Redhill Aerodrome New Garden Community

Vision Statement NOVEMBER 2016 REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

2 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement Redhill Aerodrome New Garden Community Contents Our Vision 2 Headlines of the Proposal 3 The Site Today 4 Benefits of Development 6 Other Benefits 10 Redhill AerodromeGarden Community Principles 12 Master Plan Options 14 Who will Build this New Garden Community? 16 Delivery Timetable 16

New Garden Community 1 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement Redhill Aerodrome New Garden Community Our Vision Thakeham’s vision is to create a new garden community of ….. will be supported by strong neighbourhood approximately 4,500 homes, together with all the services, infrastructure, and will feature a neighbourhood centre with facilities and infrastructure that the community will need to convenience shopping, places to eat and drink, healthcare thrive. facilities, and spaces for people to meet and to hold events. There could also be one or two local centres with local Our Garden Community….. services and facilities.

….. will provide homes for people at all stages of their lives – Redhill Aerodrome straddles the boundary between starter homes, family homes, retirement homes. and Borough and Tandridge District and it can address the long-term housing needs of both Councils. ….. will be home to families, and it will be big enough to provide two new primary schools and a new secondary Redhill Garden Community has the potential to become a school. thriving new settlement where local people really want to live and work. ….. will be home to working people, with modern business premises.

….. will create a new strategic road link between the A23 and the M23.

….. will include public transport, cycle and walking connections to nearby railway stations, including new, frequent and high-quality bus services.

….. will be home to local wildlife, creating extensive and beautifully landscaped public open spaces where none currently exist, allowing a rich habitat to flourish.

2 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

Redhill Aerodrome A New Garden Community Headlines of the Proposal would include employment opportunities for New Garden Community Tandridge and for residents Lots of new Restoring the Redhill houses are Brook will reduce flood needed to meet risks across theRedhill area Aerodrome is “Available, New development will local needs complement the existing Deliverable and Achievable” – the pattern of settlements in Households in Reigate and Banstead three tests of planning soundness a mature landscape Borough and Tandridge District growing faster than the number of new homes A new woodland The new Garden Community would be the most sustainable solution to buffer will protect long-term, local needs for homes, the identity and Redhill Aerodrome could become schools, jobs facilities and services character of South a New Garden Community for ...Councils to lose Nutfield approximately 4,500 households just 0.7% of Green Redhill aerodrome has to Belt to meet long- term housing needs “A new strategic link road between the come out of the Green Belt A23 and the M23 will relieve area-wide to meet housing needs... congestion and improve connections” 3 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement Redhill Aerodrome New Garden Community The Site Today Redhill Aerodrome is ideally suited to become home to a New Garden Community.

Redhill Aerodrome is….. • South east of Redhill, • Previously Developed Land, • West of the corridor.

White Bushes and are to the south west, is south of the site along the A23.

The site is approximately 228 hectares of land within both Tandridge District and Reigate & Banstead Borough; it is Aircraft parking on the apron a previously developed site within the Green Belt with a considerable number of buildings and other structures. It is just 0.68% of the area of Green Belt in Tandridge and 0.76% in Reigate and Banstead.

There are no designated heritage assets within the site though there are listed buildings around the site that demand respect.

This previously developed site is an existing Aerodrome with runways and ancillary businesses in existing buildings of approximately 300,000 sq.ft ranging from large industrial aircraft hangars to Aerodrome terminal buildings and air traffic control tower. Existing Hangar buildings

4 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

The Bristows Helicopters Building There are internal roads and taxiways and three operational Brownfield Land runways.

The wider site is relatively flat and consists of open mown grass with very limited other vegetation or trees and poor wildlife habitats.

This open area of mown grass is at odds with the wider landscape of small fields with mature hedgerows and woodland blocks and belts.

The site is contained visually by mature trees and woodland and the local topography. Together these provide natural screening with limited views into the site.

Woodland, tree belts and slopes keep the site separate from South Nutfield.

The south eastern area of the site is partially in Flood Zone 2 and Flood Zone 3. Our initial investigations indicate that the areas of flood risk relate to a culvert that takes the Redhill Brook beneath the runways. The removal of this culvert would improve storm water management and would also reduce the flood risk to existing homes.

