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Guildford Borough Council

Submission Local Plan: Strategy and Sites - Main Modifications

Submission Local Plan: Strategy and Sites - Main Modifications - Part 3: Appendices

Appendix A: Glossary

A uses

These are defined in the Use Classes Order 1987 (as amended):

A1 Shops: Retail sale of goods other than hot food, post offices, ticket and travel agencies, sale of sandwiches or other cold food for consumption off the premises, hairdressing, funeral directors, display of goods for sale, hiring shops, dry cleaners, internet cafes

A2 Financial and professional services: Financial services, professional services (other than health or medical services)

A3 Restaurants and cafes: For the sale of food and drink for consumption on the premises

A4 Drinking establishments: Use as a public house, wine bar or other drinking establishment

A5 Hot food takeaways: Use for the sale of hot food for consumption off the premises.


Affordability of housing is generally reported using the ratio of lower quartile house price to lower quartile earnings. This is the government's favoured indicator for affordability, as affordability is most likely to be an issue for people such as first time buyers, whose wages are lower.

The higher the ratio, the less affordable housing is (it is in effect how many time a person's salary would be needed to buy a home). Data sources are the Annual Survey of Hours (ASHE) and Earnings (ONS) and HM Land Registry.

Affordable Housing

Housing for sale or rent, for those whose needs are not met by the market (including housing that provides a subsidised route to home ownership and/or is for essential local workers); and which complies with one or more of the following definitions:

a) Affordable housing for rent: meets all of the following conditions: (a) the rent is set in accordance with the Government's rent policy for Social Rent or Affordable Rent, or is at least 20% below local market rents (including service charges where applicable); (b) the landlord is a registered provider, except where it is included as part of a Build to Rent scheme (in which case the landlord need not be a registered provider); and (c) it includes provisions to remain at an affordable price for future eligible households, or for the subsidy to be recycled for alternative affordable housing provision. For Build to Rent schemes affordable housing for rent is expected to be the normal form of affordable housing provision (and, in this context, is known as Affordable Private Rent).

b) Starter homes: is as specified in Sections 2 and 3 of the Housing and Planning Act 2016 and any secondary legislation made under these sections. The definition of a starter home should reflect the meaning set out in statute and any such secondary legislation at the time of plan-preparation or decision-making. Where secondary legislation has the effect of limiting a household's eligibility to purchase a starter home to those with a particular maximum level of household income, those restrictions should be used.

c) Discounted market sales housing: is that sold at a discount of at least 20% below local market value. Eligibility is determined with regard to local incomes and local house prices. Provisions should be in place to ensure housing remains at a discount for future eligible households.

d) Other affordable routes to home ownership: is housing provided for sale that provides a route to ownership for those who could not achieve home ownership through the market. It includes shared ownership, relevant equity loans, other low cost homes for sale (at a price equivalent to at least 20% below local market value) and rent to buy (which includes a period of intermediate rent). Where public grant funding is provided, there should be provisions for the homes to remain at an affordable price for future eligible households, or for any receipts to be recycled for alternative affordable housing provision, or refunded to Government or the relevant authority specified in the funding agreement.

Social rented, affordable rented and intermediate housing, provided to eligible households whose needs are not met by the market. Eligibility is determined with regard to local incomes and local house prices and housing need in accordance with our allocations policy. Affordable housing should include provisions to remain at an affordable price for future eligible households or for the subsidy to be recycled for alternative affordable housing provision.

Affordable rented housing

In Guildford borough, affordable rent is 80% of market rent, or Local Housing Allowance (LHA) equivalent, whichever is lower. Although the Council requires this from developers and housing associations, rent is often lower than this for the Council's own new-build stock. For a full list and definitions of the types of housing classed as affordable, see the entry for Affordable housing.


