB. The site is already in light industrial use and development may provide the opportunity to enhance the aesthetic appeal of the site. Development would be required to have due regard to the Surrey Hills Management Plan 2014 - 201922 and the Surrey Hills Design Guide23. All other sites are within the urban area of Caterham. The sites at Kenley Aerodrome would require very sensitive design given the conservation area status.

3.4.23 CAT 057, CAT 029 and ENA 02 are all in close proximity to SNCIs and ancient woodland. CAT 039, CAT 004 and CAT 063 all contain ancient woodland within the site, however the amount of ancient woodland is limited compared to the overall size of the site and is expected to be maintained as a part of any development. A number of other sites are also within close proximity to existing woodland or contain a high proportion of woodland within the site, with the resulting potential to adversely affect the associated biodiversity.

3.5 Domewood

Housing Health Cultural Heritage Transport P. Developed Land Economics Employment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity DOM 011 + - - - + O +/ O - O + + + - O O

DOM 012 ++ - - + - O - O - O + O - - - -

DOM 013 ++ - O + - O - O - O + O - - - O

DOM 014 ++ - - + - O - O - O + O - - - -

DOM 016 ++ - O + - O - O - O + O - - - O

DOM 017 ++ - O + - O - O - O + O - - - O

DOM 018 + - O - - O - O - O + O - - O O

ENA 16 O O O - + O + O - O + + + - + O

ENA 19 O O - - + O + O - O + + + - + O

ENA 27 O O - - + O + O - O + + + - O O

3.5.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

22 Surrey Hills Board (2014) Surrey Hills Management Plan 2014 – 2019. Available at: http://surreyhills.akikodesign.com/wp-content/uploads/2014/12/Surrey-Hills-Management-Plan-17b SP.pdf 23 Surrey Hills Board. Building Design into the Surrey Hills. Available at: http://surreyhills.akikodesign.com/wp-content/uploads/2014/12/Building-Design-Guide-into-the Surrey-Hills1.pdf

DOM 011 Forge Farm Nurseries, DOM 017 Land south of Roundabouts Stubpond Lane Farm, Clay Hall Lane, Crawley

DOM 012 Land at Copthorne Bank Road DOM 018 Ivy Hatch, Dowlands Lane

DOM 013 Land west of Roundabouts ENA 16 Cophall Farm, Effingham Road Farm, Clay Hall Lane, Crawley

DOM 014 Land North of Stonelands Farm, ENA 19 Hoppings Bones Lane Timber Copthorne Yard

DOM 016 Land north of Roundabouts ENA 27 Snowhill Business Cantre Farm, Clay Hall Lane, Crawley

3.5.2 There are 10 sites in the Domewood area, five of which are on the northern periphery of Copthorne, one is on the southern periphery of Domewood and the other sites are in rural locations

3.5.3 No Domewood sites are located within 1km from a GP surgery. DOM 012, DOM 013, DOM 014 and the western area of DOM 016 are located within 600m from an area of public open space at King George’s Field. It should be noted too that Copthorne Common, a substantial open recreational area, is in the east of Copthorne 150m south of DOM 013.

3.5.4 There are relatively few historic assets in the Domewood area. There are four Grade II listed buildings in Copthorne village. DOM 011, DOM 012, DOM 014, ENA 19 and ENA 27 have the potential to adversely affect the setting of nearby Grade II listed buildings.

3.5.5 The closest train station for sites in Copthorne is Three Bridges in Crawley, approximately 4km to the south west. For sites in Domewood and the rural areas to the north, East Grinstead train station would be more accessible than Three Bridges, but is up to 6km from the sites. All sites have nearby access to bus stops. The sites on the northern area of Copthorne have suitable access to the primary school in the centre of Copthorne. All other sites do not have access to primary schools within a satisfactory distance. None of the sites have suitable access to secondary schools.

3.5.6 There are facilities and amenities in Copthorne and Domewood that can provide for day-to day requirements. Access to a broader range of facilities and amenities would require travel to East Grinstead or Crawley.

3.5.7 The sites on the urban edge of Copthorne are greenfield sites. All other sites are previously developed land in either commercial or equestrian use.

3.5.8 Access to employment is relatively limited in Copthorne and Domewood, both of which are predominantly residential area. There is local access to the M23 from this location, providing access to employment areas further afield by car. Development of the employment sites would provide the opportunity to maintain and increase the number of jobs at these sites.

3.5.9 All sites are classified as Grade 3 under the Agricultural Land Classification system. The far western corner of DOM 014 is classified as Grade 4 land.

3.5.10 All sites are located within Flood Zone 1 with the exception of a very limited area of Flood Zones 2 and 3 located along the western edge of DOM 016 associated with a local brook. The flood zone area is sufficiently limited that it would pose a negligible constraint to the development of the site. Site DOM 014, DOM 016 and ENA 16 contain areas at high risk of surface water flooding. Site DOM 012 contains an area at low risk and DOM 013 contains an area at medium risk of surface water flooding. The remaining sites have a very low risk of surface water flooding.

3.5.11 The potential remediation of those sites on previously developed land may minimise the risk of contamination to water bodies. The greenfield sites would pose negligible inherest risks or benefits to water quality.

3.5.12 It is anticipated that any contaminated land on the sites that are previously developed land would be remediated as required a part of the development of the site. Development of the greenfield sites would be expected to lead to the loss of soil, a non-renewable resource.

3.5.13 It is anticipated that residents of all of the sites in Domewood would frequently drive to Crawley and East Grinstead to access the broader range of facilities and amenities and would commute to work by car. As such, these sites have the potential to adversely affect air quality in these towns. ENA 19 is within the 57-60 decibel noise contour for Gatwick airport, which is the approximate onset of significant community annoyance however this is an employment site and as such a less sensitive receptor24 .

24 Civil Aviation Authority (2015) ERCD Report 1502. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/458528/lgw_2014_re port_final.pdf

3.5.14 ENA 027 is within the urban area of Domewood and is well screened by trees from all sides, therefore development of this site would be expected to have a negligible effect on the local townscape. DOM 011 is within the Wooded High Weald LCA. The site is partially developed, with existing buildings, areas of hard standing and an area of scrubland. In light of this, development of this site would not be expected to have a negligible effect on the local landscape. DOM 018 is a small site (0.38ha) with existing dwellings to the north and south and as such development of the site would be expected to have a negligible effect on the local landscape.

3.5.15 The sites on the northern urban edge of Copthorne are within the Low Weald Farmland LCA. There is the potential for these sites to conflict with the LCA guidance that requires development to ‘conserve and enhance the landscape setting to villages and edge of settlement’25. ENA 16 and ENA 19 are both industrial sites in the rural area and as such development of these sites has the opportunity to enhance the aesthetic value of these sites.

3.5.16 DOM 014 is adjacent to an ancient woodland, which may be adversely affected by either increased recreational pressure and/or artificial lighting. DOM 012 is heavily wooded and it would be difficult to develop the site without the removal of a substantial number of trees. Other sites are unlikely to have a significant effect on sensitive ecological receptors.

3.6 Dormansland

Housing Health Cultural Heritage Transport P. ped Develo Land Economics Employment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity DOR 007 + - - + - O + O - O + O - + - O

DOR 008 ++ - - + - O + O - O + O - + O O

ENA 23 O O O - + O + O - O + +/ + - + -

3.6.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

DOR 007 Land west of Dormans Road ENA 23 Ladycross Business Park and north of West Street, Dormansland

DOR 008 Land at Farindons, Dormansland

25 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

3.6.2 There are three sites in Dormansland, one on the northern urban edge north of West Street, one on the southern urban edge at Farindons and a third in the rural area to the south east of the main urban area on Holland Road.

3.6.3 There is no GP surgery located in the Dormansland village. The nearest GP surgery to Dormansland is located at Lingfield (The Lingfield Practice). DOR 007 is the closest site to this GP surgery and is located approximately 1.6km away. DOR 008 is 2.4km from The Lingfield Practice. Sites DOR 007 and DOR 008 are located within 600m from areas of public open space.

3.6.4 Greathed Manor is a Grade II registered park and garden to the east of Dormansland. Approximately half of the site comprises St Johns Wood, with open grassland to the north east. Greathed Manor is approximately 230m east of DOR 008 and 140m north west of ENA 23, with both sites having the potential to adversely affect the site through increased recreational pressure.

3.6.5 There are a number of Grade II listed buildings in Dormansland, with a notable cluster of six on the east-west branches of the High Street. DOR 007 is 130m north of Cherry Cottage (No. 40). DOR 008 is 100m south of Old Farthingdale House. The settings of both of these listed buildings have the potential to be adversely affected by development at these sites.

3.6.6 Dormans train station is to the south west of Dormansland, outside of the main urban centre. A public footpath connects the train station to the town centre. The train station is least accessible from ENA 23, which is 1.5km from the station. Whilst this site is within a satisfactory distance of the station, there is no footpath from the site to the station. Whilst cycling would remain an option, it is anticipated that people working at the site would commute by car.

3.6.7 There are bus stops within close proximity of both DOR 007 and DOR 008. There are no bus stops within an accessible distance of ENA 23. Access to local services in Dormansland is limited, with key facilities such as supermarkets requiring travel further afield. Dormansland Primary School is in the centre of the village and provides satisfactory access to primary schools for DOR 007 and DOR 008. There are no secondary schools within 2km of Dormansland. The closest would be in East Grinstead, 3.5km to the south.

3.6.8 DOR 007 is a greenfield site. DOR 008 is partially developed with some housing interspersed in an otherwise open area. It is assumed that existing housing within the site will be maintained and as such development of this site would be on greenfield land. ENA 23 is currently in light industrial use and as such represents an efficient use of previously developed land.

3.6.9 All sites are classified as Grade 3 under the Agricultural Land Classification system.

3.6.10 Sites DOR 007 and DOR 008 have easy access to employment opportunities in Dormansland. Train services from Dormans train station run approximately every 30mins to central London, which is a 55min journey. Trains also run approximately every 30mins to East Grinstead, which is a 5-minute train journey from Dormans Train Station. Employment opportunities are easily accessible from these sites. Development of ENA 23 would be expected to maintain and potentially increase employment in the local area.

3.6.11 All sites within Dormansland are within Flood Zone 1 and as such at minimal risk of flooding. DOR 007 contains an area at medium risk of surface water flooding and DOR 008 contains an area at low risk of surface water flooding.

3.6.12 The majority of the sites would pose minimal inherent risks or benefits to water quality, however ENA 23 is on previously developed land would be expected to remediate any contamination on site as part of the development both reclaiming contaminated land, potentially reducing the future risk of contamination to water.

3.6.13 None of the sites within Dormansland are known to be contaminated, however it is a possibility for ENA 23 in light of its industrial use. In is anticipated that areas of contaminated land would be remediated as necessary as a part of the development of the site.

3.6.14 Development of DOR 007 and DOR 008 would lead to the would lead to the loss of soil, a non-renewable resource.

3.6.15 There are no AQMAs in Dormansland, nor any sources of noise and vibration that would adversely affect the sites. Sites DOR 007 and DOR 008 also have excellent access to public transport, minimising use of the private car. Due to the limited accessibility of ENA 23, use of the private car is expected to be the primary mode of transport.

3.6.16 All sites are within the Wooded High Weald LCA26. Care would need to be taken to avoid adversely affecting the night sky given the sites rural location. Site DOR 008 already has existing dwellings within the site, with further dwellings to the north and south. As such, development of the site would be expected to have minimal effect to the landscape. DOR 007 is on the urban edge, with open views into the site from existing residential premises on the south side of West Street. Development of this site may adversely affect views and the sense of open space for residents of these properties.

3.6.17 Dormansland is on the western boundary of the High Wield AONB. The only site within the AONB is ENA 23. Development of ENA 23 would provide the opportunity to improve the aesthetic of the current light industrial site. This would need to full regard to the objectives and guidance of the High Weald AONB Management Plan27 .

3.6.18 Designated biodiversity sites are relatively limited in Dormansland, however sites DOR 007 and DOR 008 have the potential to lead to the loss of trees and hedgerows. ENA 23 is adjacent to ancient woodland at Burnpit wood, which may be adversely affected by increased recreational pressure or artificial lighting.

3.7 Felbridge

ousing ousing H Health Cultural Heritage Transport P. Developed Land Economics Employment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity FEL 004 ++ - - + - O + O - O + - - O - -

FEL 008 + - O + - O + O - O + O - O O O

FEL 014 + - - + - O + O - O + O - O - O

ENA 22 O O O - + O + O - O + - + O + -

3.7.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

FEL 004 Land opposite Doves Barn FEL 014 Land north of Crawley Down Nursery, Copthorne Road Road, Felbridge

FEL 008 Land east of Eastbourne Road, ENA 22 Hobbs Industrial Estate Felbridge

26 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District. 27 High Weald Joint Advisory Committee (2014) The High Weald Area of Outstanding Natural Beauty Management Plan 2014 – 2019. Available at: http://www.highweald.org/downloads/publications/high-weald-aonb-management-plan documents/1475-high-weald-management-plan-3rd-edition-2014-2019/file.html

3.7.2 There are four sites within Felbridge. FEL 004 and FEL 014 are on the far western edge of the town. FEL 008 is in the centre of the town. ENA 22 is in a rural setting 900m north of the built-up area.

3.7.3 No Felbridge sites are located within 1km of a GP surgery. FEL 008 and FEL 014 are located within 600m from an area of public open space.

3.7.4 FEL 014 is 290m north of the ‘Moated site west of Avenue Wood, Felbridge’ scheduled monument. FEL 004 is in close proximity to both the Yew Tree Barn and Mill Cottage Grade II listed buildings. The site is well screened by trees both to the west and to the north, nonetheless the potential remains for the setting of these listed buildings to be affected by development of the site.

3.7.5 The closest train station is East Grinstead, which is 2km south east from FEL 008, but 3-4km from FEL 014, FEL 004 and ENA 22 which is outside of the satisfactory distance. All sites are within close proximity of bus stops. Access to facilities and amenities in Felbridge is limited to local convenience stores and other community facilities. ENA 22 is largely remote from the main area of Felbridge, however this is less of an issue as it is an employment site. A broader range of facilities is available in East Grinstead. There is a primary school in Felbridge, but again the closest secondary school is in East Grinstead, which is beyond the satisfactory distance for secondary schools.

3.7.6 Of the four sites in Felbridge, only ENA 22 is on previous developed land, the other sites are greenfield.

3.7.7 Development of ENA 22 is expected to maintain and potentially increase job provision in the Tandridge. East Grinstead, a major employment area, is readily accessible from all sites.

3.7.8 All Felbridge sites are classified as Grade 3 under the Agricultural Land Classification system.

3.7.9 All Felbridge sites are located within Flood Zone 1 and as such are at minimal risk of flooding. Site ENA 22 contains an area at high risk of surface water flooding. Site FEL 014 contains an area at low risk of surface water flooding. The remaining sites have a very low of surface water flooding.

3.7.10 ENA 22 is to the immediate north of a disused sewerage works and, to the south of that, a group of ponds used for recreational fishing. There is the potential that in light of the sites current industrial use, development of the site may affect the quality of the ponds and other local water courses, which would require further detailed investigation to establish. FEL 004 is immediately south of Hedgecourt Lake and again there is the potential for the lake to be affected by development of the site. The other sites would pose negligible inherent risks or benefits to water quality.

3.7.11 ENA 22 is currently in industrial use and as such development of the site would be expected to remediate contaminated land as required. The other sites in Felbridge are greenfield sites and as such development would be expected to lead to the loss of soil, a non-renewable resource.

3.7.12 The sites in Lingfield would not be expected to contribute to, or be affected by, any substantial sources air, noise or vibration pollution.

3.7.13 All sites are within the Wooded High Weald LCA28 . Development of ENA 22 may provide the opportunity to improve the aesthetic of the current industrial site, which is in part open green space. Care would need to be taken to avoid adversely affecting the night sky given the sites rural location. Site FEL 008 has existing dwellings to the north and south and is a small site (0.4ha), so development of this site would be expected to have a minimal effect on the landscape. FEL 014 is partially screened from view from Crawley Down road to the south. It is visible from residential properties to the east and a local footpath to the west and extends the urban area of Felbridge to the west. FEL 004 is partially screened by trees from all sides but remains visible from local footpaths and Copthorne Road. Both sites therefore have the potential to be seen to be extending Felbridge into the local landscape.

3.7.14 FEL 004 is immediately south of the Hedgecourt SSSI, which is easily accessed via a footpath that passes up the eastern side of the site and may be adversely affected by increased recreational pressure from the site. ENA 22 also has ready easy access to Hedgecourt SSSI via a local footpath and is to the immediate west of the Wire Mill Lake and Wood SNCI. In addition, the site contains a 3.6 ha ancient woodland. Whilst it is assumed that this woodland would be maintained, the woodland may be adversely affected by development of this site.

