Catesby Estates Selected To Promote Land In Horley
Apr 26, 2024
The site measures approximately 5.7 hectares (14.1 acres) and is located within the administrative boundary of Reigate and Banstead Borough Council and is around 1.8km north west of Horley town centre, 1.2km south west of Salfords and 3.5km south of Reigate.
Horley is identified as a key settlement, and the principal settlement in the southern part of the Borough, which is recognised as being sustainable in terms of accessibility to a range of facilities and services to meet the needs of residents and a priority location for growth and regeneration.
To the west of the site is Hoadley Road, which is the main access road to the Westvale Park contemporary development and is a wide tree lined street with pedestrian and cycle facilities, providing access off Bonehurst Road.
Other residential development constructed as part of Westvale Park is also located to the west.
To the north and east of the site is an existing watercourse and open land that is generally in agricultural use, as well as land within the wider ‘Land at Meath Green Lane, Horley’ site allocation.
This is site is located outside of the Green Belt and forms part of the wider ‘Land at Meath Green Lane, Horley’ Strategic Urban Extension that is allocated at Policy NWH1 of the Reigate and Banstead Development Management Plan (September 2019), for the delivery of approximately 75 dwellings.
Consequently, as the principle of development is accepted through the allocation, then the only outstanding matter relates to the timing of delivery.
Policy MLS1 controls the delivery of the Sustainable Urban Extension sites based on the annual Housing Monitor and states that permission will only be granted where it is predicted that there will be a shortfall in the five year housing land supply over the next year or the subsequent year.
It is acknowledged that the latest Housing Monitor published in June 2024 identified a supply position as at 31st March 2024 of 7.40 years and predicted a supply from April 2025 of 5.53 years.
There is therefore a predicted substantial fall in the five year housing land supply position between 2024 and 2025, which is a trend that is anticipated to continue when the next Housing Monitor is published in June 2025.
This is likely to show a housing land supply shortfall and require the release of the Sustainable Urban Extension sites to meet the housing need.
A housing land supply shortfall is also likely when the application of the new standard method is factored beyond the end of the plan period (as likely to be required when the new National Planning Policy Framework (NPPF) is published, as there will be a significant increase in the Borough’s housing requirement.
Currently, we are preparing an outline planning application for the site and this public consultation is an important part of developing our proposals.
An outline planning application seeks to establish whether the scale and nature of a proposed development would be acceptable to the local planning authority, before a second fully detailed planning application is put forward, which is called a Reserved Matters application.
Where outline permission has been granted, an application for the outstanding reserved matters can be submitted, i.e., the information excluded from the initial outline planning application. This will typically include information about the layout, landscaping and appearance of the development. No development can take place on site until the Reserved Matters application has been consented.
Both types of applications are required to undergo public consultation before submission. Statutory consultees for example the Environment Agency and the Highways Authority, and local residents will also have the opportunity to formally comment on the applications once they are submitted and registered with Reigate and Banstead Borough Council.
An outline application is a standard way of dealing with planning, and the granting of an outline planning permission does not preclude local stakeholders from commenting on a Reserved Matters application at a later stage in the planning process.
Our proposals include the retention and enhancement of existing trees and hedgerows where possible, alongside delivering new areas of ecological habitat including wildflower meadows and extensive tree planting within the proposed open space and landscape areas.
To date no evidence of badger activity or the presence of water vole or otter have been detected. Reptiles are also considered to be absent.
No evidence of bat presence has been detected in the existing buildings located towards the centre of the site. The activity and static surveys identified a moderate bat assemblage within the site, being concentrated in and around the central linear belt of trees.
Our assessment of the impacts of the proposals on the existing trees concludes that no mature, ancient, veteran or notable trees, no category ‘A’ or ‘B’ trees, and no trees of high landscape or biodiversity value are to be removed.
Initial analysis of the Bio-Diversity Net Gain (BNG) for the site shows that a 10% gain can be achieved for habitats, hedgerows and rivers, in line with the Environment Act 2021. Overall, there appears to be sufficient opportunity within the site to realise a gain in ecological value.
If planning permission is granted for our proposals, it would be accompanied by a legal agreement known as a S106 agreement requiring the housebuilder to make direct provision or financial contributions towards the improvement of local infrastructure. This could include things such as transport infrastructure, education, health and leisure.
In addition to the S106 legal agreement, a Community Infrastructure Levy charge development will also be paid to the Council to fund the provision and improvement of local infrastructure.
Catesby Estates has been selected as the preferred land promoter for a 13.83 acre greenfield site off Meath Green Lane, Horley, Surrey.
The site borders an urban extension which was allocated within the previous Reigate & Banstead Local Plan known as Westvale Park which provides a range of new homes and community facilities and is nearing build completion.
Andy Wright, Associate Land Director for Catesby Estates said; “We will be working closely with Reigate and Banstead Borough Council and other local stakeholders to bring this site forward to deliver a sensitively designed and sustainable residential development.”
Acting on behalf of the landowner was Ian Fowler at Savills (Guildford), and thanks to Laura Murphy at Eversheds for dealing with the legals on our behalf.