"...Includes horticulture, fruit growing, seed growing, dairy farming, the breeding and keeping of livestock (including any creature kept for the production of food, wool, skins or fur, or for the purpose of its use in the farming of land), the use of land as grazing land, meadowland, osier land, market gardens and nursery grounds, and the use of land for woodlands where that use is ancillary to the farming of land for other agricultural purposes, " (S.336(1) 1990 Town and Country Planning Act.)

Allocated site / land

Land that is allocated by the development plan for particular use (s).


An allotment is an area of land, leased either from a private or local authority landlord, for the use of growing fruit and vegetables. In some cases, this land will also be used for the growing of ornamental plants.

Annual Monitoring Report (AMR)

The primary purpose of a monitoring report is to share information about the Local Plan and new development in Guildford borough.

We report on the progress of the new Local Plan, and how many new homes are being built and where. We also report how much new business and retail floor space we have granted planning permission.

Area of Great Landscape Value (AGLV)

An area designated by the County Council as being of high visual quality worthy of conservations.

Area of Outstanding Natural Beauty (AONB)

A nationally designated area for which the primary objective is conservation of the natural beauty of the landscape.

B uses

These are defined in the Use Classes Order 1987 (as amended):

B1: Business: Use for all of any of the following purposes:

(a) Offices other than in a use within class A2

(b) Research and Development

(c) Light industry

B2: General industrial - Use for industrial process other than one falling within class B1 (excluding incineration purposes, chemical treatment or landfill or hazardous waste).

B8: Storage or distribution - use for storage or as a distribution centre (including open air storage).


Standard, or a set of standards, used as a point of reference for evaluating performance or level of quality.

Best and most versatile agricultural land

Land in grades 1, 2 and 3a of the Agricultural Land Classification.


Biodiversity is the variability among living organisms from all sources including, among other things, terrestrial, marine and other aquatic ecosystems, and the ecological complexes of which they are part; this includes the diversity within species, between species and of ecosystems (source: UN Convention on Biological Diversity definition). Practically, the term is synonymous with both 'habitats and species', and 'wildlife'.

Brownfield land

This is a colloquial term. See definition of previously developed land.

Building regulations

Ensures that the policies set out in legislation regarding building standards are carried out. Building regulations approval is required for most building work in the UK.

Business incubation centres

Business incubation centres help new and startup companies to develop by providing services such as management training or office space. They often provide small services offices on short leases at lower rents.

C uses

These are defined in the Use Classes Order 1987 (as amended):

C1 Hotels: As a hotel or as a boarding or guest house where, in each case, no significant element of care is provided.

C2 Residential institutions: For the provision of residential accommodation and care to people in need of care (other than a use within class C3), a hospital, nursing home, residential school, college or training centre,

C2A Secure residential institutions: Secure residential accommodation, prisons and young offenders' institutions, detention centre, secure training centre, custody centre, short-term holding centre, secure hospital, secure local authority accommodation, military barracks.

C3 Dwelling houses: A dwelling house, used by a single person or by people to be regarded as forming a single household, not more than six residents living together as a single household where care is provided for residents; not more than six residents living together as a single household where no care is provided to residents (other than a use within Class C4).

C4 Houses in multiple occupation: Use of a dwelling house by between three and six unrelated residents. Note: Large HMOs of more than six people are unclassified, i.e. sui generis.

Climate change adaptation

Adaptations to buildings, places or environments that make them more resilient to, and potentially benefit from, expected changes in climate and weather patterns.

Climate change mitigation

Action to reduce the impact of human activity on the climate system, mainly through reducing greenhouse gas emissions.

Combined cooling heating and power (CCHP)

A power plant that generates electricity and useful heating and cooling simultaneously for distribution through a network providing power and heat to buildings. The lack of energy lost means the system is highly efficient. CCHP plants and distribution networks can work at a number of scales and can be powered by carbon based fuels, like oil and gas, or renewable fuels, like wood pellets. CCHP is often referred to as trigeneration and CCHP networks that serve multiple buildings may be referred to as district heating and cooling networks.