28 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

3.8 Godstone

Housing Health Cultural Heritage Transport P. Developed La Economics Employment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity GOD 001 ++ ++ - - - O - O + O + - - - - -

GOD 004 + ++ - - - O - O - O + - - - O -

GOD 008 + - - - - O - O - O + - - - O -

GOD 010 ++ ++ O - - O - O - O + - - - O -

GOD 017 + ++ - - - O - O - O + - - - O -

GOD 019 + ++ - - - O - O - O + - - - O -

GOD 021 + ++ - - + O - O - O + - + - + -

ENA 03 O O - - + O + O - O + - +/ - O O

ENA 04 O O O - + O + O + O - - + O O -

ENA 05 O O - - + O + O - O + - +/ O O O

ENA 06 O O - - + O + O - O + - + O O -

ENA 33 O O O - + O + O - O + - + O O -

3.8.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

GOD 001 Godstone Reservoirs GOD 021 William Way Builders Merchants, 38-42 High Street, Godstone

GOD 004 Land at Godstone Allotments ENA 03 Timber Merchant

GOD 008 Land behind the Hare & ENA 04 Ivy Mill Lane workshops Hounds Pub, Godstone

GOD 010 Land to the west of Godstone ENA 05 Rooks Nest Farm

GOD 017 Land to the Rear of Hare and ENA 06 Builders Merchants Hounds Pub

GOD 019 Land to rear of 44-46 High ENA 33 Surrey County Council Depot Street, Godstone and south of Dumville Drive, Godstone

3.8.2 The residential sites in Godstone are grouped in the western area of the town, between the A25 and the M25. The employment site ENA 03 is within the main urban area, employment sites ENA 04 and ENA 33 are on the urban periphery. ENA 06 is 710m south east of the main urban area.

3.8.3 Pond Tail Surgery is located in the centre of the Godstone urban area. All residential sites are located within 1km of this GP surgery. There is no registered public open space within Godstone village. The closest registered public open space is 570m north of Godstone on the opposing side of the M25. It is accessible via a footbridge to the west of junction 6. The northern area of site GOD 010 is located within 600m of this public open space. Godstone Cricket Field, a large area of recreational open space in the centre of Godstone, provides access to open space for all of the residential sites. It is not registered as public open space. GOD 008 is currently an allotment, which is a valuable community resource for recreation and for producing healthy food.

3.8.4 GOD 004, GOD 008 and GOD 017 are all within Godstone (The Green) Conservation Area. Sites within the conservation area would need to be sensitively designed in order to minimise the potential for adverse effects on the conservation area. The conservation area also includes a number of Grade II listed buildings along the A25 in the centre of the village, close to the post office. ENA 05 and ENA 06 are within close proximity of Grade II listed buildings.

3.8.5 The closest train station to Godstone is Caterham, 3.5km to the north on the opposing side of the M25. Godstone train station is 3.7km to the south, in South Godstone. All residential sites are within close proximity of a bus stop. Godstone Village Primary School is in the centre of the village, providing local access to a primary school for the residential sites. The closest secondary schools are in Caterham and Oxted, 5km from the site and outside of the satisfactory distance. Godstone contains local facilities and amenities including a post office and local convenience store. Larger scale shopping opportunities, such as supermarkets, would require travel, for example, to Caterham. In light of the limited accessibility of public transport in Godstone, it is anticipated that a high proportion of these trips would be made by car.

3.8.6 GOD 001 was formerly a landfill site, which has since been restored. Such land is not considered to be previously developed land29. GOD 021 is also a historic landfill site. It is currently used as a builders merchants and as such is previously developed land. All other residential sites are greenfield. All employment sites are previously developed land.

3.8.7 The employment sites would maintain and potentially enhance job provision in the local area. Employment opportunities in the local area are limited. Major employment areas such as Caterham require a 3.5km commute.

3.8.8 All sites are classified as Grade 3 under the Agricultural Land Classification system. Sites GOD 001 and GOD 010 also contain areas of Grade 4 land. ENA 04 is classified as Grade 4 land.

3.8.9 All Godstone sites are located within Flood Zone 1 with the exception of ENA 04, the northern half of which is within Flood Zone 3. ENA 04 is an existing commercial area that would continue in commercial use and therefore classified as ‘less vulnerable’ under the Planning Practice Guidance ‘Flood Risk Vulnerability Classification’30 . Sites GOD 001 and ENA 04 contain areas at high risk of surface water flooding. Sites GOD 010 and ENA 06 contain areas at medium risk of surface water flooding. The remaining sites have a very low risk of surface water flooding.

3.8.10 GOD 001 contains a reservoir in the north eastern corner of the site. GOD 001 and all other sites in the local area have the potential to adversely affect the water quality of the reservoir. ENA 04 may pose a risk to water quality as a result of the flood risk at the site. ENA 33 is immediately north of Bay Pond, which is a recreational fishing lake. All sites are within Groundwater Source Protection Zone 3. GOD 001 and ENA 33 both contains area that are within Groundwater Source Protection Zone 1. The sites within Godstone village are also within the ‘Major Aquifer High’ Groundwater Vulnerability Zone.

3.8.11 Sites ENA 33, ENA 04, ENA 06, GOD 001 and GOD 021 are all sites identified as possible contaminated land. Development of these sites would offer the opportunity to remediate contaminated land. Development of the remainder of the residential sites would be expected to lead to the loss of soil, a non-renewable resource.

29 Department for Communities and Local Government (2016) Planning Practice Guidance. Available at: http://planningguidance.communities.gov.uk/blog/policy/achieving-sustainable-development/annex-2 glossary/ 30 Department for Communities and Local Government (2014) Flood Zone and Flood Risk Tables. Available at: http://planningguidance.communities.gov.uk/blog/guidance/flood-risk-and-coastal-change/flood zone-and-flood-risk-tables/table-2-flood-risk-vulnerability-classification/

3.8.12 GOD 010 is adjacent to junction 6 of the M25 and may be adversely affected by noise and air pollution from the motorway. It is anticipated that residents of all of the sites in Godstone would frequently drive to larger towns access the broader range of facilities and amenities and for commuting to work. As such, these sites have the potential to adversely affect air quality in towns such as Caterham. The employment sites are understood to be in active employment and as such change in trip rates from the sites is expected to be minimal, resulting in a negligible effect on air quality.

3.8.13 All sites are within the Greensand Valley LCA. The Surrey Landscape Character Assessment states in its guidelines for built development that development in this area should seek to avoid urban coalescence and maintain the sparse settlement of farmsteads31. The sites in this area are unlikely to adversely affect these guidelines, being primarily on the urban edge. The employment sites are all previously developed land and as such development would be unlikely to affect the landscape. Development of GOD 021 for residential use would be expected to more in keeping with the surrounding residential area than its current use as a builder’s merchants.

3.8.14 Sites GOD 004, GOD 019, GOD 008 and GOD 017 are all small scale sites, ranging from 0.12-0.25ha. Given their location within the conservation area, it is expected that these sites would be developed to a very high standard of design, potentially benefitting the local townscape.

3.8.15 GOD 001 is currently scrubland in the central and south western areas of the site, with a reservoir in the north east. The site is well screened from all sides by trees. A public footpath passes between the scrubland area and reservoir area of the site and views from the footpath may be adversely affected by development. GOD 010 is adjacent to the M25, which dominates the local landscape and as such development of this site would be expected to have a negligible effect on the landscape.

3.8.16 Godstone Ponds SSSI is to the south west of Godstone, adjacent to ENA 33 and ENA 06. These are existing employment sites, so the potential for an adverse effect on the SSSI is limited and dependent largely on the scale of development. ENA 04 and GOD 010 are both adjacent to an ancient woodland. Hilly Field and Godstone Cricket Field SNCIs are in the centre of Godstone and may be adversely affected by the residential sites and ENA 03.

31 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

3.9 Lingfield

ura

Housing Health Cult Heritage Transport P. Developed Land Economics Employment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity LIN 005 ++ ++ - + - O + O - O + O - + - O

LIN 012 ++ ++ - + - O + O - O + O - + - O

LIN 020 ++ ++ O + - O + O - O + O - + - O

LIN 027 ++ ++ O + - O + O - O + O - + - -

LIN 031 ++ ++ O + - O + O - O + O - + - O

3.9.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

LIN 005 Land at Godstone Road, LIN 027 Land behind Saxby’s Lane Lingfield

LIN 012 Land at Lingfield Park, LIN 031 Lingfield House, East Grinstead Lingfield Road, Lingfield, RH7 6ES

LIN 020 Land to the south west of Lingfield

3.9.2 There are six sites within Lingfield spaced around the edge of the urban area.

3.9.3 The Lingfield Practice GP surgery is located in the centre of the village of Lingfield. All Lingfield sites are located within the satisfactory 1km distance from this GP surgery. All Lingfield sites are located within 600m from areas of public open space

3.9.4 The Lingfield conservation area is in the centre of the village. Due to their close proximity, LIN 012 and LIN 031 have the potential to adversely affect the setting of the conservation area.

3.9.5 Linfield contains two main clusters of listed buildings. The first is around the Church of St Peter and St Paul, which is a Grade I listed building. Adjacent to this is Pollard House, also a Grade I listed building. There are a further four Grade II* and six Grade II listed buildings in the immediate area. The St Peter’s Cross and Village Cage Grade I listed building and scheduled monument dating from circa 1437 is located to the south west of Lingfield.

3.9.6 The second cluster is a number of other Grade II and a Grade II* listed buildings along Plaistow Street including Drivers Cottages and Cordreys Barn. The setting of these listed buildings may be adversely affected by LIN 012. LIN 005 may adversely affect the setting of The Old House, a Grade II listed building to the immediate south of the site.

3.9.7 All sites within Lingfield have good access to Lingfield Train Station and close access to bus stops. There are also a range of facilities and amenities within Lingfield including supermarkets, community facilities and a primary school. The closest secondary school is in East Grinstead, which is outside the satisfactory distance for secondary schools.

3.9.8 All of the sites in Lingfield are on greenfield land, as opposed to reusing previously developed land. It should be noted that there is an existing residential property on LIN 031, however it is assumed that this property will be maintained.

3.9.9 Employment opportunities in Lingfield are is readily available. Lingfield Train Station provides sustainable transport to employment opportunities in, among other locations, London and East Grinstead. These are a journey of 50 minutes and 10 minutes respectively.

3.9.10 All Lingfield sites are classified as Grade 3 under the Agricultural Land Classification system. LIN 031 is mostly Grade 3a and the southern area of LIN 020 is Grade 3a. LIN 027 contains small areas of Grade 4 land.

3.9.11 All sites in Lingfield are located within Flood Zone 1, with the exception of the far western area of LIN 012, which is located within Flood Zone 2 and as such has a 1 in 100 to 1 in 1,000 chance of flooding each year. Site LIN 012 contains an area at high risk of surface water flooding. Sites LIN 020 and LIN 027 contain areas at low risk of surface water flooding. The remaining sites have a very low risk of surface water flooding.

3.9.12 The sites would pose negligable inherent risks or benefits to water quality.

3.9.13 All sites are greenfield and would be expected to lead to the loss of soil, a non-renewable resource.

3.9.14 There are no known air quality issues in the local area and public transport is very accessible in Lingfield, minimising use of the private car to the benefit of air quality. Sites LIN 020, LIN 012 and LIN 031 are all within the outermost noise contour (57-60 decibels) for Gatwick airport, which is approximate onset of significant community annoyance32.

3.9.15 The sites are within the Low Weald Farmland LCA. They are greenfield sites on the urban edge and as such there is the potential for these sites to adversely effect the LCA guidance that requires development to ‘conserve and enhance the landscape setting to villages and edge of settlement’33 .

3.9.16 LIN 027 is adjacent to a LNR and SNCI, both of which may be affected by increased recreational pressure.

32 Civil Aviation Authority (2015) ERCD Report 1502. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/458528/lgw_2014_re port_final.pdf 33 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

3.10 Oxted

ing

Hous Health Cultural Heritage Transport P. Developed Land Economics Employment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity

OXT 006 ++ + - ++ - O + O - O + - - + O -

OXT 007 ++ + - ++ - O + O + O + - - + O -

OXT 016 + + + ++ + O + O + O + + + + ++ O

OXT 020 ++ - O ++ - O + O + O + O - + - -

OXT 021 + - O + - O + O - O + O - + - -

OXT 022 + + - + - O + O + O + - - + +/ -

OXT 024 + + O ++ - O + O + O + - - + +/ -

OXT 025 ++ - O + - O + O - O + O - + - -

OXT 034 + + - ++ - O + O + O + - - + +/ -

OXT 035 ++ - O ++ - O + O - O + O - - O -

OXT 040 + - O + - O + O + O + O - + - -

OXT 046 ++ - - + - O + O - O - O - - - -

OXT 048 + - O + - O + O - O + O - + - -

OXT 052 + - O ++ - O + O + O + O - + - -

OXT 053 + - O + - O + O - O + O - - - -

OXT 054 + + - ++ - O + O + O + - - + +/ -

OXT 055 + + - + - O + O + O + - - + +/ -

OXT 056 + + - ++ - O + O + O + - - + +/ -

OXT 059 ++ - O + - O + O - O + O - - - -

OXT 061 + - O + - O + O + O + O - + - -

OXT 063 ++ - O + - O + O - O + O - + - -

OXT 065 ++ + O + + O + O + O + - + + +/ O

OXT 067 + - O + + O + O + O + + + + - -

OXT 068 ++ - O + - O + O + O + O - + +/ -

ENA 08 O O - + + O + O - O + + + + + -

3.10.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

Land adjacent to Oxted and Boulthurst Way Open Space, OXT 006 Laverstock School OXT 052 Hurst Green

Land adjacent to The Land at Holland Road OXT 007 Graveyard and St Mary’s OXT 053 Church

Oxted Gas Holder, Station Thornhill / St. Michaels School, OXT 016 OXT 054 Road East, Oxted Wolfs Row, Oxted

Land at Pollards Wood Road, Court Langley, Oxted OXT 020 Hurst Green OXT 055

OXT 021 Land West of Red Lane, Hurst OXT 056 Rowlands, Westerham Road Green, Oxted

OXT 022 Wolf’s Row Allotments OXT 059 Land off Holland Road and Merle Common Road

Thornhill / St. Michaels School, Land at Diamond Farm, OXT 024 Wolfs Row, Oxted OXT 061 Holland Road, Hurst Green, RH8 9BQ

Land at Holland Road, Hurst The former brickworks, Red OXT 025 Green OXT 063 Lane, Limpsfield

Land adjoining St Mary’s Ellice Road Car Park, Amy OXT 034 Church, Oxted OXT 065 Road, Oxted, RH8 0PY

Land at Chalkpit Lane Oxted Warren Lane Depot, Oxted OXT 035 adjacent to the railway line OXT 067

Land off Holland Road, Oxted, Chestnut Copse Playground OXT 040 Surrey OXT 068

OXT 046 Land at Jincox Farm Cottage ENA 08 Moorhouse Tileworks

Land adjacent to Brickfield OXT 048 Cottages, Red Lane, Oxted

3.10.2 Oxted contains 24 sites allocated for housing. Primarily the sites are on the urban edge, with the Oxted Gas Holder site in a more central location. ENA 08 is an employment site 2km to the east on the A25.

3.10.3 Oxted has a single GP surgery in the northern area of the town, approximately 335m east of Oxted Station. Those sites close to the station and in Limpsfield therefore have satisfactory access to GPs. Sites such as OXT 035 to the north and those sites south of Hurst Green station are beyond the satisfactory distance for access to GP surgeries.

3.10.4 There is a small area of public open space located adjacent to the A25 in the northern Oxted urban area. The open space is too small to be considered to offer space suitable for the scale of housing anticipated in Oxted and therefore has not been included within the assessment. This would affect OXT 016, OXT 022, OXT 024, OXT 054, OXT 055, OXT 056 and OXT 065, which are within 600m of that area of public open space. It should be noted that the sites in northern Oxted have ready access to the surrounding countryside.

3.10.5 Sites located to the south of Oxted in the Hurst Green area have access to public open space. OXT 068 is located in an area of public open space and as such development of this site would lead to the loss of public open space.

3.10.6 There are four Conservation Areas in the Oxted area:

• Station Road West Oxted; • Broadham Green; • Limpsfield; and • Oxted.

3.10.7 The scheduled monument ‘The Mount, Barrow Green’ is just outside the north western urban edge of Oxted. Home Farm Bridge Scheduled Monument is 90m west of Hurst Green.

3.10.8 There are four Grade I listed buildings in the area:

• Church of St Peter; • Old Court Cottage; • Barrow Green Court; and • Church of St Mary the Virgin.

3.10.9 There are Grade II and II* listed buildings throughout Oxted, with particular clusters along the High Street in Old Oxted and along Limpsfield High Street.