5 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement Redhill Aerodrome New Garden Community Benefits of Development Development of this site will improve strategic 1. A southern alignment with the least impact on the more The location of the Neighbourhood Centre/ Village Centre connections across the whole area, address flood risk and sensitive parts of the site in landscape and ecological is dependent on the route of this road. terms. protect the character and identity of South Nutfield. 2. A northern alignment that follows and crosses the Improvements to other road corridors would be made to Redhill Brook before running along the northern enhance capacity and safety where appropriate. boundary of the site. MOVEMENT 3. A third alignment would connect a northern M23 M23 junction with a southern link road. A Strategic Link Road A number of points of connection with the M23 motorway are currently being explored currently to determine the The overarching focus for movement is a strategic, high optimum location for a new junction that would be quality, east-west road corridor across the site to serve new designed to accommodate all traffic movements. development parcels and to provide area wide benefits.

This new road will: • improve strategic accessibility across a much wider area; • assist in relieving the more congested areas of Reigate and Redhill and the A23 corridor south of the site; • reduce the potential for ‘rat running’ traffic through surrounding villages.

The Link Road would join the M23 to the east via a new junction and improve connectivity of the East Hospital the A23 and communities to the west.

There are three potential options for the strategic link road, including:

6 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

Extending

Footpaths New & Cycleways Public Transport Hub

A23

At the western end of the site, potential routes to connect a strategic link road with the A23 are being considered to link SOUTH NUTFIELD with the existing road network surrounding the site and to serve the .

Public Transport

A new strategic east-west road link would enable existing bus Railway services to be enhanced and extended to serve development land parcels and the local rail stations. This will improve Motorway the overall accessibility to local community infrastructure A2044 Existing Roads and reduce journey times. Existing Paths

SOUTH WHITE New Strategic Cycling and Walking EARLSWOOD BUSHES M23 Road Link Cycle infrastructure would be improved to enhance the Fastway Service accessibility of local rail stations. As well as the connection Pedestrian/Cycle of existing footpaths and bridleways to one another there Connection is potential for local footpaths on the key routes to be upgraded to allow for use by cyclists. Connections can be Local Bus Route made by footpath and National Cycle Route 21 to local Foot/Cycle railway stations. A23 Connection to Station Site

SALFORDS 7 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

Managing New Open Spaces & Sustainable Flooding Urban Drainage on site systems and wider area The culvert below the runways FLOODING LANDSCAPE & ECOLOGY

Extensive areas of the site are affected by flooding at times One of the benefits of development of the site would be A key element of the new landscape framework will be of heavy rain, and this is recorded in the Environment the restoration of the open watercourse and the provision the protection of the identity and character of existing Agency’s flood maps. Parts of the site are currently of enhanced storm water storage areas to manage heavy communities by creating enhanced and extended landscape within Flood Zones 2 and 3 – areas of higher risk. water flows and reduce significantly the areas prone areas around them, particularly South Nutfield. to flooding, both within and outside of the site. This While some of this is a proper function of the Brook’s flood will have enormous landscape and ecological benefits, The aerodrome is a private site at present with no public plain and part of its ecological value, flooding appears to be creating new wildlife links along the Brook’s course, vital access. If a new Garden Community is created here, around made much worse by the culvert built to take the Redhill for water voles and fish and amphibians, for example, 40% of the land will become accessible green space open to Brook under the runways when the aerodrome was created. that are interrupted, by the culvert at present. existing and new residents alike by reconnecting footpath When there is prolonged heavy rain, the culvert does not networks interrupted for more than 80 years. have capacity to deal with the Brook’s flow and water comes Existing homes will be protected from flood risk. over the top flooding an extensive area albeit to a shallow The landscape framework will improve hugely the quality of depth. green open space on the site, including natural green space, parks, sport pitches and playgrounds, accessible to everyone.

The Garden Community will incorporate an integrated landscape and ecology design that will ensure that the ecological value of the site is significantly enhanced.