Combined heat and power (CHP)

A power plant that generates electricity and useful heat simultaneously for distribution through a network providing power and heat to buildings. The lack of energy lost as heat results in high efficiency. CHP plants and distribution networks can work at a number of scales and can be powered by carbon based fuels, like oil and gas, or renewable fuels, like wood pellets. CHP is often referred to as cogeneration and CHP networks that serve multiple buildings may be referred to as district heating networks.

Community Infrastructure Levy (CIL)

A tariff allowing councils to raise funds from the owners or developers of land undertaking new building projects in their area. The Council agreed the principle of preparing a CIL for Guildford borough in September 2011.

Comparison floor space

Shops selling non-food items including clothes, footwear, household goods, furniture and electrical goods that purchasers compare on the basis of price and quality before buying.

Conservation Area

An area designated as being of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance, designated by the local planning authority under the Listed Buildings and Conservation Areas Act 1990.

Conservation (for heritage policy)

The process of maintaining and managing change to a heritage asset in a way that sustains and, where appropriate, enhances its significance.

Convenience floor space

Shops selling goods such as food, newspapers and drinks that tend to be purchased regularly and for which convenience of purchases is therefore important i.e. a general store or newsagent.

Core strategy

The overarching Development Plan Document (DPD) that sets out a long- term vision and strategic policies an proposals for the District. After recent changes to planning system the Core Strategy for Guildford is now renamed as the Local Plan Strategy and Sites.

Corporate strategy

It is an overarching plan that sets out both our vision for the borough and our priorities that we will use to develop future strategies and plans.


Land outside the urban areas and not designated as Green Belt.

Countryside Strategy

A co-ordinated and planned approach to the countryside as recommended by the Countryside Agency.

Decentralised energy

Energy generation and distribution based around a localised area, as opposed to the national grid. Decentralised energy systems often use renewable and low carbon energy and include district heating/cooling systems.

D uses

These are defined in the Use Classes Order 1987 (as amended):

D1 Non-residential institutions: For the provision of any medical or health services, a crèche, day nursery or day centre, the provision of education, displaying works of art (not for sale), a museum, public library or public reading room, public hall or exhibition hall, for, or in connection with, public worship or religious instruction, as a law court.

D2 Assembly and leisure: A cinema or concert hall, a bingo hall, dance hall, swimming bath, skating rink, gymnasium and other recreations not involving motorised vehicles or firearms.

Defensible boundary

The NPPF states that Green Belt boundaries should be defensible, namely that they are defined clearly; using physical features that are readily recognisable and likely to be permanent (paragraph 85, bullet 6). This includes features such as woodlands, hedgerows, treebelts, waterways, highways and railway infrastructure.


Measurement of the number of dwellings within a hectare (dph).

Design brief

A document setting out the appropriate criteria for the design of development on a particular site. This may include indications relating to density, layout built form, materials and style. It may be prepared in association with a development brief.

Designated heritage asset

A World Heritage Site, scheduled monument, listed building, protected wreck site, registered park and garden, registered battlefield or conservation area designated under the relevant legislation.

Designated Rural Areas

National Parks, Areas of Outstanding Natural Beauty and areas designated as 'rural' under Section 157 of the Housing Act 1985.


The carrying out of building, engineering, mining or other operations in, on or under land, or the making of any material change in the use of any buildings or other land (Town and County Planning Act 1990 Section 55).

Development Brief

A document indicating various guidelines, criteria, constraints and information and requirements for the development of a specific site. It may be prepared in association with a design brief.

Development Management policies

The matters relating to site specific design issues including eg: access, amenity of neighbours, scale, the relationship of dwellings to each other and layout.

Development Plan

A set of documents, currently comprising the Guildford Borough Local Plan 2003, any adopted neighbourhood plans in the Guildford borough area, the Surrey Waste and Minerals Plans, and the saved policies in the South East Plan. The new Local Plan will form part of this when adopted (and will replace some of the policies of the existing Local Plan 2003). Section 54A of the Town and County Planning Act 1990 requires that planning applications and appeals be determined in accordance with the Development Plan unless material considerations indicate otherwise.