3.10.10 None of the historic assets are located within the sites identified for potential allocation. The five sites on the South of Westerham Road in Limpsfield may adversely affect the setting of the Grade II buildings to the south and east of these sites. These sites are also within 340m of the Grade II* Listed Buildings and in Limpsfield and within 490m of the Grade I listed Church of St Peter. The eastern most of these sites, OXT 022, abuts the Limpsfield Conservation Area and as such has the potential to adversely affect the setting of the area.

3.10.11 OXT 007 and OXT 034 are both adjacent to the Grade I listed Church of St Mary the Virgin. OXT 006 is adjacent to two Grade II listed Churches. ENA 008 is in close proximity to the Grade II listed Westwood Farm to the east and Broomlands Farm to the west. OXT 021 and OXT 048 are both 110m from the Grade II listed Red Lane Farm. Due to the existing buildings between the sites and Red Lane Farm, a negligible effect is anticipated.

3.10.12 OXT 016 is on the eastern side of Oxted rail station, opposing the Station Road West Oxted conservation area. OXT 016 is currently occupied by a gasometer and as such development of this site may offer the opportunity to improve the setting of the conservation area.

3.10.13 Oxted has two train stations; Hurst Green and Oxted. Consequently, access to train stations is good for the majority of sites in Oxted, which are within 1.5km of one of the stations. The most southerly of the sites is within 2km. ENA 08 is the exception to this, being 3.2km from Oxted station and outside of the main urban area. It should be noted though that there is a pavement along the A25 providing a safe non-motorised route into Oxted.

3.10.14 The majority sites are well served by the local bus services that cover the areas of Hurst Green, Limpsfield and Chalkpit Wood. ENA 08 is served by a local bus stop at the Grasshopper. The exceptions are those sites at the southern urban extent of Oxted, in particular OXT 046, OXT 059 and OXT 053. Whilst there is a bus stop on Holland Road 320m north of these sites, this service only runs during the morning and early afternoon for school children.

3.10.15 Oxted has one secondary school, which is Oxted School on Bluehouse Lane in the northern area of the town. There are three primary schools in Oxted covering the northern, central and southern areas. As a result, those sites in the northern and central areas of Oxted have access to both primary and secondary schools. Those in the south only have satisfactory access to primary schools.

3.10.16 The majority of sites in Oxted are greenfield sites and as such development may lead to the loss of soil. Four are previously developed land.

3.10.17 All sites have ready access to employment opportunities in Oxted. Frequent rail services to London Bridge and London Victoria taking approximately 30-40mins offer ready access to the largest employment area in the UK.

3.10.18 The majority of sites in Oxted are within Flood Zone 1. The far western area of OXT 046 is within Flood Zone 2 and as such has between a 1 in 100 and 1 in 1,000 chance of flooding each year34 . Oxted sites OXT 006, OXT 007, OXT 020, OXT 034, OXT 035, ENA 08, OXT 052, OXT 059 and OXT 065 contain areas at high risk of surface water flooding. Oxted sites OXT 048, OXT 054 and OXT 056 have a very low risk of surface water flooding. The remaining Oxted sites all contain areas of at least a low risk of surface water flooding.

3.10.19 A number of sites are within the urban area and as such are classified as urban under the Agricultural Land Classification system and represent and efficient use of natural resources. Those sites that are agricultural land are all Grade 3.

3.10.20 Groundwater Source Protection Zone 3 stretches across the northern area of Oxted and for those sites within this area there is an increased risk of contamination to groundwater. These sites are also within the high risk zone for groundwater vulnerability. ENA 08 is within Groundwater Source Protection Zones 1, 2, 3, and 4. It is also within the ‘Major Aquifer Intermediate’ Groundwater Vulnerability Zone. This site is previously developed land and as such development of the site would be an opportunity to remediate contaminated land, minimising risk to groundwater. The remaining sites would pose negligable inherent risks or benefits to water quality.

3.10.21 Those sites that are on previously developed land would be expected to remediate any contamination on site as part of the development, both reclaiming contaminated land and reducing the future risk of contamination to water. Development of the greenfield sites would lead to the loss of soil, a non-renewable resource.

3.10.22 The majority of the sites are well served by public transport, minimising the need to travel by car and benefitting air quality. ENA 08 is a large employment site outside of the main urban area. A local bus service is available to the site. OXT 035 is bordered by the M25 to the north and the railway to Oxted to the west. Taken together the air quality, noise and vibration issues from these sources may be substantial.

34 Department for Communities and Local Government (2014) Available at: http://planningguidance.communities.gov.uk/blog/guidance/flood-risk-and-coastal-change/flood zone-and-flood-risk-tables/table-1-flood-zones/

3.10.23 A number of the sites are within the urban area. Rural sites to the north and east of Oxted are in the Greensand Valley LCA. The Surrey Landscape Character Assessment35 states in its guidelines for built development that development in this area should seek to avoid urban coalescence and maintain the sparse settlement pattern of farmsteads. The sites in this area are unlikely to adversely affect these guidelines, being primarily on the urban edge. ENA 08 is currently a light industrial area. Development of the site would offer the opportunity to improve the aesthetic appeal of the site, which is a particular benefit as the site is within the Surrey Hills AONB. Development would be required to have due regard to the Surrey Hills Management Plan 2014 - 201936 and the Surrey Hills Design Guide37 .

3.10.24 Sites within the Low Weald Farmland area are all greenfield sites on the existing urban edge. Whilst preserving the setting of the Low Weald area, there is the potential for these sites to conflict with the LCA guidance which states the development should ‘conserve and enhance the landscape setting to villages and edge of settlement’.

3.10.25 For the sites within the urban area, the effect of the development would depend largely on the sensitivity of the design to the local townscape. OXT 016 is dominated by a rusting gasometer. This site is immediately south east of Oxted train station and as such the local townscape would benefit substantially from removal of the gas holder and redevelopment of the site.

3.10.26 There are three SSSIs in the Oxted area; the Woldingham & Oxted Downs SSSI to the north west, Titsey Woods SSSI to the North East, and Staffhurst Wood SSSI to the south east. Oxted and the surrounding countryside contains a large number of ancient woodlands. There are also a number of SNCIs in the area, predominantly in the Limpsfield Common, Chalkpit Wood and Honesland Wood areas. All sites are within close proximity of SNCIs and ancient woodlands with the exception of OXT 016 and OXT 065. As such these protected sites may be adversely affected by predation from domestic cats, noise and light pollution, litter, or increased disturbance from people.

35 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District. 36 Surrey Hills Board (2014) Surrey Hills Management Plan 2014 – 2019. Available at: http://surreyhills.akikodesign.com/wp-content/uploads/2014/12/Surrey-Hills-Management-Plan-17b SP.pdf 37 Surrey Hills Board. Building Design into the Surrey Hills. Available at: http://surreyhills.akikodesign.com/wp-content/uploads/2014/12/Building-Design-Guide-into-the Surrey-Hills1.pdf

3.10.27 OXT 035 is largely wooded site, with much of the woodland designated as ancient woodland. The site is 250m south of the Woldingham & Oxted Downs SSSI is also largely designated as an SNCI. Development of this site would therefore be expected to have a substantial negative effect on biodiversity. ENA 08 is adjacent to Titsey Woods SSSI, but as an employment site the recreational pressure from development would be less than that expected from housing sites.

3.11 Smallfield

itage

Housing Health Cultural Her Transport P. Developed Land Economics Employment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity SMA 004 ++ + - + - O + O + O + O - - - O

SMA 008 + + - + - O + O + O + O - - - O

SMA 009 ++ + - + - O + O - O - O - - O O

SMA 013 ++ + - + - O + O - O + O - - - O

SMA 014 ++ + - + - O + O - O + - - - O -

SMA 015 + + - + + O + O + O - + + - O O

SMA 017 + - O - - O + O + O + O - - O -

SMA 018 + - - + - O + O + O + O - - O O

SMA 020 ++ + - + - O + O - O + O - - - O

SMA 021 ++ + - + - O + O + O - O - - - -

SMA 027 ++ + - + - O + O + O + O - - - O

SMA 030 ++ + - + - O + O - O + O - - - -

SMA 031 ++ + - + - O + O - O + O - - - -

SMA 032 + - - - - O + O - O + O - - O -

SMA 033 + - - + + O +/ O + O + + + - O O

SMA 034 ++ - - + - O + O + O - O - - O O

ENA 14 O O - - + O + O + O - + + - O -

ENA 15 O O - - + O + O + O + + + - + O

ENA 17 O O - + + O + O + O - + + - + O

ENA 32 O O - + + O + O + O - + + - O O

3.11.2 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

SMA 004 Land off Redehall Road SMA 027 Land at May Cottage, Redehall Road

SMA 008 Land at Plough Road, SMA 030 Land north of Plough Road, Smallfield Smallfield

SMA 009 Lower Broadbridge Farm, SMA 031 Bridgeham Farm, Broadbridge Smallfield Lane

SMA 013 Land at Chapel Road, SMA 032 Hades Wood Farm, Cogmans Smallfield (rear of Careys Lane, Smallfield Wood)

SMA 014 Land off Rookery Hill, SMA 033 The Oaks / Oak Trees, 2 Smallfield Oaklands, Green Lane, Shipley Bridge

SMA 015 Land at Park Chesterfield, SMA 034 Land east of Alenho (Kew Chapel road Garden), Antlands Lane, Shipley Bridge

SMA 017 Land at Green Lane, Outwood ENA 14 Bridges Wood, Church Lane

SMA 018 Burstow Stables, Green Lane, ENA 15 Flightpath Farm Burstow

SMA 020 Land at Green Farm Cottage ENA 17 Balfour Beatty Site

SMA 021 Land at Greenlead House, ENA 32 The Old Norton Site Smallfield

3.11.3 There are 19 proposed sites in the Smallfield area. The majority are on the urban edge of Smallfield. Three of the sites are to the south west of Smallfield at Westland Farm. SMA 017 is to the north at Green Lane.

3.11.4 Smallfield Surgery is located in the centre of Smallfield. Those sites on the urban edge of Smallfield have satisfactory access to the GP surgery. Those sites away from the urban boundary are outside of the satisfactory distance and up to 2km from Smallfield Surgery.

3.11.5 No Smallfield sites are located within 600m from an area of public open space. The nearest area of public open space is located in Copthorne. This is approximately 3.5km to the south from the centre of the Smallfield urban area. All sites have ready access to open countryside.

3.11.6 The Grade II* listed Burstow Lodge is 370m from the northern urban extent of Smallfield. SMA 014 is adjacent to the Lodge and may adversely affect its setting. All sites on the urban edge of Smallfield have the potential to adversely affect the various Grade II listed buildings in the village.

3.11.7 ENA 14, SMA 018 and SMA 033 are 440m west of the Grade I listed Church of St Bartholomew and two associated Grade II listed buildings. The two areas are at least partially screened from each other by trees, which may negate any adverse effect on the setting of the listed buildings. The Grade II listed Green House Farm is within SMA 020.

3.11.8 The closest train stations are Gatwick Airport and Horley, which are 3.5km and 3km from Smallfield respectively and therefore outside the satisfactory distance. All sites in the rural areas surrounding Smallfield do not have satisfactory access to buses with the exception of SMA 018 and SMA 033. The sites on the urban edge of Smallfield have satisfactory access to buses with the exception of SMA 031 and SMA 009. SMA 014 and SMA 020 are large sites that, at their furthest edges from the village centre, are outside of the satisfactory distance for bus stops.

3.11.9 Burstow Primary School is in the centre of Smallfield and provides access to a primary school for sites on the urban edge of Smallfield. The sites in rural areas are not within the satisfactory distance. None of the sites are within the satisfactory distance for secondary schools.

3.11.10 Smallfield has a number of local shops on Redehall Road including a post office, convenience store and pharmacy. Larger scale shopping opportunities, such as supermarkets, are available in Horley 3km to the west. SMA 017 and SMA 032 have poor access to buses, trains, schools and local shopping opportunities.

3.11.11 The majority of sites are on greenfield land, particularly those around the urban edge of Smallfield. Some of these sites contain some existing buildings, but they are predominantly greenfield. Sites such as ENA 14 and ENA 15 are previously developed industrial sites in rural areas.

3.11.12 There are limited employment opportunities in Smallfield as the area is predominantly residential. Crawley and Horley are both accessible from the Smallfield area. The Gatwick Express train service provides frequent 30 minute services to London Victoria. Gatwick Airport itself is also major employer. Smallfield is also a short drive from Junction 9 of the M23. Development of the employment sites is expected to maintain and potentially increase job provision in the Smallfield.

3.11.13 Sites SMA 009, SMA 013, SMA 014, SMA 031 and SMA 032 are classified as Grade 3 under the Agricultural Land Classification system. The southern area of SMA 020 and part of SMA 030 are also classified as Grade 3 land. The remaining Smallfield sites are classified as Grade 4 land.

3.11.14 SMA 009, SMA 014, SMA 020, SMA 030 and SMA 033 all contain small areas of Flood Zone 2 that could be compensated for in the design and layout of development on the respective sites. SMA 021, SMA 034, ENA 14, ENA 17 and ENA 32 all contain larger areas of Flood Zone 2 where mitigation through design and layout is unlikely to be possible. SMA 015 is primarily within Flood Zone 3, with the parts in Flood Zone 2 and as such at the site is at substantial risk of flooding. The remaining sites are located within Flood Zone 1.

3.11.15 Sites SMA 004, SMA 008, SMA 009, SMA 014, SMA 020, SMA 021, SMA 030, SMA 031, SMA 032, ENA 15, ENA 17 and ENA 32 each contain an area at high risk of surface water flooding. Sites SMA 013, SMA 027 and SMA 033 contain an area at medium risk of surface water flooding. Sites SMA 018 and ENA 14 contain an area at low risk of surface water flooding. The remaining sites have a very low risk of surface water flooding.

3.11.16 The potential remediation of those sites on previously developed land may minimise the risk of contamination to water bodies. ENA 014 is adjacent to an existing pond and care would need to be taken to avoid potential contamination. A stream passes through the centre of SMA 014 and care would need to be taken to avoid adverse effects on this water body during both the construction and operational phase of development. The other greenfield sites would pose negligible inherent risks or benefits to water quality.

3.11.17 Any contamination on the sites that are previously developed land would be remediated as a part of the development of the site. Development of the greenfield sites would be expected to lead to the loss of soil, a non renewable resource.

3.11.18 It is anticipated that residents of all of the sites in Smallfield would frequently drive to Crawley and Horley to access the broader range of facilities and amenities and would commute to work by car. As such, these sites have the potential to adversely affect air quality in these towns. ENA 14 is within the 63-66 decibel noise contour for Gatwick airport, as such this site would be expected to be affected by substantial noise pollution but it is an employment site and as such a less sensitive receptor. Other residential sites affected by noise pollution from Gatwick Airport are SMA 018, SMA 033, SMA 009, SMA 02038, however these are within lower noise contours than ENA 14.

3.11.19 Those sites that are in close proximity to the M23 including ENA 14, ENA 17, SMA 018, SMA 033 and SMA 017 have the potential to be adversely affected by air, noise and vibration pollution.

3.11.20 All sites with the exception of ENA 017 and SMA 015 are within the Low Weald Farmland LCA39 . ENA 017 and SMA 015 are within the urban area of Smallfield. ENA 017 is currently occupied by industrial units and hard standing used for car parking. SMA 015 is also an industrial area. Development of these sites would offer the opportunity to enhance the townscape in this area, including views from the M23 in the case of ENA 017. It should be noted though that views from the residential area to the south of ENA 017 are well screened by trees, potentially reducing the benefit.

3.11.21 The other sites adjacent to the M23 (ENA 14, SMA 018 and SMA 033) are expected to have a negligible effect on the landscape, which is dominated by the M23.

3.11.22 Excluding those sites adjacent to the motorway, the other sites on the urban edge of Smallfield may not meet the LCA guideline to ‘conserve and enhance the landscape setting to villages and edge of settlement’. ENA 15, ENA 16 and ENA 19 are both industrial sites in the rural area and as such development of these sites has the opportunity to enhance the aesthetic value of these sites. SMA 034 is a small (0.34ha) residential site adjacent to an existing dwellings and as such is not expected to have a substantial effect on the landscape.

38 Civil Aviation Authority (2015) ERCD Report 1502. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/458528/lgw_2014_re port_final.pdf 39 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

3.11.23 Ancient woodland is interspersed throughout the Smallfield area, with a number of sites in close proximity to the woodland. SMA 017 is adjacent to both an ancient woodland and an SNCI. There is an area of ancient woodland within the northern area of SMA 014, which it is anticipated would be maintained but may nonetheless be adversely affected by development in such close proximity.