8 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

Key elements of the design will include: Landscape Framework Plan • Retention and buffering of local nature sites and existing woodland habitats; • Creation of green corridors that connect existing

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The character of South Nutfield will be protected and

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10 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

Potential for up to Extending approximately Council Tax Footpaths £60.3m NEW & Cycleways 4,500 INCOME Community Redhill Aerodrome Infrastructure HEALTHCARE New homes £12.3m Levy (CIL) FACILITIES

There could be: Managing New Open Spaces New & Sustainable Primary Flooding Urban Drainage Schools 1,853 £127m on site 2 permanent value added systems New jobs (directly) and Secondary (GVA) per annum wider area 1School average Improved Facilities at Railway Stations: Local & New 1,000 Cycle Regular Bus Public Neighbourhood Parking Service Transport permanent Hub Centres construction298 jobs (indirectly) jobs per year New Garden Community 11 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

1. Investment in facilities and 4. Mixed-tenure homes Garden services for the benefit of and housing types that Redhill Aerodrome the new community – the are genuinely affordable Community Garden Community will for everyone – this new include on-site facilities for Garden Community will Principles education, health, welfare, provide approximately New Garden Community community development, 4,500 new homes and will local shopping, recreation include affordable homes, This development will apply Garden City Principles and leisure, and local starter homes, family homes employment. Many of these and retirement homes with to a 21st century Garden Community. facilities will be owned and managed by, and on behalf a broad mix of sizes and types of property. The size of of, the whole community. the new Garden Community is an opportunity to meet The Town and Country Planning Association (TCPA) the needs of all members of the community. was established in 1899 by Ebenezer Howard, the 2. Strong vision, leadership founding father of Garden Cities, and remains the and community 5. A robust range of guardian of his Garden City Principles. engagement – Thakeham employment opportunities Homes is committed to in the Garden Community Thakeham and the project team have studied these working with existing itself, with a variety of jobs Principles very carefully and considered how they might communities and members within easy commuting be realised at Redhill Aerodrome. As a result, Thakeham of the new community distance of homes – On can commit to each and every one of the Principles in as they arrive to ensure site employment will be the planning, design, development and management of that the proposals evolve provided, both within local the new Garden Community on this site. and adapt to meet the and neighbourhood centres aspirations and needs of all local people. and specialist employment areas close to the M23. Redhill Aerodrome is also 3. Long-term stewardship perfectly located relative to a wide range of employment of assets – the potential opportunities at short commuting distance, including for a Community Trust, Redhill and Reigate, Gatwick Airport, Crawley, owned and managed by Brighton and London. The proposed development will the local community, improve connections to these locations with modes of is being explored to transport that are more sustainable. empower residents to take responsibility for their local environment and the services and facilities in their new community. 12 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

6. Beautifully and 8. Strong local cultural, 10. A strategic approach – the imaginatively designed recreational and shopping plan for this new Garden homes with gardens, facilities in walkable Community is not just combining the very best of neighbourhoods – there about what happens town and country living will be easy access to within the site boundary. to create healthy homes services and facilities The plan will be part of a in vibrant communities required by the new comprehensive strategy for – This is a key principle community, planned to the whole of each Council’s by which Garden be accessible as part of area and for how this new Communities are designed. walkable neighbourhoods development will integrate The plan for Redhill Aerodrome will include: where no one is more than a five minute walk away. with existing communities and deliver benefits for • ready access to a network of natural green spaces everyone within a wide area – new connections, new within and around the new community; 9. Integrated and accessible services and facilities, new accessible green space, more • provision of gardens and open spaces for every home; transport systems choice. And the plan will set out in full how this new Redhill Aerodrome• beautiful, well-proportioned and liveable homes using – walking, cycling community will be created, in stages, over an extended contemporary design and materials; and public transport development period. • innovation in building performance to minimize the networks connecting to environmental impacts of development; key destinations will be • investment in community development to maximize implemented from the very the enjoyment and engagement of those who choose beginning. The size of the to live here. new Garden Community means that every new 7. Development which resident will have a real, sustainable choice from day enhances the natural one. This will become a community much less reliant on environment – Today the driving by car. Aerodrome is a largely barren landscape with few trees, hedgerows or natural habitats. The development will deliver a much richer set of habitats across gardens within a new, rich landscape setting accessible to all. New Garden Community 13 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

Master Redhill Aerodrome Plan New Garden Community Options A New Garden Community can be developed in a number of different ways; the plan Option 1 will be developed with local people.

Three initial concept options have been produced to show how the Garden Community could be accommodated on the site while delivering Garden City Principles.