Development Plan Documents (DPD)

Policy documents that are subject to formal procedures.

Duty to cooperate

Local councils now have a duty to cooperate with their neighbouring councils and a set of prescribed bodies as defined by the Localism Act 2011 on planning issues that cross administrative boundaries, particularly those which relate to the strategic priorities.

District Heating/Cooling

A system that distributes heat from a central location to residential and commercial buildings, typically through pipes containing superheated water in a closed system. District heat is often combined with combined heat and power (CHP) where both energy and heat are provided from the same facility.


The species and habitat present in an area. A set of inter-related functions that allow each specie to exist.

Economic development

Development, including those within the B Use Classes, public and community uses and main town centre uses (but excluding housing development).

Edge of centre

For retail purposes, a location that is well connected and up to 300 metres of the primary shopping area. For all other main town centre uses, within 300 metres of a town centre boundary. For office development, this includes locations outside the town centre but within 500 metres of a public transport interchange. In determining whether a site falls within the definition of edge of centre, account should be taken of local circumstances.

Embodied carbon/energy

All the carbon or energy used to produce a material or product including the mining or harvesting of primary materials, processing, manufacture and transport.

Employment expansion

Where the main building(s) on site is (are) retained and the additional floor space is built.

Employment Land Needs Assessment (ELNA)

Technical study that identifies employment land to meet the needs of the borough.

Entry-level exception site

A site that provides entry-level homes suitable for first time buyers (or equivalent, for those looking to rent), in line with paragraph 71 of the NPPF.

Environment Agency

The Government agency charged with the protection of the environment.

Equalities Impact Assessment (EIA)

To analyse the potential and actual effects of a policy on vulnerable groups and make suitable modifications to reduce or avoid any negative impact.

Green Belt

A policy designation. Green Belt serves five purposes:

checking the unrestricted sprawl of large built-up areas, preventing neighbouring towns from merging into each other, assisting in safeguarding the countryside from encroachment, preserving the setting and special character of historic towns and assisting in urban regeneration by encouraging the recycling of derelict and other urban land.

Green economy

The economic sector devoted to products and services which are intended to minimize or repair harm to the environment e.g. the renewable energy sector and environmentally friendly construction materials.


The term greenfield was originally used in construction and development to reference land that has never been used (e.g. green or new), where there was no need to demolish or rebuild any existing structures.

Green infrastructure

A network of multi-functional green space that is capable of delivering a wide range of environmental and quality of life benefits for local communities.

Greenhouse gas (GHG)

Gases that are considered to be a major cause of global warming, including carbon dioxide, methane and nitrous oxide.


Naturally occurring water below ground level, used for water supply purposes and being the source for streams, rivers and ponds.

Gypsies and Travellers

Persons of nomadic habit of life whatever their race or origin, including such persons who on grounds of their own or their family's or dependents' educational or health needs or old age have ceased to travel temporarily, but excluding members of an organised group of travelling showpeople or circus people travelling together as such.

Habitable rooms

The main living rooms, bedrooms and kitchen of a dwelling.

Habitat Regulations Assessment (HRA)

The Habitats Directive provides legal protection for habitats and species of European importance. If a plan or project is likely to have a significant effect on internationally designated sites then the Council must undertake an Appropriate Assessment.

Heritage assets

A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions because of its heritage interest. Heritage asset includes designated heritage assets and assets identified by the local planning authority (including local listing).

Historic environment

All aspects of the environment resulting from the interaction between people and places through time, including all surviving physical remains of past human activity, whether visible, buried or submerged, and landscaped and planted or managed flora.


One person living alone or a family or a group of people living at the same address and sharing domestic facilities and housekeeping arrangements.

Housing market area

The general area within which people most often move house. These will typically cover the administrative areas of multiple councils.

Housing needs survey

Survey undertaken to ascertain the level, type and distribution of housing need within the borough.