3.12 South Nutfield

and Housing Health Cultural Heritage Transport P. Developed L Economics Employment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity NUT 008 ++ - - + - O + O - O + O - +/ O -

NUT 010 ++ - - + - O + O - O + O - +/ O -

NUT 012 + - - + - O + O + O + O - +/ O O

NUT 014 + - - + - O + O - O + O - +/ O O

ENA 09 O O O + + O + O + O + O + +/ O O

ENA 11 O O O + + O + O + O + O + +/ O O

ENA 28 O O - + + O + O - O + O + +/ O O

3.12.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

NUT 008 Land to the rear of properties ENA 09 Priory Farm on Kings Cross Lane, South Nutfield

NUT 010 Land east of Mid Street, South ENA 11 Redhill Aerodrome Nutfield

NUT 012 Land adjacent to Kingsmill ENA 28 Brewing Research International Cottage East, Kings Cross Lane, South Nutfield

NUT 014 Land to the east of 131 Mid Street

3.12.2 The four residential sites in South Nutfield are located south of the railway line on the urban edge of the village. In addition, there are three employment sites separated from the main urban area by 300-500m.

3.12.3 No South Nutfield sites are located within 1km of a GP surgery. The nearest GP surgery to South Nutfield is Woodlands Surgery located at Redhill, approximately 3km to the west. NUT 010 and NUT 012 are located within 600m from an area of public open space.

3.12.4 There are three Grade II listed buildings in South Nutfield, all along the southern edge of the village. This brings them into close proximity with all four of the proposed residential sites and as such they all have the potential to affect the setting of these listed buildings. ENA 28 is adjacent to Colgates Barn, a Grade II listed building that may be adversely affected by development of the site.

3.12.5 Access to public transport in South Nutfield is very good, with Nutfield train station available in the centre of the village. Bus services also operate throughout the village, but they do not run up Kings Cross Lane so the closest bus stops to NUT 012 are 500-600m from the site, outside of the satisfactory range of 400m. Access to shops and services in the local area is limited, however Redhill can be accessed easily from Nutfield Train Station.

3.12.6 The residential sites are within a satisfactory distance of Nutfield Church Primary School. The closest secondary school is The Warwick School in Redhill, which is 2.5 – 3.5km from the residential sites and outside of the satisfactory distance.

3.12.7 All the residential sites are greenfield, noting that part of NUT 010 contains existing buildings. The employment sites are all previously developed land.

3.12.8 Whilst employment is relatively limited in South Nutfield, which is primarily residential, the area has excellent access to employment opportunities in Redhill via Nutfield Train Station, which is a 5-10min train journey. The allocated employment sites will also help to maintain and enhance levels of employment in the local area.

3.12.9 Sites NUT 008 and NUT 014 are classified as Grade 3 under the Agricultural Land Classification system. Site NUT 010 is located mostly within Grade 4 land and the southern area of this site is Grade 3. ENA 28 is mostly Grade 3 and small area in the north of this site is Grade 4. The remaining sites are located within Grade 4 land.

3.12.10 NUT 010 contains a small area of Flood Zone 2 and 3 along the northern boundary that could be addressed in the layout of any development at the site. The remaining sites are located within Flood Zone 1. Sites NUT 010, ENA 09 and ENA 11 contain areas at high risk of surface water flooding. Site NUT 012 contains areas at medium risk of surface water flooding and the remaining sites have a very low risk of surface water flooding.

3.12.11 The sites in South Nutfield pose minimal inherent risks to water quality.

3.12.12 Development of the employment sites would be expected to lead to the remediation of contaminated land as required. Development of the greenfield sites would be expected to lead to the loss of soil, a non renewable resource.

3.12.13 The accessibility of public transport in this area would be expected to minimise private car use, particularly for commuting, to the benefit of local air quality. Sites NUT 012 and NUT 010 may be adversely affected by noise and vibration from the railway line, which is 170m and 90m from the sites respectively. Redhill aerodrome ranges from 200-800m from the residential sites, which may be adversely affected by noise pollution from planes.

3.12.14 The sites are within the Low Weald Farmland LCA40. Development of the employment sites would be an opportunity to enhance their contribution to the local landscape. The residential sites are on the urban edge but also bordered on at least two sides by existing development, so the potential for the sites to be seen to be expanding South Nutfield into the local landscape is minimal. There is a footpath on the southern side of NUT 008, but views across the site are limited to the rear of the existing dwellings 100m to the north, so the effect on views from the footpath would also be expected to be minimal.

3.12.15 NUT 010 and NUT 008 are both adjacent to ancient woodland, which may be adversely affected by increased recreational pressure from these sites.

40 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

3.13 South Godstone

Housing Health Cultural Heritage Transport P. Developed Land Economics Emplo yment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity SGOD 005 ++ - - + - O + O - O + - - + - -

SGOD 006 + - O + - O + O - O + O - + O -

SGOD 009 ++ - - + - O + O - O + O - - - O

SGOD 013 + - O + - O + O - O + O - + O -

ENA 12 O O O + + O + O - O + - +/ - + -

ENA 24 O O O + + O + O - O + O +/ - O O

ENA 25 O O +/ + + O + O - O + O +/ + O O

3.13.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

SGOD 005 Posterngate Farm, South ENA 12 Lambs Business Park Godstone

SGOD 006 Land at King’s Farm North, ENA 24 Crow Hurst Farm Tilburstow Hill Road

SGOD 009 Lagham Park Farm, ENA 25 Kingswood Farm Business Eastbourne Road Park

SGOD 013 Land at King’s Farm South, Tilburstow Hill Road

3.13.2 There are four residential sites and three employment sites in South Godstone. SGOD 005 is to the north of South Godstone and the other three sites are to the south and south west. ENA 12 is 950m west of the main urban area. ENA 24 and ENA 25 are 950m and 1.6km to the south east respectively.

3.13.3 No South Godstone sites are located within 1km of a GP surgery. The nearest GP surgery to South Godstone is Pond Tail Surgery located in Godstone, approximately 3.5km to the north. SGOD 005 and the eastern area of SGOD 009 are located within 600m of an area of public open space.

3.13.4 SGOD 009 is 100m north west of the Langham Manor scheduled monument. The site is also home to Langham Manor, a Grade II* listed building, and the associated Grade II listed Brew House. The scheduled monument at Lagham Manor includes the earthworks and enclosed area of a particularly large and strongly embanked moated site. Such sites are generally seen as the prestigious residences of the Lords of the manor, the moat marking the high status of the occupier but also serving to deter casual raiders and wild animals.

3.13.5 SGOD 005 includes the Grade II listed Posterngate Farm House within the site. Whilst it is anticipated that the building would be maintained, development of SGOD 005 may substantially change the setting of the Farm House. ENA 25 is adjacent to the Grade II listed Stocks Farm House. ENA 25 is a farm and therefore the effect of development at this site on Stocks Farm House would depend on the level and type of development.

3.13.6 Access to public transport in South Godstone is good, with Godstone train station located in the centre of the village. Bus services pass through the centre of the village along the A22, providing adjacent access for buses for SGOD 009 and SGOD 005. SGOD 006 and SGOD 013 are both on Tilburstow Hill Road, which does not have a bus service at present. Both the closest bus stop and Godstone train station can be accessed from these sites via a footpath that runs adjacent to the railway and is a 700m walk.

3.13.7 Access to shops and services in the local is limited, however Redhill can be accessed easily from Godstone train station.

3.13.8 The residential sites are within a satisfactory distance of St Stephen’s Primary School. There are no secondary schools within the satisfactory distance, the closest is in Oxted.

3.13.9 All the residential sites are greenfield, noting that SGOD 005 contains some existing buildings occupying a small area of the site. ENA 24, ENA 25 and ENA 12 are all previously developed land.

3.13.10 The main employment area in South Godstone is Lambs Business Park, located to the west of the village. The village itself is primarily residential. South Godstone has excellent access to other employment areas such as Redhill, Tonbrige and Reigate via Godstone train station. The allocated employment sites will also help to maintain and enhance levels of employment in the local area.

3.13.11 All sites are classified as Grade 3 under the Agricultural Land Classification system, with the exception of ENA 12, which is located within Grade 3 and Grade 4 land.

3.13.12 All sites are within Flood Zone 1 and as such at minimal risk of flooding. Sites SGOD 005, SGOD 006, ENA 12 and SGOD 009 contain areas at high risk of surface water flooding. The remaining sites have a very low risk of surface water flooding.

3.13.13 SGOD 005 and ENA 12 both have surface water bodies that may be at risk of contamination from the development of these sites. In the case of SGOD 005, the site contains a publically accessible recreational fishing lake.

3.13.14 The effect of the employment sites on contaminated land is uncertain. Whilst comprehensive development of the site would be expected to remediate any contaminated land, the amount of development at each site is not known at present. Development of the greenfield sites would be expected to lead to the loss of soil, a non-renewable resource.

3.13.15 ENA 12, SGOD 009 and ENA 24 are all adjacent to the railway line and would potentially be adversely affected by noise and vibration. ENA 12 and ENA 24 are employment sites and as such less sensitive receptors than SGOD 009, which is a residential site. The accessibility of public transport in this area would be expected to minimise private car use, particularly for commuting, to the benefit of local air quality.

3.13.16 ENA 24 and ENA 25 are both occupied by existing built development and are small scale sites (0.3ha and 1ha respectively), so are unlikely to affect the local landscape. SGOD 006 and SGOD 013 are also small sites (both 0.5ha) and have residential properties to the north and west. Both sites are currently wooded, but due to their small scale and location they are unlikely to have an affect on the landscape. ENA 12 is currently a light industrial area and development may provide the opportunity to improve the appearance of the site.

3.13.17 SGOD 005 and SGOD 009 are large sites on the edge of the existing urban area and would extend South Godstone north and south into the open landscape, with the potential to adversely affect the character and sense of open space in these areas.

3.13.18 ENA 12 is adjacent to an area of ancient woodland that is also a designated SNCI. In light of the sites current industrial use, development of the site may adversely affect these receptors, but it would depend on the extent of development. Development of SGOD 006 and SGOD 013 would lead to the loss of trees with consequent potential adverse effects on birds and bats as the sites are currently entirely wooded. SGOD 005 contains areas of woodland in the north western area of the site, including a limited area of ancient woodland. In light of the size of the site it is anticipated that this woodland would be maintained as a part of any development, but development may nonetheless adversely affect the woodland.

3.14 Tatsfield

andsoi

3.14.1 The assessment table below shows the short hand reference used to identify the site. The full name of the site is shown below.

TAT 005 Land to the rear of Paynesfield Road, Tatsfield

3.14.2 There is one residential site in Tatsfield, towards the centre of the residential area.

3.14.3 TAT 005 is not located within 1km of a GP surgery. The nearest GP surgery to Tatsfield is Stock Hill Surgery located at Biggin Hill, approximately 2km to the north. TAT 005 is located within 600m from an area of public open space.

3.14.4 There are no historic assets likely to be affected by TAT 005.

3.14.5 The closest train station to the site is Oxted, approximately 5km to the south west. The closest bus stop is 340m to the south and accessible from the site. Tatsfield Primary School is accessible from the site to the south west. The closest secondary school is the Charles Darwin School, 2.5km to the north east. Shops and other facilitates and amenities in Tatsfield are limited. A broader range of services is available on Main Road in Biggin Hill, 1.5km to the north east.

3.14.6 The site is made up of a number of rear gardens to residential properties, which are defined by Planning Practice Guidance as greenfield41 .

3.14.7 Tatsfield is a primarily residential area with limited employment opportunities. Biggin Hill contains a broader range of employment, including London Biggin Hill Airport.

3.14.8 TAT 005 is classified as urban under the Agricultural Land Classification.

3.14.9 TAT 005 is located within Flood Zone 1 and as such at minimal risk of flooding. It has a very low risk of surface water flooding.

3.14.10 The site is within Groundwater Source Zone 3 and within the ‘Major Aquifer High’ Groundwater Vulnerability Zone and as such is a potential risk to groundwater quality.

3.14.11 The site is not contaminated and its development would lead to the limited loss of soil, a non-renewable resource.

3.14.12 The site is limited in scale and unlikely to create or be affected by adverse air quality or noise pollution.

3.14.13 The site is in the centre of the residential area of Tatsfield that contains houses of various ages and styles. Additional housing is unlikely to adversely affect the local townscape.

3.14.14 There are no sensitive ecological receptors likely to be affected by a site of this scale. Whilst gardens form an important aspect of the green infrastructure in urban areas, the site size is limited and Tatsfield contains extensive green infrastructure, so an adverse effect is unlikely.

41 Department for Communities and Local Government (2016) Planning Practice Guidance. Available at: http://planningguidance.communities.gov.uk/blog/policy/achieving-sustainable-development/annex-2 glossary/

3.15 Warlingham

Housing Health Cultural Heritage Transport P. Developed Land Economics Employment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity WAR 005 ++ - - ++ - O + O + O + - - + O O

WAR 008 ++ ++ - ++ - O + O + O + - - + - O

WAR 011 + ++ O ++ - O + O + O + - - + - O

WAR 012 + ++ O ++ - O + O + O + - - + O -

WAR 016 + ++ O ++ + O + O + O + - + - O O

WAR 018 ++ - O ++ - O + O + O + - - + - O

WAR 019 ++ - - ++ - O + O - O + - - + O O

WAR 023 + ++ - ++ - O + O + O + - - + - O

WAR 025 + ++ O ++ - O + O + O + - - + O -

WAR 029 ++ ++ - ++ - O + O - O + - - + - -

WAR 032 + ++ O ++ + O + O + O + - + - O O

WAR 033 + - O - + O - O - O + - + O + O

WAR 034 + - O - + O - O - O + - + O + O

WAR 035 ++ + - ++ - O + O - O + - - + O -

3.15.1 The assessment table below shows the short hand reference used to identify each site. The full name of each site is shown below.

WAR 005 282 Limpsfield Road, WAR 023 Land at 263 Alexander Warlingham Avenue

WAR 008 Land north of Greenhill Lane, WAR 025 Land at Farm Road, Warlingham Warlingham

WAR 011 Green Hill Lane, Warlingham WAR 029 West of Farleigh Road

WAR 012 Land at Farleigh Road WAR 032 Godstone Road Car Park, Godstone Road, Whyteleafe

WAR 016 Edgeworth Close, WAR 033 Land adjacent High View, Warlingham Beech Farm Road, Warlingham

WAR 018 Land adjacent to Kennel WAR 034 Caravan, High View, Beech Farm, Chelsham Farm Road, Warlingham

WAR 019 Former Shelton Sports Club, WAR 035 Galloway Lodge, High Lane, Warlingham Warlingham

3.15.2 Ten of the urban sites in Warlingham are in central Warlingham. Two sites are between Upper Warlingham Station and Whyteleafe Station. Two sites are 2.5km east of the Warlingham Village at the northern end of Chelsham Court Road.

3.15.3 Elizabeth House Medical Practice and Warlingham Green Medical Practice are located in the Warlingham urban area. These surgeries provide access to GPs for all sites in Warlingham Village, noting that WAR 018 is just outside of the 1km radius. Whyteleafe Medical Centre is located between Upper Warlingham Station and Whyteleafe Station and as such in close proximity to WAR 016 and WAR 032. Due to their rural location WAR 033 and WAR 034 do not have access to a local GP surgery.

3.15.4 All sites are within 600m of an area of public open space with the exception of WAR 033 and WAR 034 due to their rural location. They do have access to an extensive network of local footpaths and bridleways. Wither regards to WAR 005, the site is a recreation ground, comprised of playing fields, an outdoor swimming pool, club house, car parking, and hard standing pitches (for five a side football and netball) in Warlingham. It is unclear if the site is in regular use and the swimming pool is in disrepair and fenced off. With regards to WAR 019, the former club house facilities are in disrepair and the sports fields, hard standing and car parking areas overgrown. The site is surrounded by woodland, which serves to screen it from the surrounding development and fields beyond the northern and western boundaries42 .

3.15.5 Great Farleigh Green is the only conservation area in the Warlingham area. It is unlikely to be affected by any of the sites. There are a number of Grade II listed coal-post markers in the area of Upper Warlingham Station and Whyteleafe Station. These markers were originally placed to demarcate a radius of 20 miles from the General Post Office in London, which was the point at which a levy was due on coal imported into to the City of London. Whilst in close proximity to WAR 032 and WAR 016, the markers are unlikely to be affected by the development of either site as they are already in an urban residential area, for example in the gardens of residential properties.

42 Tandridge District Council (2015) Housing and Employment Land Availability Assessment

3.15.6 WAR 015 and WAR 019 have the potential to adversely affect the setting of the Grade II* listed Vicarage approximately 250m to the south east. WAR 005 may also adversely affect the setting of the Grade II* listed All Saints Church 250m to the east. The setting of All Saints Church may also be affected by WAR 029 380m to the east and WAR 012 360m to the south east. There are three Grade II listed buildings from 200-300m north of WAR 035, two of them are coal-tax posts which are unlikely to be affected, the third is Chelsham Place Farm, which may be adversely affected by development of this site. WAR 023 may also affect Chelsham Place Farm.