The site measures approximately 5.7 hectares (14.1 acres) and is located within the administrative boundary of Reigate and Banstead Borough Council and is around 1.8km north west of Horley town centre, 1.2km south west of Salfords and 3.5km south of Reigate.
Horley is identified as a key settlement, and the principal settlement in the southern part of the Borough, which is recognised as being sustainable in terms of accessibility to a range of facilities and services to meet the needs of residents and a priority location for growth and regeneration.
To the west of the site is Hoadley Road, which is the main access road to the Westvale Park contemporary development and is a wide tree lined street with pedestrian and cycle facilities, providing access off Bonehurst Road.
Other residential development constructed as part of Westvale Park is also located to the west.
To the north and east of the site is an existing watercourse and open land that is generally in agricultural use, as well as land within the wider ‘Land at Meath Green Lane, Horley’ site allocation.
This is site is located outside of the Green Belt and forms part of the wider ‘Land at Meath Green Lane, Horley’ Strategic Urban Extension that is allocated at Policy NWH1 of the Reigate and Banstead Development Management Plan (September 2019), for the delivery of approximately 75 dwellings.
Consequently, as the principle of development is accepted through the allocation, then the only outstanding matter relates to the timing of delivery.
Policy MLS1 controls the delivery of the Sustainable Urban Extension sites based on the annual Housing Monitor and states that permission will only be granted where it is predicted that there will be a shortfall in the five year housing land supply over the next year or the subsequent year.
It is acknowledged that the latest Housing Monitor published in June 2024 identified a supply position as at 31st March 2024 of 7.40 years and predicted a supply from April 2025 of 5.53 years.
There is therefore a predicted substantial fall in the five year housing land supply position between 2024 and 2025, which is a trend that is anticipated to continue when the next Housing Monitor is published in June 2025.
This is likely to show a housing land supply shortfall and require the release of the Sustainable Urban Extension sites to meet the housing need.
A housing land supply shortfall is also likely when the application of the new standard method is factored beyond the end of the plan period (as likely to be required when the new National Planning Policy Framework (NPPF) is published, as there will be a significant increase in the Borough’s housing requirement.
Currently, we are preparing an outline planning application for the site and this public consultation is an important part of developing our proposals.
An outline planning application seeks to establish whether the scale and nature of a proposed development would be acceptable to the local planning authority, before a second fully detailed planning application is put forward, which is called a Reserved Matters application.
Where outline permission has been granted, an application for the outstanding reserved matters can be submitted, i.e., the information excluded from the initial outline planning application. This will typically include information about the layout, landscaping and appearance of the development. No development can take place on site until the Reserved Matters application has been consented.
Both types of applications are required to undergo public consultation before submission. Statutory consultees for example the Environment Agency and the Highways Authority, and local residents will also have the opportunity to formally comment on the applications once they are submitted and registered with Reigate and Banstead Borough Council.
An outline application is a standard way of dealing with planning, and the granting of an outline planning permission does not preclude local stakeholders from commenting on a Reserved Matters application at a later stage in the planning process.
Our proposals include the retention and enhancement of existing trees and hedgerows where possible, alongside delivering new areas of ecological habitat including wildflower meadows and extensive tree planting within the proposed open space and landscape areas.
To date no evidence of badger activity or the presence of water vole or otter have been detected. Reptiles are also considered to be absent.
No evidence of bat presence has been detected in the existing buildings located towards the centre of the site. The activity and static surveys identified a moderate bat assemblage within the site, being concentrated in and around the central linear belt of trees.
Our assessment of the impacts of the proposals on the existing trees concludes that no mature, ancient, veteran or notable trees, no category ‘A’ or ‘B’ trees, and no trees of high landscape or biodiversity value are to be removed.
Initial analysis of the Bio-Diversity Net Gain (BNG) for the site shows that a 10% gain can be achieved for habitats, hedgerows and rivers, in line with the Environment Act 2021. Overall, there appears to be sufficient opportunity within the site to realise a gain in ecological value.
If planning permission is granted for our proposals, it would be accompanied by a legal agreement known as a S106 agreement requiring the housebuilder to make direct provision or financial contributions towards the improvement of local infrastructure. This could include things such as transport infrastructure, education, health and leisure.
In addition to the S106 legal agreement, a Community Infrastructure Levy charge development will also be paid to the Council to fund the provision and improvement of local infrastructure.
Catesby Estates has been selected as the preferred land promoter for a 13.83 acre greenfield site off Meath Green Lane, Horley, Surrey.
The site borders an urban extension which was allocated within the previous Reigate & Banstead Local Plan known as Westvale Park which provides a range of new homes and community facilities and is nearing build completion.
Andy Wright, Associate Land Director for Catesby Estates said; “We will be working closely with Reigate and Banstead Borough Council and other local stakeholders to bring this site forward to deliver a sensitively designed and sustainable residential development.”
Acting on behalf of the landowner was Ian Fowler at Savills (Guildford), and thanks to Laura Murphy at Eversheds for dealing with the legals on our behalf.
Apr 26, 2024
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