Housing register

The Borough Council register of persons who qualify to be allocated housing accommodation under the Housing Act 1996.

Important open spaces

Areas of open space within or adjacent to settlements which are of amenity value to the public, clearly visible and important to the character of the settlement and the street scene.


Development of a small gap in an otherwise continuous built-up frontage, or the small-scale redevelopment of existing properties within such a frontage. It also includes infilling of small gaps within built development.


The services required to support development including highways, sewerage and utilities.


Where a village is excluded from the Green Belt boundary. Currently the villages in Guildford are washed over by the Green Belt and form part of it.

Intermediate housing

Intermediate housing is homes for sale and rent provided at a cost above social rent, but below market levels subject to the criteria in the Affordable Housing definition above. These can include shared equity (shared ownership and equity loans), other low cost homes for sale and intermediate rent, but not affordable rented housing. For a full list and definitions of the types of housing classed as affordable, see the entry for Affordable housing.

Land Availability Assessment (LAA)

Technical study assessing the potential of sites to accommodate development of different uses including residential, economic and retail in the future.

Listed Buildings

Buildings listed by the Secretary of State for Culture Media and Sport as being of special architectural or historic interest. (PPG 15 refers).

Listed buildings consent

Proposals to demolish a listed building or alter or extend it in any way that affects its character require listed building consent.

Local Housing Allowance (LHA)

LHA is the name for housing benefit for tenants of privately rented accommodation. LHA is a flat rate allowance towards rent costs, calculated based on the circumstances of the tenant (such as family size) and the broad area they live in. The scheme has been designed to pay the same amount to tenants with similar circumstances living in the same area. If a household's rent is less than the 'Valuation Office determined' LHA for the type of property, their claim will be assessed on their rental liability, not the LHA amount. If their rent is more than the LHA they will normally have to pay the extra themselves. Guildford borough is split between two LHA areas, one that includes the west of the borough, the other covering the majority of the borough.

Local Plan

A plan for development prepared by local planning authorities. It forms part of the development plan system set out in the Town and County Planning Act1990.

Local planning authority

The public authority whose duty it is to carry out specific planning functions for a particular area. All references to local planning authority apply to the district council, London borough council, county council, Broads Authority, National Park Authority and the Greater London Authority, to the extent appropriate to their responsibilities.

Local Transport Plan (LTP)

Under the Transport Act 2000, as modified by the Local Transport Act 2008, the local transport authority is required to prepare a Local Transport Plan (LTP) containing (a) their policies for the promotion and encouragement of safe, integrated, efficient and economic transport to, from and within their area, and (b) their proposals for the implementation of those policies.

Surrey County Council is the statutory local transport authority for the administrative county of Surrey, including Guildford borough. Surrey County Council's Local Transport Plan is called the 'Surrey Transport Plan'.

Main town centre uses

Retail development (including warehouse clubs and factory outlet centres); leisure, entertainment facilities the more intensive sport and recreation uses (including cinemas, restaurants, drive-through restaurants, bars and pubs, night-clubs, casinos, health and fitness centres, indoor bowling centres, and bingo halls); offices (including office open to the public); and arts, culture and tourism development (including theatres, museums, galleries and concert halls, hotels and conference facilities).

Minor development

Minor development is one where the number of dwellings to be constructed is between 1 and 9 inclusive. Where the number of dwellings to be constructed is not given in the application, a site area of less than 0.5 hectares should be used as the definition of a minor development. For all other uses, a minor development is one where the floor space to be built is less than 1,000 square metres or where the site area is less than 1 hectare.

Mixed use

A site that is developed for more than one use e.g. retail, residential, business, leisure etc.

Mobile Home

Caravan or other movable structure used as a dwelling.


To observe and review the progress and implementation of local planning policies. The local planning authority must prepare an annual monitoring report as part of the Local Plan.

National Planning Policy Framework (NPPF)

National planning document that sets out national planning policies which local policies which local policies are required to comply with.