3.15.7 There is a Grade II listed Coal Tax Post just outside the boundary of WAR 018. Despite the proximity, the risk is considered to be easily manageable through the design of the scheme and as such the risk is negligible.

3.15.8 There are four train stations near Warlingham, namely Whyteleafe Station, Whytecleafe South Station, Woldingham Station and Upper Warlingham Station. All of these stations are on the western side of Warlingham and as such sites in the central and western areas of Warlingham have the closest access to these stations. Sites on the far east of Warlingham, such as WAR 018, are 2.7km from the stations. All sites within Warlingham Village also have close access to bus stops. WAR 033 and WAR 034 do not have satisfactory access to either train stations or buses owing to their rural location.

3.15.9 Warlingham Village Primary School and Hamsey Green Junior School provide access to primary schools for all sites in Warlingham village. Warlingham School provides access to a secondary school for all sites in Warlingham village, noting that the sites in the far south east of Warlingham are just outside the 2km satisfactory radius. WAR 033 and WAR 034 are outside the satisfactory distance for both primary and secondary schools. Access to shops and facilities in Warlingham is good, with a variety of shops, local facilities and supermarkets available.

3.15.10 The majority of sites in Warlingham are greenfield rather than previously developed land. Sites such as WAR 035, WAR 005 and WAR 019 contain permanent structures, but taking into account both the structure and its curtilage as required by planning practice guidance, the sites remain predominantly greenfield. WAR 005 and WAR 019 are recreational fields, which under Planning Practice Guidance are considered greenfield43.

43 Department for Communities and Local Government (2016) Planning Practice Guidance. Available at: http://planningguidance.communities.gov.uk/blog/policy/achieving-sustainable-development/annex-2 glossary/

3.15.11 Access to employment opportunities are good, with a number of separate employment areas within Warlingham and rail services to London and the south east easily accessible. WAR 033 and WAR 034 would require a commute by car to reach any nearby employment area.

3.15.12 Sites WAR 019, WAR 033 and WAR 034 are classified as Grade 3 under the Agricultural Land Classification system. Sites WAR 029 and WAR 035 are located across both Grade 3 and urban land. The remaining sites are located within Grade 4 and urban land.

3.15.13 All Warlingham sites are located within Flood Zone 1 and as such are at minimal risk of flooding. Sites WAR 005, WAR 008, WAR 012, WAR 018 and WAR 029 contain areas at high risk of surface water flooding. Site WAR 019 contains an area at medium risk of surface water flooding. Site WAR 011 contains an area at low risk of surface water flooding. The remaining sites contain a very low risk of surface water flooding.

3.15.14 The sites in Warlingham village are within Ground Water Protection Zone 2, with WAR 033 and WAR 034 in Zone 3. The sites within Warlingham village are within the ‘Major Aquifer High’ Groundwater Vulnerability Zone and WAR 033 and WAR 034 are within the ‘Major Aquifer Intermediate’ Groundwater Vulnerability Zone. As such, there is a potential risk to groundwater quality from all sites.

3.15.15 Development of the greenfield sites would be expected to lead to the loss of soil, a non-renewable resource. The northern half of WAR 005 is potentially contaminated land. A detailed site investigation may identify part or all of the site to be contaminated. For this site an adverse effect has been identified, as if the site were found to be largely uncontaminated, development of the site would lead to the loss of soil, alongside the development of the other greenfield sites.

3.15.16 ENA 30 is previously developed land that may be remediated as a part of any development. WAR 032, WAR 033 and WAR 034 are potentially contaminated land and as such development of these sites may lead to the remediation of contaminated land.

3.15.17 The very good access to public transport in Warlingham would be expected to minimise use of the private car, benefitting local air quality. WAR 032 and WAR 016 are between two railway lines and may be adversely affected by noise and vibration. WAR 033 and WAR 034 would be expected to be dependent upon car use, however the given the very small scale of these sites the potential effect on air quality would be expected to be negligible.

3.15.18 WAR 016 and WAR 032 are both very small scale sites in an area dominated by the two railway lines. As such their development would be unlikely to affect the local townscape. WAR 033 and WAR 034 are both in the Open Chalk Farmland LCA. Both sites are very small scale and currently used for agricultural purposes / storage. Development of these sites may offer the opportunity to improve their visual appeal and would be in keeping with the scattered pattern of settlements in the area.

3.15.19 WAR 005 and WAR 019 are within the urban area. The sites are enclosed by the urban area of Warlingham on all sides bar the north west, which is open farmland. As such, the sites would not substantially extend the urban area, but would rather infill a gap in the urban area. Sites from the local footpath would be affected, but this would only affect short range views. As such, the effect would be expected to be negligible. All other sites are within the ‘Chalk Down with Woodland’ LCA. The guidelines for development in this area includes the requirement to ‘protect existing green gaps between settlements and prevent urban sprawl from the outer suburbs of London and existing urban settlements from merging’44 . WAR 029, WAR 008, WAR 011, WAR 023 and WAR 018 would extend the urban area of Warlingham to the north. As such they may conflict with landscape guidance for this area. All sites are also visible from local footpaths and bridleways. WAR 025, WAR 035 and WAR 012 are all on the urban edge, but in keeping with the overall built-up area boundary for Warlingham so likely to have a negligible effect.

3.15.20 WAR 025 and WAR 035 are both adjacent to Blanchman’s Farm LNR and Dukes Demi Scarp / Highlands Farm SNCI. There are also areas of ancient woodland adjacent to these sites. WAR 029 and WAR 012 are also adjacent to ancient woodland.

44 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

4 Concept Areas

4.1 Introduction

4.1.1 Tandridge District Council has identified seven locations within the district that are potential locations for a large scale mixed use development that would be expected to include commercial floorspace and approximately 2,000 homes. These are referred to as ‘concept areas’. Neither the full development specification of the concept areas, nor the precise location and extent of them is known at this time. As such, this assessment has sought to identify and assess the potential effects of the concept areas to a level of detail consummate with the level of detail available for each of the concept areas. A summary of the results from the assessment of the concept areas is provided in Table 4.1.

Table 4.1: Summary of the Concept Area Assessments

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16

Housing Health Cultural Heritage Transport Developed P. Land Economics Employment Change C. Mitigation Natural urces Reso Change C. Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity Blindley Heath ++ - O - - O + O +/ O - +/ +/ - - -

Burstow (Horne) ++ - - - - O + O - O O O - - - -

Copthorne ++ - O + - O + O +/ O - +/ +/ +/ - -

Hobbs Industrial ++ - - - +/ O + O +/ O - - + +/ +/ - Estate

Lambs ++ - - - +/ O + O +/ O + - + - - -

Lingfield ++ ++ - + - O + O +/ O - +/ +/ - - -

South Godstone ++ - O + - O + O +/ O - +/ +/ + - -

4.1.2 The concept areas are assessed individually below.

4.2 Blindley Heath

Housing Health Cultural Heritage Transport Developed P. Land Economics Employment Change C. Mitigation Natural Resources Change C. Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity Blindley Heath ++ - O - - O + O +/ O - +/ +/ - - -

4.2.1 Blindley Heath and the surrounding rural area are within the Tandridge 009D Lower Super Output Area (LSOA45). This LSOA includes 613 dwellings46 and approximately 1,500 residents. The village is primarily residential but also includes existing employment space.

4.2.2 There are no GP surgeries or registered public open space, primary schools, secondary schools or train stations in Blindley Heath and only a relatively limited range of local shopping opportunities. Therefore levels of accessibility to key facilities and amenities are currently limited. However, this lack of availability also affects existing residents in both Blindley Heath and the surrounding rural areas and strategic development in this locations could provide or a range of facilities and amenities in the district in a central location within Tandridge, benefitting the broader district as well as residents in Blindley Heath itself.

4.2.3 There are no conservation areas or scheduled monuments in Blindley Heath. The village contains four Grade II listed buildings. To the south east of the village at the junction of Ray Lane and Tandridge Lane is the Grade II* listed ‘The Red Barn’.

4.2.4 The southern and eastern areas of Blindley Heath contain extensive areas of Flood Zone 2 and 3 associated with Ray Brook and other local waterways. From a flood risk perspective, development towards Byers Lane would be preferable.

4.2.5 Blindley Heath SSSI / LNR is to the south east and the Blue Anchor Wood SNCI is to the north west. As with much of Tandridge, there are areas of woodland including ancient woodland scattered across Blindley Heath, with more to the west of the village than to the east.

45 A Lower Layer Super Output Area (LSOA) is a geographic area. LSOAs are a geographic hierarchy designed to improve the reporting of small area statistics in England and Wales.

46 Office for National Statistics (2011) Available at: http://www.neighbourhood.statistics.gov.uk/dissemination/LeadTableView.do?a=7&b=6312595&c=RH7+ 6JN&d=141&e=61&g=6470308&i=1001x1003x1032x1004&m=0&r=0&s=1473409574595&enc=1&dsFamilyI d=2570

4.2.6 Blindley Heath is within the Low Weald Farmland LCA. Low Weald Farmland is characterised by farmland and includes a well-developed hedgerow network and shaws, although it is generally intensively managed.It includes isolated farmsteads and sporadic small groups of rural dwellings across the area47. Development guidance for the area includes:

• “Conserve the rural, largely unsettled landscape.

• Conserve the pattern and character of existing settlements, resisting spread and coalescence of settlement.

• Conserve and enhance the landscape setting to villages and edge of settlement.”

4.2.7 It is anticipated that strategic development in this area would be in conflict with those objectives as develop pment of a concept area would most likely require extensive development in the open countryside, with the potential to extend the urban area of Blindley Heath to the west.

4.2.8 In the absence of a specific location for the concept area, the potential effects on natural resources, water quality and contaminated land / soils remain uncertain, nonetheless it should be noted that the majority of space in the area is greenfield and is expected that this would be lost.

47 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

4.3 Burstow (Horne)

4.3.1 Burstow is a rural area approximately 2km to the south west of Blindley Heath. The area contains some existing farmhouses and a small employment area. It is primarily rural fields divided by hedgerows.

4.3.2 There are no GP surgeries in the local area, with the closest being in Smallfield approximately 2km to the south west. The area is crossed by three public footpaths and a public bridleway.

4.3.3 Whitewood House Farm is within the site and is a Grade II listed Building. There are further Grade II listed buildings at the western extent of the site on Church Road and to the north east of the site associated with Jarvis Farm and Tedham Farm. The Grade II* listed Church of St Mary the Virgin is on Church Road. The setting of these historic assets may be adversely affected by a concept area in this location.

4.3.4 There are no train stations in the local area. Bus services run along Church Road and Whitewood Lane. As the site is currently rural, there are no facilities or amenities in the local area, the closest being in Blindley Heath.

4.3.5 There are no primary or secondary schools in this area. The closest primary school is Burstow Primary School in Smallfield, 2.8km to the west. The closest secondary school is Oakwood School, 5km to the west of the site. These distances are outside the satisfactory range for schools. However the absence of schools in this area would be an issue for existing residents in the area, for example residents in Blindley Heath, and a concept area would potentially provide the opportunity for additional schools capacity in the centre of Tandridge.

4.3.6 The majority of land in this area is agricultural fields, so it is anticipated that development of the concept area would lead to the loss of greenfield land.

4.3.7 The area contains an existing employment area on Brickhouse Lane. Development of a concept area would be able to provide additional employment opportunities in this area. However due to the limited public transport it is anticipated that most people would commute by car to the area.

4.3.8 The area is classified as Grade 3 under the Agricultural Land Classification system.

4.3.9 The site is primarily within Flood Zone 1. There is a small area of Flood Zones 2 and 3 close to the junction of Croydon Barn Lane and Brickhouse Lane, however it is anticipated that this could be taken into account in the design and layout of a strategic scale site.

4.3.10 The employment area at Brickhouse Farm is potentially contaminated land, however for the most part development in this area would be expected to lead to the loss of soil, a non-renewable resource.

4.3.11 As public transport is not readily available from the site, it is likely that there would be a reliance on the private car, with the potential to adversely affect air quality.

4.3.12 Burstow is within the Low Weald Farmland LCA. Low Weald Farmland is characterised by farmland and includes a well-developed hedgerow network and shaws, although it is generally intensively managed. It includes isolated farmsteads and sporadic small groups of rural dwellings across the area48. Development guidance for the area includes:

• “Conserve the rural, largely unsettled landscape.

• Conserve the pattern and character of existing settlements, resisting spread and coalescence of settlement.

• Conserve and enhance the landscape setting to villages and edge of settlement.”

4.3.13 Development of a concept area in this location would maintain the existing dispersed pattern of settlements in the area, but would not conserve the rural landscape in this area. It would also affect views from local footpaths and bridleways. Development in this rural location may also adversely affect sky glow.

4.3.14 There are no designated ecological features in the area, with the closest SNCIs 500m to the north. Development of the site may lead to the loss of hedgerows within the site given the strategic scale of development, which may adversely affect breeding birds or badgers if present.

48 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

4.4 Copthorne

ura

Housing Health Cult Heritage Transport Developed P. Land Economics Employment Change C. Mitigation Natural Resources Change C. Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Landscape Biodiversity Copthorne ++ - O + - O + O +/ O - +/ +/ +/ - -

4.4.1 Copthorne is a village outside of Tandridge, with the north urban extent of Copthorne forming the boundary between Tandridge and Mid Sussex local authority areas. Copthorne is covered by three LSOAs, Mid Sussex 002A,002B and 002C. Copthorne contains over 1,200 dwellings and over 3,200 residents49. The village is less than 1km from both junction 10 of the M23 and Crawley.

4.4.2 There are no GP surgeries in Copthorne, with the closest approximately 3.7km to the north in Smallfield. Copthorne Common provides an extensive recreational area in the east of Copthorne, with additional public open space available on the northern side of Copthorne at King George’s Field.

4.4.3 There are relatively few historic assets in the Copthorne area. There are three Grade II listed buildings in Copthorne village and a fourth on Copthrone Bank road at Allingham Farm.

4.4.4 The closest train station to Copthorne is Three Bridges in Crawley, approximately 4km to the south west. Copthorne has a good bus network, particularly at peak times50 . There is a primary school in the centre of Copthorne, but no secondary school in the local area.

4.4.5 There are facilities and amenities in Copthorne that can provide for day- to day requirements. Access to a broader range of facilities and amenities would require travel to East Grinstead or Crawley.

4.4.6 Access to employment is relatively limited in Copthorne. Over 58% of workers in Copthorne travel over 5km to work. There is local access to the M23 from this location, providing access to employment areas further afield by car. A concept area in this location would add additional local employment floorspace and may reduce out-commuting.

4.4.7 The majority of Copthorne is within Flood Zone 1, with some limited areas of Flood Zone 2 and 3 passing east-west through the centre of the village. The majority of the open area to the north of Copthorne is also in Flood Zone 1. The northern area of Shipley Bridge Lane is within Flood Zones 2 and 3.

49 Office for National Statistics (2011) Available at: http://www.neighbourhood.statistics.gov.uk/dissemination/LeadAreaSearch.do?a=7&r=1&i=1001&m=0&s =1473592156037&enc=1&areaSearchText=Mid+Sussex+002b&areaSearchType=141&extendedList=false& searchAreas 50 Surrey County Council (September 2016). Available at: https://www.surreycc.gov.uk/roads-and-transport/buses-and-trains/bus-timetables/redhill-horley-and east-surrey-bus-timetables

4.4.8 In the absence of a specific location for the concept area, the potential effects on natural resources, water quality and contaminated land / soils remain uncertain, nonetheless it should be noted that the majority of space in the area is greenfield and is expected that this would be lost. It should be noted though that there are large areas of potentially contaminated land to the north of Copthorne at Allingham Farm associated with a historic landfill site.

4.4.9 There are no known air quality issues in the local area. The outermost noise contour (57-60 decibels) for Gatwick airport, which is the approximate onset of significant community annoyance51, is 1km to the north of Copthorne. It is not known at this stage whether the concept area would fall within this contour.

4.4.10 The rural area north of Copthorne is within the Low Weald Farmland LCA. Low Weald Farmland is characterised by farmland and includes a well- developed hedgerow network and shaws, although it is generally intensively managed.It includes isolated farmsteads and sporadic small groups of rural dwellings across the area52. Development guidance for the area includes:

• “Conserve the rural, largely unsettled landscape.

• Conserve the pattern and character of existing settlements, resisting spread and coalescence of settlement.

• Conserve and enhance the landscape setting to villages and edge of settlement.”

4.4.11 It is anticipated that strategic development in this area would be in conflict with those objectives as development of a concept area would most likely require extensive development in the open countryside, most likely extending the urban area of Copthorne to the north.

