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Representation to Development Management Plan Regulation 19 Consultation

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Thakeham Homes February 2018 Representation to Development Management Plan Regulation 19 Consultation Redhill Aerodrome Prepared for: Thakeham Homes and Quintain Ltd savills.co.uk Representation to Development Management Plan Regulation 19 Consultation Redhill Aerodrome Contents 1. Executive Summary 2 2. Previous Representations 4 3. Site & Surroundings 5 4. Site Constraints & Opportunities 7 5. Pre-Submission Development Management Plan Consultation (Regulation 19) 14 6. Summary of Benefits 22 7. Conclusion 26 Appendix 1 Indicative Delivery Timeline Appendix 2 Letter from Chris Grayling Appendix 3 Indicative Masterplan Documents included in submission: Area of Technical Assessment (THH001_022_B) Vision Document prepared by David Lock Associates January 2018 Flooding Drainage Topic Paper prepared by WSP January 2018 Air Quality Topic Paper prepared by WSP January 2018 Landscape & Visual Baseline Appraisal & Landscape Capacity prepared by Davies Landscape Architects October 2017 Green Belt Review prepared by Davies Landscape Partnership October 2017 Green Belt Review Addendum prepared by Davies Landscape Partnership February 2018 Ecological Deliverability Assessment (EAD Ecology, November 2016) Review of Transport Feasibility prepared by WSP October 2017 Review of Infrastructure Feasibility prepared by WSP October 2017 Thakeham Homes February 2018 1 1. Executive Summary 1.1. This representation is submitted on behalf of Thakeham Homes the lead promoter of Redhill Garden Community, and Quintain Ltd, in respect of the Reigate & Banstead Borough Council (RBBC) Pre- Submission Development Management Plan (DMP). 1.2. Thakeham Homes and Quintain are broadly supportive of the Regulation 19 DMP in respect to the land at Redhill Aerodrome including the safeguarding of the Site under Policy MSL2. 1.3. A number of technical objections to the DMP, as currently drafted, are raised with respect to the inclusion of an Area Action Plan (AAP) as a mechanism to deliver the new settlement alongside Tandridge District Council (TDC) and the need to increase the area of safeguarded land identified under policy MSL2 and SAS1. Redhill Garden Community Vision 1.4. A Garden Community at Redhill Aerodrome provides an unprecedented opportunity to create a highly sustainable well-planned Garden Community providing housing development, economic growth and strategic infrastructure in the heart of the Coast to Capital Corridor. The Aerodrome is also in an ideal location, able to provide sustainable connections to strategic employment locations and the wider surroundings via new and integrated public transport. 1.5. It is Thakeham Homes and Quintain vision is to create a thriving new place where local people will want to live and work. This will comprise circa 8,000 dwellings and a wide range of services, facilities and infrastructure to support new homes and businesses. At present, this includes: A mixture of market housing for rent and build to rent, and affordable housing, consisting of a range of sizes and tenures to reflect local need including key worker housing; New highway infrastructure, including the delivery of a new junction on the Strategic Road Network (SRN) M23 and a strategic Link Road to the A23, improving the accessibility for local communities more widely across Surrey and Sussex thereby creating greater flexibility to assist in relieving existing and future congestion; Public Transport Hub, allowing sustainable, easy access and a fast connection to strategic and local employment areas including Redhill, Crawley, East Surrey Hospital and Gatwick Airport and the potential for integration of new technology vehicles; Provision of additional primary and secondary schools; New publicly accessible open spaces, including an extensive parkland through the heart of the Garden Community, landscaped for active leisure and recreation; A new District Centre providing higher order services, retail, employment space, social infrastructure, public transport hub and wider public realm and community infrastructure to serve the new community and those working within the new employment areas, all within a high street type setting; New Local Centres, providing mixed use retail services, convenience shopping, event spaces, healthcare and community facilities; A new business park providing for a range of employment opportunities; Delivery of employment and improved connections within the M23 corridor and Gatwick Diamond LEP; Dedicated storage, maintenance and landing area for the Air Ambulance close to the East Surrey Hospital and the strategic road network. Thakeham Homes February 2018 2 The expansion of East Surrey Hospital, providing more bed spaces, expanded treatment services, key- worker housing and more efficient parking and access; Delivery of a Healthy Town in line with the NHS guidance, supporting health and wellbeing. 