National Planning Practice Guidance (NPPG)

Guidance provided by national government to support policies in the National Planning Policy Framework (NPPF).

New employment development

Development on a site not previously in an industrial, warehousing or business use.

Neighbourhood plans

A development plan covering a specific designated neighbourhood area. Neighbourhood plans are prepared by a parish council, or neighbourhood forum in non-parished areas. They help decide the outcome of planning decisions, along with the Local Plan, national policy and other considerations and can help decide, how the area should grow and develop and what should be protected.

Older people

People over retirement age, including the active, newly-retired, through to the very frail elderly, whose housing needs can encompass accessible, adaptable general needs housing for those looking to downsize from family housing and the full range of retirement and specialised housing for those with support or care needs.

Out of Centre

A location which is not in or on the edge of a centre but not necessarily outside the urban area.

Out of town

A location out of centre that is outside the existing urban area.

Outstanding planning permission

Development for which planning permission has been granted but has not yet been fully implemented.

Park and Ride

The provision of a car park on the edge of a settlement together with a bus service into the town / city centre intended to reduce private car journeys into the central area.


A piece of land of various sizes which generally accommodates one mobile home and one touring caravan, amenity and storage space, an amenity building and parking.


A piece of land of unspecified size accommodating Travelling Showpeople's caravans, trailers, mobile homes and sometimes equipment. Sometimes called a yard.

Previously Developed Land (PDL)

Also known as brownfield land. Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure.

This excludes: land that is or has been occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures; land in built-up areas such as private residential gardens, parks, recreation grounds and allotments; and land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time.

Primary material

Raw material, extracted or harvested, that has not been processed or used before.

Primary Shopping Area

Defined area where retail is concentrated.

Protected species

A species legally protected by wildlife legislation, including the Wildlife and Countryside Act (as amended) 1981, and the Conservation of Habitats & Species Regulations 2010.

Regional spatial strategy (RSS)

A regional planning policy document, the RSS for Guildford was the South East Plan 2009. This was abolished under the Localism Act 2011. The only policy relevant to Guildford that was retained is NRM6 relating to Thames Basin Heaths Special Protection Area.

Renewable energy

Energy produced from renewable sources, e.g. wind, water, plants or sunlight, rather than by burning fossil fuels (coal, gas and oil).

Rural business centre

A development providing small scale business units in a rural area and allocated as such on the Policies Map.

Rural exception sites

Small sites identified in rural areas used for affordable housing and to remain so indefinitely in order to meet local housing needs of rural communities where sites would not normally be used for housing due to other policies. A proportion of market homes may be allowed at the local authority's discretion, for example where essential to enable the delivery of affordable units without grant funding.

Safeguarded land

Safeguarded land is land between the urban area and the green belt that will not be developed unless required by a further review of the local plan.

Secondary material

Manufactured material that has already been used at least once before, and is to be used again. For example, concrete that is crushed and used again as secondary aggregates.

Section 106 Agreement

Legal agreement (Town and Country Planning Act 1990 as amended) between planning authorities and developers. Planning obligations required for a specific proposal to make a development acceptable in planning terms.

Sequential Test (flooding)

The Sequential Test ensures that a sequential approach is followed to steer new development to areas with the lowest probability of flooding. The aim is to steer new development to Flood Zone 1 (areas with a low probability of river or sea flooding), with higher risks zones 2 and 3 only considered if no other alternatives exist and an Exception Test is applied where necessary.

Sequential test (town centre uses)

Local planning authorities are advised to apply a sequential test to planning applications for main town centre uses that are not in an existing centre and are no in accordance with an up-to-date Local Plan. Applications for main town centre uses should be located in town centres, then edge of centre locations and only if suitable sites are not available should out-of-centre sites be considered. Preference is given to accessible sites that are well connected to the town centre.


A collection of dwellings forming a community, ranging in size from a small number of dwellings grouped together up to large cities of several million inhabitants.

Site of Special Scientific Interest (SSSI)

Sites notified by Natural England as being of national importance for wildlife or geological reasons.