4.4.12 There are four areas of ancient woodland to the north of Copthorne, including Shipley Bridge Wood, which may be adversely affected by development of a concept area.

51 Civil Aviation Authority (2015) ERCD Report 1502. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/458528/lgw_2014_re port_final.pdf 52 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

4.5 Hobbs Industrial Estate

4.5.1 Hobbs Industrial Estate is an existing employment area 1.6km to the north west of Felbridge on the western side of the A22.

4.5.2 There are no GP surgeries in the local area, with the closest being in Lingfield, 3km to the north east. There is no public open space in the local area either. Hobbs Industrial Estate is in a rural location and there are a number of public footpaths in the local area, providing access to the local countryside.

4.5.3 There are three Grade II listed buildings along West Park Road 590m to the north of the industrial estate and a further two to the south, one at Park Farm and another adjacent to Hedgecourt Lane. It is considered that a concept area would be sufficiently large to potentially affect the setting of one or more of these listed buildings.

4.5.4 The site is in a rural location with no local train stations. There are two bus stops on the A22 close to the entrance of the industrial estate. Given the sites location on the A22, it is anticipated that there would be a high degree of travel by car. There are no primary or secondary schools in the local area. Felbridge and Lingfield are the closest areas that would provide access to existing shops, facilities and amenities. It is anticipated that some of these issues could be addressed through the provision of a strategic development, but additional facilities and amenities in this location would not substantially increase accessibility for the districts existing residents.

4.5.5 Hobbs Industrial Estate is previously developed land, however the area around it is greenfield. Without knowing the extent of a proposed concept area in this location, it is uncertain at this time how much of it would be on previously developed land and how much would require greenfield development.

4.5.6 Hobbs Industrial Estate is already an employment site and further employment development at this location could emphasise its role as a key employment area in Tandridge.

4.5.7 The industrial estate is within Flood Zone 1. To the immediate south of the industrial estate is a large area of Flood Zones 2 and 3 associated with local waterways, Wire Mill Lake and Hedgecourt Lake. As such, any expansion to the south of the existing industrial estate would be within these Flood Zones.

4.5.8 The industrial estate is to the immediate north of a disused sewerage works and, to the south of that, a group of ponds used for recreational fishing. There is the potential that in light of the sites current industrial use, development of a concept area may affect the quality of the ponds and other local water courses, which would require further detailed investigation to establish.

4.5.9 The industrial estate is potentially contaminated land, as is the sewerage works and the groups of ponds to the south of it. The sewerage works and ponds are also in an area of historic landfill. It is likely therefore that a concept area in this location would lead to the reclamation of contaminated land.

4.5.10 There are no known air quality issues in the local area. The outermost noise contour (57-60 decibels) for Gatwick airport, which is the approximate onset of significant community annoyance53, is 360m to the north of the industrial estate. It is not known at this stage whether the concept area would fall within this contour.

4.5.11 Hobbs Industrial Estate is within the Low Weald Farmland LCA. Low Weald Farmland is characterised by farmland and includes a well- developed hedgerow network and shaws, although it is generally intensively managed. It includes isolated farmsteads and sporadic small groups of rural dwellings across the area54. Development guidance for the area includes:

• “Conserve the rural, largely unsettled landscape.

• Conserve the pattern and character of existing settlements, resisting spread and coalescence of settlement.

• Conserve and enhance the landscape setting to villages and edge of settlement.”

4.5.12 The effect of development at Hobbs Industrial Estate on the landscape of a concept area in this area would depend largely on the extent of the development. The area is already in industrial use and as such development within the existing Hobbs Industrial Estate area may only have a minimal affect on the landscape, with the potential to improve it. If the concept area were to extend into the greenfield area it may have an adverse effect on the rural nature of the local landscape.

4.5.13 Hedgecourt SSSI is approximately 300m south of Hobbs Industrial Estate and the Wire Mill Lake and Wood SNCI is on the opposing side of the A22. There is a 3.6ha ancient woodland within the industrial estate. All of these features may be adversely affected by development of a concept area.

53 Civil Aviation Authority (2015) ERCD Report 1502. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/458528/lgw_2014_re port_final.pdf 54 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

4.6 Lambs Business Park

4.6.1 Lambs Business Park is approximately 1km west of South Godstone, which includes 567 dwellings55 and approximately 1,461 residents.

4.6.2 The nearest GP surgery to Lambs Business Park is Pond Tail Surgery located in Godstone, approximately 3.5km to the north. There is no public open space in the local area, with the closest access to the countryside being a public bridleway 140m west of the existing business park.

4.6.3 South Park Conservation Area is 360m north west of Lambs Business Park and may be adversely affected by a concept area in this location, particularly if it extends west of the existing business park. If the concept area were to extend to the south it may affect Grade II listed buildings at Yewtree Farm and Lower South Park Farm.

4.6.4 Access to public transport in South Godstone is good, with Godstone Train Station located in the centre of the village and bus services passing through the centre of the village along the A22. Lambs Business Park is to the west of Tilburstow Hill Road, which does not have a bus service at present. Both the closest bus stop and Godstone Train Station can be accessed from the business park via a footpath that runs adjacent to the railway and is a 700m walk.

4.6.5 St Stephen’s Primary School is in the centre of South Godstone, approximately 1.5km from the existing business park and therefore outside of the satisfactory distance. The closest secondary school is in Oxted.

4.6.6 Access to shops and services in the local is limited, however Redhill can be accessed easily from Godstone Train Station. Lambs Business Park is one of the larger employment areas, which could be further enhanced by a concept area in this location. Further employment areas in Redhill, Tonbridge and Reigate are readily accessible via Godstone Train Station.

4.6.7 Lambs Business Park is in the centre of Tandridge and as such additional facilities and amenities provided in this location would also be well located to serve other areas of Tandridge. However, its practical accessibility from South Godstone may be an issue, as may be reliance on the private car.

55 Office for National Statistics (2011) Available at: http://www.neighbourhood.statistics.gov.uk/dissemination/LeadTableView.do?a=7&b=6312594&c=R H9+8ET&d=141&e=61&g=6470304&i=1001x1003x1032x1004&m=0&r=0&s=1473429824752&enc=1&ds FamilyId=2570

4.6.8 Lambs Business Park is previously developed land, however the area around it is greenfield. Without knowing the extent of a proposed concept area in this location, it is uncertain at this time how much of it would be on previously developed land and how much would require greenfield development.

4.6.9 Lambs Business Park and the area around it to the west of Tilburstow Hill Road is all within Flood Zone 1 and as such at minimal risk of flooding.

4.6.10 In the absence of a specific location for the concept area, the potential effects on natural resources, water quality and contaminated land / soils remain uncertain. Nonetheless it should be noted that the majority of space in the area is greenfield and is expected that this would be lost.

4.6.11 Lambs Business Park is potentially contaminated land and the area of open water in the western part of the site is a historic landfill site. It is likely therefore that a concept area in this location would lead to the reclamation of contaminated land. The open water may be at risk of contamination however if the site were to be developed.

4.6.12 Lambs Business Park is adjacent to a railway line and as such there is the potential for residential dwellings to be adversely affected by noise and vibration. With a concept area, this may be addressed by placing less sensitive uses, such as shops or commercial properties, close to the railway. As public transport is not readily available from the site, it is likely that there would be a reliance on the private car, with potential adverse effects on air quality.

4.6.13 Lambs Business Park is within the Low Weald Farmland LCA. Low Weald Farmland is characterised by farmland and includes a well-developed hedgerow network and shaws, although it is generally intensively managed.It includes isolated farmsteads and sporadic small groups of rural dwellings across the area56 . Development guidance for the area includes:

• “Conserve the rural, largely unsettled landscape.

• Conserve the pattern and character of existing settlements, resisting spread and coalescence of settlement.

• Conserve and enhance the landscape setting to villages and edge of settlement.”

4.6.14 It is anticipated that strategic development in this area would risk coalescence with South Godstone.

4.6.15 In the absence of a specific location for the concept area, the potential effects on natural resources, water quality and contaminated land / soils remain uncertain, nonetheless it should be noted that the majority of space in the area is greenfield and is expected that this would be lost.

56 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

4.6.16 Lambs Business Park is adjacent to Maple Wood SNCI, which is also ancient woodland. Furze Wood and Hawksnest Ghyull SNCIs are on the opposing side of the railway line. There are further areas of ancient woodland to the south of the business park, including Birchen Coppice 250m to the south. These features may be adversely affected by development of a concept area in this location.

4.7 Lingfield

4.7.1 Lingfield is covered by two LSOAs, Tandridge 010E and 010C. Between them they contain 1,183 homes and approximately 1,750 residents57 . Lingfield is one of the larger villages in Tandridge and notable for Lingfield Park Racecourse to the south of the village, a part of Lingfield Park Resort that also includes Lingfield Park golf course. Lingfield is a historic village, with a medieval church and buildings dating from the Tudor period.

4.7.2 The Lingfield Practice GP surgery is located in the centre of the village of Lingfield, with various areas of formal and informal open space within the village and a number of footpaths providing access to the countryside to the north west of Lingfield.

4.7.3 Linfield contains two main clusters of listed buildings. The first is around the Church of St Peter and St Paul, which is a Grade I listed building. Adjacent to this is Pollard House, also a Grade I listed building. There are a further four Grade II* and six Grade II listed buildings in the immediate area. The St Peter’s Cross and Village Cage Grade I listed building and scheduled monument dating from circa 1437 is located to the south west of Lingfield.

4.7.4 The second cluster is a number of other Grade II and a Grade II* listed buildings along Plaistow Street including Drivers Cottages and Cordreys Barn. The Lingfield conservation area is in the centre of the village. The historic assets of Lingfield are focussed around those two central areas, away from the potential locations of a concept area. Given the strategic scale of the development with the potential to double the number of dwellings in the area, such development may adversely affect the character of the village.

4.7.5 Lingfield Train Station is on the eastern side of the village and a network of bus routes runs throughout. There are also a range of facilities and amenities within Lingfield including supermarkets, community facilities and a primary school. The closest secondary school is in East Grinstead, which is outside the satisfactory distance for secondary schools.

4.7.6 Employment opportunities in Lingfield are readily available. Lingfield Train Station provides sustainable transport to employment opportunities in, among other locations, London and East Grinstead. These are a journey of 50 minutes and 10 minutes respectively.

57 Office for National Statistics (2011) Available at: http://www.neighbourhood.statistics.gov.uk/dissemination/LeadDomainList.do?a=7&b=6312603&c=RH7 +6HD&d=141&g=6470341&i=1001x1003&m=0&r=0&s=1473521273984&enc=1&domainId=58&census=true

4.7.7 Lingfield village is within Flood Zone 1. There are extensive areas of Flood Zone 2 and 3 to the north, south and east of the settlement, with only the western rural area within Flood Zone 1.

4.7.8 There are no known air quality issues in the local area and public transport is very accessible in Lingfield, minimising use of the private car to the benefit of air quality. The southern and eastern areas of Lingfield fall within the outermost noise contour (57-60 decibels) for Gatwick airport, which is approximate onset of significant community annoyance58.

4.7.9 Lingfield is within the Low Weald Farmland LCA. Low Weald Farmland is characterised by farmland and includes a well-developed hedgerow network and shaws, although it is generally intensively managed. It includes isolated farmsteads and sporadic small groups of rural dwellings across the area59. Development guidance for the area includes:

• “Conserve the rural, largely unsettled landscape.

• Conserve the pattern and character of existing settlements, resisting spread and coalescence of settlement.

• Conserve and enhance the landscape setting to villages and edge of settlement.”

4.7.10 It is anticipated that strategic development in this area would be in conflict with those objectives as development of a concept area would be most likely require extensive development in the open countryside, most likely extending the urban area of Lingfield.

4.7.11 Jenner’s Field is designated as a local nature reserve, with Lingfield Common Meadow and Tom’s Field SNCIs to the north of that. There is less ancient woodland in the local area than in other areas of the district, with the majority being to the south beyond Lingfield Park Racecourse.

4.7.12 In the absence of a specific location for the concept area, the potential effects on natural resources, water quality and contaminated land / soils remain uncertain, nonetheless it should be noted that the majority of space in the area is greenfield and is expected that this would be lost.

58 Civil Aviation Authority (2015) ERCD Report 1502. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/458528/lgw_2014_re port_final.pdf 59 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

4.8 South Godstone

Housing Health Cultural Heritage Transport Developed P. Land Economics Employment Change C. Mitigation Natural Resources Change C. Adaptation Risk Flood Quality Water Contaminated land and soil s quality Air Landscape Biodiversity South Godstone ++ - O + - O + O +/ O - +/ +/ + - -

4.8.1 South Godstone is in the Tandridge 009C LSOA. This LSOA includes 567 dwellings60 and approximately 1,461 residents.

4.8.2 South Godstone has a primary school, but does not have local access to a secondary school or GP surgery. The nearest GP surgery to South Godstone is Pond Tail Surgery located in Godstone, approximately 3.5km to the north. The closest secondary school is in Oxted. There is an area of public open space to the east of the primary school. The area south of the railway line contains a network of public footpaths and bridleways.

4.8.3 Access to public transport in South Godstone is good, with Godstone Train Station located in the centre of the village and bus services pass through the centre of the village along the A22. Access to shops and services in the local area is limited, however Redhill can be accessed easily from Godstone Train Station. Lambs Business Park is to the west of South Godstone and is one of the larger employment areas in Tandridge, providing local access to jobs. Further employment areas in Redhill, Tonbridge and Reigate are readily available via Godstone Train Station.

4.8.4 South Godstone is in the centre of Tandridge and as such additional facilities and amenities provided here would also be well located to serve other areas of Tandridge.

4.8.5 The key historic asset in South Godstone is the Langham Manor scheduled monument. The site is also home to Langham Manor, a Grade II* listed building, and the associated Grade II listed Brew House. The scheduled monument at Lagham Manor includes the earthworks and enclosed area of a particularly large and strongly embanked moated site. The area around Lambs Business Park contains few historic assets.

4.8.6 There is an area of flood risk in South Godstone to the south of the railway line that approximately parallels the A22, which would need to be taken into account in the location of a concept area.

60 Office for National Statistics (2011) Available at: http://www.neighbourhood.statistics.gov.uk/dissemination/LeadTableView.do?a=7&b=6312594&c=R H9+8ET&d=141&e=61&g=6470304&i=1001x1003x1032x1004&m=0&r=0&s=1473429824752&enc=1&ds FamilyId=2570

4.8.7 South Godstone is within the Low Weald Farmland LCA. Low Weald Farmland is characterised by farmland and includes a well-developed hedgerow network and shaws, although it is generally intensively managed. It includes isolated farmsteads and sporadic small groups of rural dwellings across the area61. Development guidance for the area includes:

• “Conserve the rural, largely unsettled landscape.

• Conserve the pattern and character of existing settlements, resisting spread and coalescence of settlement.

• Conserve and enhance the landscape setting to villages and edge of settlement.”

4.8.8 It is anticipated that strategic development in this area would be in conflict with those objectives as development of a concept area would be most likely require extensive development in the open countryside.

4.8.9 There are no SSSIs, nature reserves or SNCIs in South Godstone. The rural area around South Godstone contains a patchwork of wooded areas, including a number of ancient woodlands.

4.8.10 In the absence of a specific location for the concept area, the potential effects on natural resources, water quality and contaminated land / soils remain uncertain, nonetheless it should be noted that the majority of space in the area is greenfield and is expected that this would be lost.

61 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

5 Mitigation Considerations and Recommendations

5.1 Introduction

5.1.1 The information presented in this chapter has been prepared in response to negative or uncertain assessment findings. In circumstances where negative or uncertain circumstances have not been identified within an objective, e.g. SA Objective 3: Cultural Heritage, the narrative includes best practice recommendations for sustainable development. For each objective, information is presented about mitigation considerations and recommendations. Mitigation considerations identify the key issues that have arisen during assessment. Recommendations are identified for the purpose of either informing local planning policy or to inform conditions when considering planning applications.

5.1.2 Mitigation and recommendations are set out below on an objective-by objective basis. Overall conclusions for the district are set out in Chapter 6. There are no mitigation measures identified for objectives 6, 8 and 10 at this time.

5.1.3 The mitigation hierarchy62 is a policy for ensuring activities do not have unnecessary impacts on the environment:

• In the first instance harm should be avoided, for instance by locating development at a different site. • Where harm cannot be avoided it should be reduced, for instance by reducing the total quantum of development. • Where this is not possible the impacts should be mitigated, for instance through the detailed design of the development. • Lastly any residual impacts should be compensated for, for instance by restoring or recreating habitat elsewhere.

5.2 SA Objective 1: Housing

Housing recommendation

5.2.1 Housing recommendation 1: Careful consideration should be given to density, design and future proofing in terms of climate change.