1.6. The Area of Technical Assessment includes the East Surrey Hospital (ESH) campus, which is also being promoted by the Surrey & Sussex NHS Trust and is part of the wider development of Redhill Garden Community. The Hospital Campus is being promoted for release from the Green Belt and expansion and enhancement of the Hospital (see Section 5 below). The future development at ESH will be delivered as part of a comprehensive scheme in line with emerging Policy RED9. 1.7. At present it is proposed that the circa 8,000 units would be divided between the two local authorities 55% in TDC and 45% in RBBC. The proposed Redhill Garden Community will achieve the three dimensions of sustainable development: economic, social and environmental, as set out in paragraph 7 of the National Planning Policy Framework (NPPF). For further details of the Vision for Redhill Garden Community please see the enclosed Vision Document (January 2018). 1.8. The land at Redhill Aerodrome is considered to be the only location which can realistically deliver the required quantum of housing across RBBC & TDC, including circa 4,350 units in TDC and within RBBC 3,650 units. Alongside this the Site can deliver the infrastructure needed to create a sustainable community and to provide wider benefits for surrounding communities. The development will enhance the wider area by improving accessibility to infrastructure within a commercially desirable location to enhance the regional significance and potential for employment growth. The housing market in the area has sufficient unmet capacity to accommodate the delivery of significant new homes in this location and delivery in RBBC can begin post 2027, in line with the Local Plan Review. Tandridge District Council Emerging Local Plan 1.9. TDC has recently consulted on their Sites Consultation document (Regulation 18) as part of their emerging Local Plan, which included 4 potential Garden Village locations including Redhill Aerodrome. This consultation set out that TDC would bring forward a Garden Village via an Area Action Plan (AAP) and in the case of Redhill Aerodrome this would be via a Joint AAP with RBBC. This is strongly supported by Thakeham Homes and Quintain and the RBBC DMP should include a reference to this mechanism to allow for efficient and positive plan making to take place. Thakeham Homes February 2018 3 2. Previous Representations & Supporting Information 2.1. This representation is accompanied by the following documentation: Area of Technical Assessment (THH001_022_B) Vision Document prepared by David Lock Associates January 2018 Flooding Drainage Topic Paper prepared by WSP January 2018 Air Quality Topic Paper prepared by WSP January 2018 Landscape & Visual Baseline Appraisal & Landscape Capacity prepared by Davies Landscape Architects October 2017 Green Belt Review prepared by Davies Landscape Partnership October 2017 Green Belt Review Addendum prepared by Davies Landscape Partnership February 2018 Ecological Deliverability Assessment (EAD Ecology, November 2016) Review of Transport Feasibility prepared by WSP October 2017 Review of Infrastructure Feasibility prepared by WSP October 2017 Previous Representations 2.2. Savills, on behalf of Thakeham Homes, have previously promoted Redhill Aerodrome to both RBBC and TDC via the consultation stages of the DMP and TDC emerging Local Plan and regular joint engagement with the local authorities is ongoing. 2.3. This representation should be read alongside the previous submissions made including the following: Introductory submissions to TDC and RBBC (September 2016) Representation to RBBC DMP Regulation 18 consultation (October 2016) Representation to RBBC SHLAA (October 2016) Representation to TDC HELAA (October 2016) Representation to Local Plan: Sites Consultation (December 2016) Representation to RBBC HELAA (January 2017) Representation to TDC HELAA Update (March 2017) Submissions to RBBC and TDC on Highways and Economics (May 2017) Submission of new Area of Technical Assessment to RBBC and TDC (May 2017) Submission of updated concept plan, flooding and landscape evidence to RBBC and TDC (June 2017) Submission of Updated HELAA to RBBC (January 2018) 2.4. Quintain have also make numerous representations to RBBC which should be read alongside this representation. Thakeham Homes February 2018 4 3. Site & Surroundings 3.1. Redhill Garden Community is being progressed as part of a single promotion led by Thakeham Homes with development partners Quintain. The land subject to this representation is centred at the Redhill Aerodrome site, with a number of land parcels around the Aerodrome including the East Surrey Hospital (ESH) campus to the north west and land to
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