The concept options have been influenced by: • Potential noise impacts from the M23. • Existing watercourses. • Existing woodland and other sensitive environments. • A desire to improve the biodiversity on the site and increase high quality landscape spaces The need to PT create buffers to existing communities. NC NC • A desire to create a visual green link from the Green LC Sand Ridge across the site to the countryside to the south. • A desire to create east west green wildlife corridors across the site. • An extended and improved landscape setting for South Nutfield to prevent coalescence. • Minimising any adverse visual impact of the proposals.

14 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

Mixed Use Neighbourhood Centre Three Arch Road to new M23 junction Connected network of open spaces Public Transport Hub / Interchange NC PT link road Secondary School Structural planting Integration with wider local road Green buffers to South Nutfield network (public transport emphasis) Potential locations for Primary Schools Ancient Woodland Green buffers to existing development Public Rights of Way M23 junction related employment SuDS within open spaces Potential Housing areas Redhill AerodromeOption 2 Option 3

NC PT NC

PT

NC NC

These are only concept options. There will be extensive Key decisions that require further investigation and • A connection to the A23 in relation to the East Surrey opportunities for local communities, stakeholders and consultation include: Hospital, and Three Arch Road; statutory bodies to comment on and help refine the layout • The extent and form of flood control measures; • The route of a new strategic road through the heart of and design of the development. • The design of an extensive and accessible landscape the site; and, in relation to this framework for the development; • The location of a Neighbourhood Centre and associated • The location of a new junction on the M23; facilities; • The type, size and tenure of new homes. New Garden Community 15 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

Redhill AerodromeRedhillWho Aerodromewill Build this Delivery New Garden CommunityNew GardenNew Garden CommunityCommunity? Timetable This is a single site in a simple ownership This is a strategic project to address with a single, committed developer. It is: development needs over the long term.

We are currently working to deliver strategic new mixed- We have produced a draft delivery timetable to provide use developments across the South East, which include information on the likely timescales for delivery of the homes of a mix of tenures, community facilities, schools and proposed Garden Community. Available Deliverable Achievable specialist buildings for local charities. Our developments also include generous open and green spaces. The development of a new community of this scale will take time and commitment to ensure that the end result is a sustainable place for new residents that fits with the These are the three key tests of Planning Soundness. aspirations of local communities and provides wide ranging benefits to everyone. This new community would be delivered by Thakeham Homes in partnership with the local councils and the development community..

Thakeham has a proven track record of successfully delivering a diverse range of high quality developments. We have all the expertise and experience required to create a strategic, infrastructure-led development where people really want to live.

Thakeham frequently works with a wide range of partners, including local authorities, charities and affordable housing providers. Engaging with organisations within the communities we work in helps create developments that meet local needs. 16 Redhill Aerodrome REDHILL: A NEW GARDENNew COMMUNITYGarden Community - Vision Statement

2017 - 2018 2018 - 2019 2019 - 2020 2020 - 2021 2022 Onwards

Planning Promotion/ Potential Discharge of Start on Site – 300 dwellings 300+ dwellings DWELLINGS Local Plan Process Planning Application Conditions (over a two year period) per year

Core infrastructure Further detailed design of delivered for example Feasibility of infrastructure Outline and detailed design green and blue infrastructure Infrastructure phasing to INFRASTRUCTURE new secondary school, and development of strategy of key infrastructure to discharge reserved matters mitigate development impact primary schools, green spaces and planning conditions and employment area

Ongoing engagement COMMUNITY Engagement with communities Consultation and community throughout delivery and ENGAGEMENT during site promotion liaison on planning application operation of site

M23 Junction Open Planning Works Included Construction Period NEW LINK ROAD Promotion/ in Highways Legal Agreements Feasibility CPOs & M23 JUNCTION Local Plan Planning England Further Detailed Design Drafting of Side and Process application Programme Submission Planning Main Road Orders Concept Permission Design Pre Draft S106 Application Implementation of wider Feasibility assessment of Discussions Further detailed transport and highway Implementation of wider travel WIDER TRANSPORT access points and wider Outline and design of initiatives. Promotion of strategy, new link road and INFRASTRUCTURE impacts. Development of detailed design infrastructure potential footpath diversion m23 motorway junction wider travel strategy orders. Access to local roads

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