62 DEFRA (2013) Biodiversity offsetting in England; Green paper

5.3 SA Objective 2: Health

Mitigation consideration (1) Limited accessibility to health and recreation facilities

5.3.1 Paragraph 156 of the NPPF states that the Local Plan’s strategic priorities should deliver health, security, community and cultural infrastructure and other local facilities. Some sites are further than the recommended distances (Barton et al, 2010) from formal health and recreation facilities.

Health mitigation recommendation

5.3.2 Health recommendation 1: Where health and recreation facilities are not within the recommended distances, it may be possible to provide these on site. Where this is not possible, facilities should be easily accessible by sustainable modes of transport, e.g. via affordable, frequent bus services.

5.4 SA Objective 3: Cultural Heritage

Mitigation consideration (1) The setting of cultural assets

5.4.1 The setting of a cultural/heritage asset is the surroundings in which it is experienced; often expressed by reference to visual considerations. Paragraph 013 of the NPPF states that ‘although views of or from an asset will play an important part, the way in which we experience an asset in its setting is also influenced by other environmental factors such as noise, dust and vibration from other land uses in the vicinity, and by our understanding of the historic relationship between places.’

5.4.2 Development that may affect the setting of a heritage asset may need to consider the cumulative implications of change. Paragraph 013 of the NPPF further highlights that development that materially detracts from the asset’s significance may also damage its economic viability now, or in the future. This then threatens the assets’ ongoing conservation.

Cultural heritage recommendation

5.4.3 Cultural Heritage recommendation 1: Where possible, cultural features should be designed into new development to recognize and help develop a strong sense of place. New development should avoid compromising existing qualities.

5.5 SA Objective 4: Transport and Accessibility

Mitigation consideration (1) Sustainable transport modes

5.5.1 Paragraph 17 of the NPPF gives one of the core planning principles as focusing development in areas which are, and can be made sustainable, by making use of public transport, walking and cycling.

5.5.2 Section 4 of the NPPF relates to promoting sustainable transport. This includes making sustainable transport the most prominent and easiest option for people, particularly by tailoring transport solutions for different areas. Development with poor public transport links and limited local services and amenities may result in residents being reliant on car use. Due to the existing road infrastructure and capacity, this may lead to increased congestion and decreased road safety. Development should avoid contributing to congestion issues in the area, and instead increase accessibility. This includes developing supporting infrastructure to accommodate sustainable development. Transport Statements or Transport Assessments and a Travel Plan are required for developments that generate ‘significant’ amounts of movement. The NPPF supports plans that minimise the need to travel and maximize use of sustainable transport modes. The NPPF encourages maximization of the accessibility of services, amenities and streets, and sustainable transport for all.

Mitigation consideration (2) Limited access to education and training opportunities

5.5.3 Paragraph 72 of the NPPF states that great importance is attached to ensuring that a sufficient choice of school places are available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education.

Transport recommendations

5.5.4 Transport recommendation 1: Development should look to improve the existing sustainable transport network and encourage behavioural change to promote the use of sustainable transport.

5.5.5 Transport recommendation 2: To mitigate potential impacts on local and national road networks, development should aim to be located near to existing amenities and transport links, as well as including new amenities and new sustainable transport links.

5.5.6 Transport recommendation 3: Existing schools could be given support in expansion, alteration or finding new premises and moving over from one to the other, if necessary. Sustainable transport should be promoted as a safe and easy way to access educational facilities. This may require improvements to road infrastructure to make it more pedestrian-friendly or dedicated school transport services.

5.6 SA Objective 5: Previously Developed Land

Mitigation consideration (1) Utilise previously developed, degraded and under-used land

5.6.1 Paragraph 111 of the NPPF states that planning decisions should encourage the effective use of land by re-using land that has been previously developed (brownfield land), provided that it is not of high environmental value.’

5.7 SA Objective 7: Employment

Employment recommendations

5.7.1 Employment recommendation 1: New development should be located in areas with access to employment areas via sustainable transport.

5.7.2 Employment recommendation 2: Development of existing employment sites should maintain or enhance existing numbers of employees.

5.7.3 Employment recommendation 3: If operating businesses will be removed from the site, there should be suitable alternative business premises nearby. Existing businesses could be given support in finding new premises and moving over from one to the other.

5.8 SA Objective 9: Natural Resources

Mitigation consideration (1) Loss of best and most versatile agricultural land

5.8.1 Any loss of Grade 1 or 2 agricultural land is a permanent loss and represents an adverse effect. The economic and other benefits of the best and most versatile agricultural land should be taken into account prior to development63 .

63 Natural England (2012) Natural England Technical Note TIN049 Agricultural Land Classification: protecting the best and most versatile agricultural land

5.8.2 The Government has re-affirmed the importance of protecting our soils and the services they provide in the Natural Environment White Paper The Natural Choice: securing the value of nature (June 2011), including the protection of best and most versatile agricultural land.

5.9 SA Objective 11: Flood Risk Mitigation consideration (1) Assessing flood risk

5.9.1 Sites should be selected following the sequential approach to flood risk, directing development towards areas of the lowest flood risk in the first instance.

Mitigation Consideration (2) Managing flood risk

5.9.2 Where development needs to be in locations where there is a risk of flooding as alternative sites are not available, steps to be taken to ensure development is appropriately flood resilient and resistant, safe for its users for the development’s lifetime and will not increase flood risk overall in accordance with Planning Practice Guidance64 .

5.10 SA Objective 12: Water Quality

Mitigation consideration (1) Maintain and improve water quality

5.10.1 Paragraph 110 of the NPPF states that ‘in preparing plans to meet development needs, the aim should be to minimize pollution and other adverse effects on the local and natural environment. Plans should allocate land with the least environmental or amenity value.’

5.10.2 The Environment Agency manages water use, balancing consumer supply with environmental preservation. Water quality can be affected by a range of factors including run-off from fields and the weather. Sustainable development is encouraged, which includes regulation and monitoring of water quality.

64 Department for Communities and Local Government (2014) Flood Risk and Coastal change: Available at: http://planningguidance.communities.gov.uk/blog/guidance/flood-risk-and-coastal-change/planning and-flood-risk/

5.11 SA Objective 13: Contaminated Land and Soils

Mitigation consideration (1) Soil management

5.11.1 Soil pollution has long-term implications for soil quality, and pollutants enter the soil from many sources. Paragraph 109 in section 6.2.9 of the NPPF states why soil should be conserved, and highlights the need to prevent development from unsatisfactory levels of soil pollution65 . DEFRA continues to work to ensure that those developing and implementing planning policy have the tools and skills to allow them to give appropriate consideration to soils. Mitigation includes careful development design and incorporation of green space to provide effective protection of soils.

5.12 SA Objective 14: Air Quality, Noise and Vibration

Mitigation Consideration (1) Maintain and Improve Air Quality

5.12.1 Planning and development has an important influence on air quality and also, therefore, the health of humans and ecosystems 112. Housing development in or near an existing AQMA is likely to exacerbate air quality issues in the area. This is due to the fact that most households are expected to own at least one vehicle, which will increase traffic movements in the AQMA, thus increasing congestion and air pollutants associated with vehicles exhaust fumes.

5.12.2 The type of measures proposed to improve air quality will depend on the nature and scale of the proposed development. Where the proposal is for a small number of new residential units in an area of high pollutant concentrations, it would be reasonable to examine design and ventilation arrangements to reduce impacts. Where proposed development is larger and impacts are greater, measures such as traffic management and improvement of public transport emissions should be considered.

Air quality recommendation

5.12.3 Air quality recommendation: Air quality mitigation methods include careful development design arrangement, and sustainable traffic management principles. Support the local and strategic GI network.

65 Department for Communities and Local Government (2012) National Planning Policy Framework. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/6077/2116950.pdf

5.13 SA Objective 15: Landscape

Mitigation consideration (1) Landscape character and local distinctiveness

5.13.1 Landscape character is a distinctive quality that should be upheld when considering impacts and designing new development. One of the core planning principles listed in Para 17 of the NPPF includes the requirements to ‘recognise the intrinsic character and beauty of the countryside’. Mitigation is best served through careful design. This may have the added benefit of green infrastructure.

Landscape mitigation recommendations

5.13.2 Landscape recommendation 1: Where possible, development should incorporate mitigation through careful design including planting strategies. Key characteristics for Landscape Character Areas should be maintained where possible. Development should not hinder the successful delivery of management prescriptions for Landscape Character Areas.

5.13.3 Landscape recommendation 2: New development should seek to incorporate the guidelines for developers set out in the Tandridge LCA66 .

5.14 SA Objective 16: Biodiversity

Mitigation consideration (1) Habitat loss

5.14.1 It is possible that habitats lost through development may be important67 . Paragraph 109 of the NPPF68 states that the planning system should provide net gains in biodiversity, where possible.

5.14.2 Loss or fragmentation of habitats should be reduced by avoiding loss and providing buffers to important habitats, where possible. If habitat loss is unavoidable, this may be mitigated by the introduction of compensation and offsetting schemes help to ensure no net loss in local biodiversity, and to replace those which will be lost through development.

5.14.1 For sites containing ancient woodland, the layout and design of the development should ensure that ancient woodland will not be lost to development and that adverse effects are minimised.

66 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District. 67 As they may be rare, irreplaceable or support protected species 68 Communities and Local Government (2012) National Planning Policy Framework. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/6077/2116950.pdf

Mitigation consideration (2) Habitat connectivity

5.14.2 Development may result in the loss of wildlife corridors such as hedgerows and patches of woodland. Loss of habitat corridors is likely to cause fragmentation and problems to species that rely on habitat connectivity, such as bats.

5.14.3 The Lawton review69 concluded that England’s designated wildlife sites did not comprise a coherent wildlife and ecological network. The report suggests making the network of sites bigger, better and more joined up.

Biodiversity mitigation recommendations

5.14.4 Biodiversity recommendation 1: Where habitats present may have the potential to support protected species, surveys should be undertaken to determine presence/absence and population size. This will determine whether protected species are likely to be lost if the site were to be developed.

5.14.5 Biodiversity recommendation 2: Where possible, development should seek to ensure ‘no net loss’ in biodiversity at any given site.

5.14.6 Biodiversity recommendation 3: Habitat features can be incorporated into developments and help overcome the effects of habitat fragmentation. Where possible, removal of existing linear features such as hedgerows, tree lines and aquatic networks should be avoided.

69 Sir John Lawton (2012) Making Space for Nature: A review of England’s Wildlife Sites and Ecological Network [online] Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/218690/201009space - for-nature.pdf

6 Conclusions and Next Steps

6.1.1 The assessment of sites identified a number of key sustainability issues across the district. The issues identified were:

• Secondary schools are located towards the periphery of the district. Consequently those sites in more central locations in the district, such as South Godstone and Blindley Heath, have journey distances of over 6km to the closest secondary school;

• All settlements included within the assessment have local access to primary schools, with the exception of Blindley Heath;

• A lot of the sites proposed for allocation are on the urban edge, which may conflict with the guidelines for development in the Tandrige LCA70;

• The majority of residential sites are on greenfield land; • There are areas of ancient woodland across the borough, a number of which are in close proximity to identified sites;

• The borough contains a number of rail lines, providing good accessibility for a number of villages including South Nutfield, Lingfield and Dormansland; and

• Access to facilities and amenities, such as convenience stores and / or supermarkets, is limited for the villages in the central area of Tandridge.

6.1.2 As can be seen from the list above, one of the key issues is accessibility. Here, the location of the concept area could have a key role to play in providing additional facilities and amenities to serve the broader Tandridge community. Care will need to be taken at sites with lower levels of accessibility to ensure that the accessibility to key facilities and amenities is suitable once the site has been regenerated.

6.1.3 Detailed masterplanning will need to be undertaken to identify whether it would be possible to mitigate potential adverse effects for certain sites through detailed layout and design. In particular, the potential to mitigate the anticipated adverse effects on the local landscape of sites located on the urban edge.

70 Hankinson Duckett Associates (April 2015) Surrey Landscape Character Assessment: Tandridge District.

6.2 Next Steps

6.2.1 This report represents the latest stage of the SA process. This report presents assessment results for the sites within the Regulation 18 Draft Local Plan Consultation Document, which this report should be read alongside. The SA process will take on board any comments on this SA Report and use them during the next round of assessments for the next iteration of the Plan.

6.2.2 Once finalised, the Plan will be subject to further SA, via the preparation of an Environmental Report, also known as a full SA Report. This Environmental Report will meet all of the legal requirements set out in Annex I of the SEA Directive.

Appendix A: SA Framework

SA Framework September, 2016 LC-254_Tandridge_SA_Framework_1_130916FG.docx

SA Framework

SA Objective NPPF Theme Decision aiding questions

Social – the objective accords with the NPPF theme by providing the supply • Will the option boost the supply of housing? of housing required to meet the needs • Promote improvements in the availability and quality of present and future generations. of the housing stock? • Will the option help provide a supply of affordable To provide sufficient housing homes to meet identified needs? to enable people to live in a Economic – the construction industry 1 home suitable to their needs plays a significant economic and • Will the option help to reduce the number of and which they can afford. employment role within the area, homeless in the District? therefore the objective will contribute • Will the option increase the amount of extra-care or to building a strong economy. High enhanced sheltered accommodation? quality residential areas also create • Will the option have a significant detrimental effect attractive areas for businesses to on the financial viability of delivering future housing? locate to.

• Will the option help to improve the health of the community? • Will the option improve access to health provision? • Will the option encourage healthy lifestyles? To facilitate the improved Social – the objective will assist in • Will the option enhance access to natural urban 2 health and wellbeing of the supporting strong, vibrant, inclusive, greenspace? whole population safe and healthy communities. • Will the option help people to remain independent and provide assistance to single parents, the elderly, those with ill health or disability? • Will the option reduce crime and fear of crime? • Will the option help overcome social exclusion? • Will the option help address the issues of deprivation

SA Framework September, 2016 LC-254_Tandridge_SA_Framework_1_130916FG.docx

and poverty?

• Will the option enhance the historic and cultural assets? • Will the option continue to protect and/or enhance Economic – the protection of historic cultural assets? and cultural assets will support the tourism economy and create attractive • Will it protect Registered Parks and Gardens? To conserve and enhance areas for businesses to locate to. • Will it preserve or enhance the character or 3 archaeological, historic and appearance of conservation areas and their setting? cultural assets. Social – within the respective areas the • Will it conserve important heritage assets buildings objective will maintain a high quality and townscapes? built environment. • Will the option improve access to the authority’s cultural assets? • Will the option promote sensitive re-use of important buildings, where appropriate?

• Will the option reduce the need to travel, especially Economic – an inadequate transport by private motorised vehicles? system will have significant • Will the option provide charging infrastructure for detrimental effects on the economy, electric vehicles? therefore, this objective will ensure that the required transport • Will the option reduce congestion or minimise infrastructure is provided to assist in unavoidable increases in congestion? To reduce the need to travel, the building of a strong, responsive • Will the option reduce the need for car ownership? encourage sustainable and competitive economy. • Will the option help provide walking/cycling/public 4 transport options and transport infrastructure, including choice and improve accessibility to all interchange? services and facilities Social – the objective will help to create accessible local services. • Will the option be accommodated within the existing public transport constraints?

• Will the option reduce the need for road freight? Environmental – sustainable transport • Will the option improve access to the countryside and will mitigate climate change and assist historic environments? with the move to a low carbon economy. • Will the option improve access to key services (education, employment, recreation, health, community services, cultural assets)?

SA Framework September, 2016 LC-254_Tandridge_SA_Framework_1_130916FG.docx

• Will the option enhance access to natural urban greenspace? • Will the option provide safe pedestrian and cycle routes? • Will the option improve the provision of affordable transport?

Economic – policies enabling the use of previously developed land will ensure that a responsive approach to land use is available.

Social – the use of previously • Will the option encourage reusing PDL provided it is developed land for residential not of high environmental value? To make the best use of development will provide a significant 5 previously developed land • Will the option encourage the re-use of existing and existing buildings. supply of housing to help meet the buildings? needs of present and future • Will the option ensure that development is making generations. the best use of land?

Environmental – the decision aiding questions for this objective will ensure that PDL will be reused provided that it is not of high environmental value.

