RBBC Local Character & Distinctiveness Design Guide Supplementary Planning Document Draft for Consultation November 2020 Table of Contents 1. Introduction .................................................................................................................. 5 Status ........................................................................................................................... 6 Purpose of the S P D ....................................................................................................... 7 How to Use This Guidance ........................................................................................... 7 2. Design Process ............................................................................................................ 8 Phase 1: Context Appraisal .......................................................................................... 8 Phase 2: Design ........................................................................................................... 9 Phase 3: Formal Planning .......................................................................................... 10 Phase 4: Delivery ....................................................................................................... 10 3. Policy Context ............................................................................................................ 12 National Policy Context ............................................................................................... 12 National Planning Policy Framework ................................................................................... 12 National Planning Practice Guidance .................................................................................. 12 National Design Guide ......................................................................................................... 13 Local Policy Context ................................................................................................... 14 4. Local Character and Distinctiveness ........................................................................ 16 Development of the Landscape .................................................................................. 16 Geology and Landform ........................................................................................................ 16 Landscape Areas ................................................................................................................. 17 Urban Settlements ...................................................................................................... 22 Banstead .............................................................................................................................. 23 Reigate................................................................................................................................. 24 Redhill .................................................................................................................................. 25 Horley................................................................................................................................... 26 5. Key Periods of Development and Character Areas ................................................. 27 Pre-Victorian Housing Including Village Centres ......................................................... 29 Victorian/ Edwardian including Town Centres ............................................................. 31 Residential Areas of Special Character (R A S CS) ....................................................... 32 1930s – 1950s Suburbia ............................................................................................. 41 1960s – 1970s Housing Development ........................................................................ 43 1980s – 1990s Estates ............................................................................................... 45 2000s – Most Recent Trends ...................................................................................... 47 6. Planning and Design Principles ................................................................................ 50 Key Design Principle 1: Designing Neighbourhoods ................................................... 51 Core Guidelines ................................................................................................................... 51 Car Parking & Access: Design and Layout.......................................................................... 53 Street Networks: Design and Layout ................................................................................... 55 Key Design Principle 2: Designing Buildings ............................................................... 60 Material Palette .................................................................................................................... 61 Roof Forms and Materials ................................................................................................... 63 Building Elements ................................................................................................................ 65 Other Elements .................................................................................................................... 70 Key Design Principle 3: Designing Landscapes .......................................................... 72 Biodiversity, Green Infrastructure & Landscape Protection ................................................. 72 Trees & Planting .................................................................................................................. 73 Landscape Structure ............................................................................................................ 76 Open Space ......................................................................................................................... 79 7. Case Studies .............................................................................................................. 80 Case Study 1 – One for One Replacement Housing ................................................... 81 Case Study 2 – Plot Sub-Division ............................................................................... 83 Case Study 3 – Infill Development to the Rear of Existing Housing ............................ 85 Case Study 4 – Detached House Replaced by Single Block of Flats .......................... 87 Case Study 5 – Mixed Use Development within a Historic Centre/ Town Centre ........ 90 Case Study 6 – Countryside Edge .............................................................................. 93 Case Study 7 – High Density Urban Intensification ..................................................... 96 Appendix .......................................................................................................................... 99 Appendix 1: Local Plan Policies .................................................................................. 99 Core Strategy ....................................................................................................................... 99 Development Management Plan (D M P) ............................................................................. 100 Appendix 2: Native Tree and Shrub Species ............................................................ 103 1. Introduction 1.1. Reigate & Banstead is a distinctive borough. It contains three main geological areas which historically have provided contrasting building materials together with a range of tree and shrub types, leading to its varied landscape character. The borough also fringes London, resulting in grand homes built in the nineteenth and early twentieth centuries for city businessmen; and stretches right down to the Sussex border. 1.2. The character and local distinctiveness of Reigate & Banstead is part of what makes the borough special. The borough has distinctive town centres, landscapes, parks, historic buildings, character areas, conservation areas, open spaces and listed buildings which all play an important role in defining the local sense of place, character and distinctiveness. 1.3. At a time when there is demand nationally for additional housing, it is important to ensure that development addresses the local character and distinctiveness of its surroundings in relation to its immediate vicinity and also the broad locality within which it is located, taking into consideration local topography and accessibility to local services. To ensure good standards of design for residential and mixed use developments, this draft Supplementary Planning Document (SPD ) has been produced to assist: • Landowners, developers and agents considering potential development proposals; • Householders considering residential conversions, alterations and extensions; • Designers drawing up schemes; • Developments Management Officers assessing the suitability of proposals when determining applications; and Figure 1: Intended users (source: Arun Design • Town and Parish Councils and Guide 2020) residents commenting on planning applications 5 Status 1.4. The draft SPD does not form part of the development plan and does not introduce new policy, but instead provides detailed guidance to accompany the policies in the Council’s Local Plan. Upon adoption, it is capable of being a material consideration in the determination of planning decisions. The diagram below explains the role of the SPD within the planning and development process. Figure 2: SPD in the