Economic – the objective will • Will the option support sustainable growth and contribute to building a strong, encourage the provision of a range of jobs that are responsive, responsive, innovative and accessible to residents? competitive economy. • Will the option provide for the needs of businesses? • Will the option provide for new or emerging sectors? To support economic growth • Will the option facilitate flexible working practices? 6 which is inclusive, innovative Social – a strong economy that keeps and sustainable. unemployment levels low will help • Will the option support the clusters or network of support strong, vibrant and healthy knowledge driven, creative or high technology communities. industries? • Will the option increase the likelihood of local jobs being filled by local people? Environmental – the support of • Will the option promote the viability, vitality and innovative technologies will assist in competitiveness of town centres and encourage their

SA Framework September, 2016 LC-254_Tandridge_SA_Framework_1_130916FG.docx

the move to a low carbon economy. commercial renewal? • Will the option facilitate and encourage the building of a skilled local workforce? • Will the option encourage mixed-use development? Economic – the objective will contribute to building a strong, responsive and competitive local • Will the option provide for the needs of the economy, economy. especially local business? • Will the option encourage diversity and quality of employment? To provide for employment Social – a local economy will support • Will the option encourage rural diversification? 7 opportunities to meet the strong, vibrant and healthy • Will the option provide for the needs of business in needs of the local economy. communities. urban and rural areas (such as range of premises, land, infrastructure and services)? Environmental – promoting the local • Will the option have a significant detrimental effect economy will reduce the need to travel on the financial viability of delivery of future and therefore mitigate against climate employment development? change.

Economic – the objective will contribute to building an innovative economy. • Will the option reduce emissions? Social – support long term positive • Will the option reduce the need for energy use? To reduce greenhouse gas impacts on the overall quality of life emissions and move to a low • Will the option support de-centralised energy 8 for current and future generations. carbon economy. generation? • Will the option facilitate the generation/use of renewable energy? Environmental – the objective will have significant environmental benefits as it will mitigate climate change.

Economic – the prudent use of natural • Will the option encourage the use and supply of To use natural resources resources will greatly assist in the sustainable local products or services? 9 prudently protection of the environment. • Will the option help reduce the environmental impacts of products and services?

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• Will the option reduce the use of primary resources, Social – prudent use of natural or create markets for recycled materials? resources supports long term positive • Will the option encourage the efficient use of mineral impacts on the overall quality of life resources? for current and future generations. • Will the option positively impact on residents lifestyle choices to encourage their prudent use of natural resources? Environmental – the objective will also • Will the option promote reuse and recycling of promote long term positive impacts materials? for businesses in the future as it seeks to protect finite natural resources. • Will the option allow the efficient storage and collection of waste and allows for this to be managed close to where it arises? • Will the option allow waste to be managed close to where it arises? • Will the option minimise the production of waste? Economic – the provision of adequate climate change resilient infrastructure will help to protect and future proof businesses within the area. • Will the option help in protecting the community from the increased extremes of weather, which are To adapt to the changing Social – adapting to climate change projected to occur more often with climate change 10 climate. will help to maintain a healthy (heat waves, drought and flooding)? community. • Will the option reduce the opportunity to adapt in the future? Environmental – protection of the environment plays a key role in the area adapting to climate change.

Economic – the objective will promote • Will the option reduce the risk of fluvial, surface the provision of flood defence water, groundwater and sewer flooding to existing infrastructure and help to make local and future development? To reduce flood risk. businesses resilient to flood events. 11 • Will the option keep development away from areas at risk flooding? Social – flooding can have a significant • Will the option reduce the risk of flooding to adjacent impact on the health and well-being of development?

SA Framework September, 2016 LC-254_Tandridge_SA_Framework_1_130916FG.docx

a community. • Will the option help to reduce the rate of run-off? • Will the option encourage Sustainable Urban Drainage Schemes? Environmental – flood resilience will ensure that communities are able to • Will the option ensure that increased flooding adapt to climate change. extremes can be withstood?

• Will the option improve quality and maintain an adequate supply of water? • Will the option reduce pollution of groundwater, Social – improvements in water watercourses and rivers from run-off/point-sources? resources and supply e.g. drinking • Will the amount of nitrates/phosphates entering the To improve the water quality water provision. water environment be reduced? 12 of rivers and groundwater, • Will the option provide adequate utilities and maintain an adequate Environmental – the objective will help infrastructure to service development to avoid supply of water. to improve biodiversity, use natural unacceptable impacts on the environment? resources prudently and minimise • Will the option safeguard water resources to maintain pollution. an adequate level of river and ground water? • Will the option reduce the demand for water? • Will the option encourage water to be stored for re use?

• Will the option reduce the risk of land contamination Economic – protection of high quality and protect good quality soil? agricultural land will help to protect the rural economy. • Will the option reduce the risk of creating further contamination? To reduce land contamination 13 and safeguard soil quality and • Will the option help to remediate contaminated sites quantity. Environmental – the objective will and where possible carry this out on-site? contribute to the protection and enhancement of the natural • Will the option prevent soil erosion? environment. • Will the option minimise the loss of good quality agricultural land?

Social – improvements in air, noise and • Will the option reduce air, noise and light pollution? To ensure air quality light pollution will support healthy • Will the option help improve air quality? 14 continues to improve and communities. noise and light pollution are • Will the option support specific actions in designated reduced. AQMAs? Environmental – the objective will help • Will the option reduce pollution from traffic?

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to protect the natural environment, • Will the option encourage the creation of tranquil improve biodiversity and mitigate areas? against climate change. • Will the option ensure that people are not exposed to greater levels of noise? • Will the option help reduce light pollution? Social – the enhancement of the natural environment will support the community’s health and social well • Will the option protect and enhance the landscape being. character areas within the authority area? • Will the option protect and enhance the Authority’s Environmental – the objective natural urban greenspace? Will the option protect the AONB, AGLV, and SAC? 15 To protect and enhance contributes to the protection and • landscape character. enhancement of our natural • Will the option protect significant views? environment. • Will the option protect and enhance landscape character? Economic – character of the natural • Will the option protect the urban fringe? environment is a consideration within • Will the option protect the open countryside? “smart growth” as they are attractive areas to locate to.

• Will the option prevent fragmentation, increase connectivity and create more habitats? Social – the enhancement of • Will the option secure enhancement in biodiversity in biodiversity will support the all new development? community’s health and social well • Will the option continue to protect formally To conserve and enhance being. designated areas of nature conservation? 16 biodiversity. • Will the option take account of the effects of climate Environmental – the objective will help change on biodiversity? to conserve and improve biodiversity. • Will the option adequately defend and enhance protected species? • Will the option protect SSSI, SNCI and other designated biodiversity areas (eg SPA)?

Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October 2016 LC-254_Tandridge_SA Sites_13_071016RB.docx

Appendix B: Sites Assessment Table

Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October, 2016 Combined table sites_2_071016RB.docx

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16

scape

Housing Health Cultural Heritage Transport P. Developed Land Economics Employment C. Change Mitigation Natural Resources C. Change Adaptation Risk Flood Quality Water Contaminated land and soils quality Air Land Biodiversity Bletchingley

BLE 009 + - - - - O - O - O + - - - O -

BLE 011 + - O - - O - O + O + - - - O -

BLE 012 + - O - - O - O + O + - - - O -

BLE 016 + - - - - O - O - O + - - - O O

BLE 019 ++ - - - - O - O - O + - - - O O

BLE 020 ++ - - - - O - O - O + - + - O O

ENA 30 O O - - + O + O - O + - + - O O

Blindley Heath

BHE 007 ++ - - - - O + O - O - - - - - -

BHE 010 ++ - - - - O - O - O + O - - - O

BHE 013 + - O - + O - O - O + O +/ - O O

BHE 014 + - O - - O - O - O + O - - - O

BHE 009 + - - - - O - O - O + O - - - O

ENA 13 O O O - + O + O - O + O + O + O

ENA 20 O O O - + O + O - O + O + O + O

ENA 21 O O O - + O + O - O + O + O + O

ENA 26 O O O - + O + O - O + O +/ O + O

ENA 31 O O O - + O + O + O - - + O + O

Caterham and Whyteleafe

CAT 004 ++ ++ - ++ + O + O + O + - + + - -

CAT 007 ++ ++ - ++ - O + O + O + - - + O -

CAT 016 ++ ++ - ++ - O + O - O + - - + O O

CAT 019 ++ + O ++ - O + O + O + - - + O -

CAT 029 ++ ++ - ++ - O + O + O + - - + O -

CAT 038 ++ ++ +/ ++ - O + O + O + - - + O -

Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October, 2016 Combined table sites_2_071016RB.docx

CAT 039 ++ ++ - ++ - O + O - O + - - + - -

CAT 040 ++ ++ - ++ + O + O + O + - + + - -

CAT 041 + ++ - ++ + O + O + O + - + + O O

CAT 042 ++ + O ++ - O + O - O + - - + - O

CAT 044 + ++ O ++ + O + O + O + - + + O O

CAT 052 ++ + - ++ - O + O + O + - - + O O

CAT 054 ++ ++ O ++ - O + O + O + - + + O O

CAT 057 + ++ - ++ - O + O + O + - - + O -

CAT 060 + + - ++ + O + O + O + - - + - -

CAT 063 ++ + - ++ - O + O - O + - - + - -

CAT 076 ++ + O ++ - O + O + O + - - + O -

CAT 077 ++ - O ++ - O + O + O + - + + O O

WHY 010 ++ ++ - ++ - O + O + O + - - + O -

ENA 02 O O O ++ + O + O - O + - + + + -

Domewood

DOM 011 + - - - + O +/ O - O + + + - O O

DOM 012 ++ - - + - O - O - O + O - - - -

DOM 013 ++ - O + - O - O - O + O - - - O

DOM 014 ++ - - + - O - O - O + O - - - -

DOM 016 ++ - O + - O - O - O + O - - - O

DOM 017 ++ - O + - O - O - O + O - - - O

DOM 018 + - O - - O - O - O + O - - O O

ENA 16 O O O - + O + O - O + + + - + O

ENA 19 O O - - + O + O - O + + + - + O

ENA 27 O O - - + O + O - O + + + - O O

Dormansland

DOR 007 + - - + - O + O - O + O - + - O

DOR 008 ++ - - + - O + O - O + O - + O O

ENA 23 O O O - + O + O - O + +/ + - + -

Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October, 2016 Combined table sites_2_071016RB.docx

Felbridge

FEL 004 ++ - - + - O + O - O + - - O - -

FEL 008 + - O + - O + O - O + O - O O O

FEL 014 + - - + - O + O - O + O - O - O

ENA 22 O O O - + O + O - O + - + O + -

Godstone

GOD 001 ++ ++ - - - O - O + O + - - - - -

GOD 004 + ++ - - - O - O - O + - - - O -

GOD 008 + - - - - O - O - O + - - - O -

GOD 010 ++ ++ O - - O - O - O + - - - O -

GOD 017 + ++ - - - O - O - O + - - - O -

GOD 019 + ++ - - - O - O - O + - - - O -

GOD 021 + ++ - - + O - O - O + - + - + -

ENA 03 O O - - + O + O - O + - +/ - O O

ENA 04 O O O - + O + O + O - - + O O -

ENA 05 O O - - + O + O - O + - +/ O O O

ENA 06 O O - - + O + O - O + - + O O -

ENA 33 O O O - + O + O - O + - + O O -

Lingfield

LIN 005 ++ ++ - + - O + O - O + O - + - O

LIN 012 ++ ++ - + - O + O - O + O - + - O

LIN 020 ++ ++ O + - O + O - O + O - + - O

LIN 027 ++ ++ O + - O + O - O + O - + - -

LIN 031 ++ ++ O + - O + O - O + O - + - O

Oxted

OXT 006 ++ + - ++ - O + O - O + - - + O -

OXT 007 ++ + - ++ - O + O + O + - - + O -

OXT 016 + + + ++ + O + O + O + + + + ++ O

Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October, 2016 Combined table sites_2_071016RB.docx

OXT 020 ++ - O ++ - O + O + O + O - + - -

OXT 021 + - O + - O + O - O + O - + - -

OXT 022 + + - + - O + O + O + - - + +/ -

OXT 024 + + O ++ - O + O + O + - - + +/ -

OXT 025 ++ - O + - O + O - O + O - + - -

OXT 034 + + - ++ - O + O + O + - - + +/ -

OXT 035 ++ - O ++ - O + O - O + O - - O -

OXT 040 + - O + - O + O + O + O - + - -

OXT 046 ++ - - + - O + O - O - O - - - -

OXT 048 + - 0 + - O + O - O + O - + - -

OXT 052 + - O ++ - O + O + O + O - + - -

OXT 053 + - O + - O + O - O + O - - - -

OXT 054 + + - ++ - O + O + O + - - + +/ -

OXT 055 + + - + - O + O + O + - - + +/ -

OXT 056 + + - ++ - O + O + O + - - + +/ -

OXT 059 ++ - O + - O + O - O + O - - - -

OXT 061 + - O + - O + O + O + O - + - -

OXT 063 ++ - O + - O + O - O + O - + - -

OXT 065 ++ + O + + O + O + O + - + + +/ O

OXT 067 + - O + + O + O + O + + + + - -

OXT 068 ++ - O + - O + O + O + O - + +/ -

ENA 08 O O - + + O + O - O + + + + + -

Smallfield

SMA 004 ++ + - + - O + O + O + O - - - O

SMA 008 + + - + - O + O + O + O - - - O

SMA 009 ++ + - + - O + O - O - O - - O O

SMA 013 ++ + - + - O + O - O + O - - - O

SMA 014 ++ + - + - O + O - O + - - - O -

Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October, 2016 Combined table sites_2_071016RB.docx

SMA 015 + + - + + O + O + O - + + - O O

SMA 017 + - O - - O + O + O + O - - O -

SMA 018 + - - + - O + O + O + O - - O O

SMA 020 ++ + - + - O + O - O + O - - - O

SMA 021 ++ + - + - O + O + O - O - - - -

SMA 027 ++ + - + - O + O + O + O - - - O

SMA 030 ++ + - + - O + O - O + O - - - -

SMA 031 ++ + - + - O + O - O + O - - - -

SMA 032 + - - - - O + O - O + O - - O -

SMA 033 + - - + + O +/ O + O + + + - O O

SMA 034 ++ - - + - O + O + O - O - - O O

ENA 14 O O - - + O + O + O - + + - O -

ENA 15 O O - - + O + O + O + + + - + O

ENA 17 O O - + + O + O + O - + + - + O

ENA 32 O O - + + O + O + O - + + - O O

South Nutfield

NUT 008 ++ - - + - O + O - O + O - +/ O -

NUT 010 ++ - - + - O + O - O + O - +/ O -

NUT 012 + - - + - O + O + O + O - +/ O O

NUT 014 + - - + - O + O - O + O - +/ O O

ENA 09 O O O + + O + O + O + O + +/ O O

ENA 11 O O O + + O + O + O + O + +/ O O

ENA 28 O O - + + O + O - O + O + +/ O O

South Godstone

SGOD 005 ++ - - + - O + O - O + - - + - -

SGOD 006 + - O + - O + O - O + O - + O -

SGOD 009 ++ - - + - O + O - O + O - - - O

SGOD 013 + - O + - O + O - O + O - + O -

ENA 12 O O O + + O + O - O + - +/ - + -

Sustainability Appraisal for Tandridge District Council; Regulation 18 – Sites Consultation October, 2016 Combined table sites_2_071016RB.docx

ENA 24 O O O + + O + O - O + O +/ - O O

ENA 25 O O +/ + + O + O - O + O +/ + O O

Tatsfield

TAT 005 + - O - - O + O + O + - - O O O

Warlingham

WAR 005 ++ - - ++ - O + O + O + - - + O O

WAR 008 ++ ++ - ++ - O + O + O + - - + - O

WAR 011 + ++ O ++ - O + O + O + - - + - O

WAR 012 + ++ O ++ - O + O + O + - - + O -

WAR 016 + ++ O ++ + O + O + O + - + - O O

WAR 018 ++ - O ++ - O + O + O + - - + - O

WAR 019 ++ - - ++ - O + O - O + - - + O O

WAR 023 + ++ - ++ - O + O + O + - - + - O

WAR 025 + ++ O ++ - O + O + O + - - + O -

WAR 029 ++ ++ - ++ - O + O - O + - - + - -

WAR 032 + ++ O ++ + O + O + O + - + - O O

WAR 033 + - O - + O - O - O + - + O + O

WAR 034 + - O - + O - O - O + - + O + O

WAR 035 ++ + - ++ - O + O - O + - - + O -

Concept Areas

Blindley Heath ++ - O - - O + O +/ O - +/ +/ - - -

Burstow (Horne) ++ - - - - O + O - O O O - - - -

Copthorne ++ - O + - O + O +/ O - +/ +/ +/ - -

Hobbs Industrial ++ - - - +/ O + O +/ O - - + +/ +/ - Estate

Lambs ++ - - - +/ O + O +/ O + - + - - -

Lingfield ++ ++ - + - O + O +/ O - +/ +/ - - -

South Godstone ++ - O + - O + O +/ O - +/ +/ + - -

1 Bath Street Cheltenham GL50 1YE

T: 01242 525222

E: [email protected]

www.lepusconsulting.com

CHELTENHAM

Lepus Consulting t: 01242 525222 1 Bath Street w: www.lepusconsulting.com Cheltenham e: [email protected] Gloucestershire GL50 1YE