Sites of Nature Conservation Importance (SNCI)

A local planning designation. It is an area (non-statutory) approved by the Surrey Nature Conservation Liaison Group as being of county or regional wildlife value, and designated through Council procedures.

Smart Growth

The Corporate Strategy (2016) highlights Guildford's role as a "smart growth" hub and establishes that one of the Council's key priorities is promoting innovation and growth in high value clusters, particularly to encourage economic growth through knowledge, innovation and creativity. This means helping business to improve their productivity without damaging our quality of life or environment.

Surrey Connects described Smart Economic Growth as driving sustainable economic growth through knowledge, innovation and creativity, with a focus on extracting 'more from less' so we can all benefit from a prosperous economy and a high quality of life.

Social rented housing

Social rented housing is owned by local authorities and private registered providers (as defined in section 80 of the Housing and Regeneration Act 2008), for which guideline target rents aredetermined through the national rent regime. It may also be owned by other persons and provided under equivalent rental arrangements to the above, as agreed with the local authority or with the Homes and Communities Agency.

Special Area of Conservation (SAC)

Areas defined by regulation 3 of the Conservation of Habitats and Species Regulations 2017 which have been given special protection as important conservation sites.

Special Protection Area (SPA)

Areas classified under regulation 15 of the Conservation of Habitats and Species Regulations 2017 which have been identified as being of international importance for the breeding, feeding, wintering or the migration of rare and vulnerable species of birds.

Strategic employment site

An employment site which provides at least 100 jobs, based in at least 1.5ha of land with 7,000 sq m of floorspace.

Strategic Environmental Assessment SEA)

/Sustainability Appraisal (SA)

Sustainability Appraisal is a tool for appraising policies to ensure that they reflect sustainable development objectives (that is, social, economic and environmental factors) and required by the Planning and Compulsory Purchase Act 2004 to be undertaken for Local Development Documents. Strategic Environmental Assessment is the environmental assessment of plans, policies and programmes, formally required by the European SEA Directive (2001/42/EC) and in the UK incorporated into the process of Sustainability Appraisal in respect of Local Development Documents.

Strategic Flood Risk Assessment (SFRA)

Technical study assessing the flood risk to an area from flooding from all sources, now and in the future.

Strategic Housing Market Assessment (SHMA)

Technical study analysing the level and type of housing need across a market area.

Strategic planting

The large scale landscaping treatment for a new development designed both to integrate it into the existing landscape and to give it an attractive character.

Sui generic uses

These are uses that do not fall into any specific use class. They are effectively in their own use class. Such uses include theatre, amusement arcade, funfair, launderette, sale of fuel, sale or display for sale of motor vehicles, taxi business or hire cars, scrapyard, hostel, waste disposal installation, retail warehouse club, night-club, casino, betting office, payday loan shop.

Suitable Alternative Natural Green Space (SANG)

Suitable Alternative Natural Green Spaces are green spaces (parks, woodlands, playing fields etc.) provided in areas where development could bring increased visitor pressure on Special Protection Areas (SPAs). They are a central element of the Council's Special Protection Area Strategy for the Thames Basin Heaths and aim to reduce pressure on the SPAs by providing attractive green spaces that people can use for recreation instead of the SPA.

Sustainable development

Whilst there is no definitive or legal definition of sustainable development, it is generally accepted that the 1987 Report of the World Commission on Environment and Development - the Brundtland Commission's definition is a reasonable one.

"Development that meets the needs of the present without compromising the ability of future generations to meet their own needs".

The NPPF states that the policies in paragraphs 18 to 219 [of the NPPF], taken as a whole, constitute the Government's view of what sustainable development in England means in practice for the planning system.

Sustainable Urban Drainage Systems/ Sustainable Drainage Systems (SUDS, SuDS)

A drainage system designed to reduce surface water flooding impacts from new development through the use of natural systems e.g. by creating ponds and swales and using permeable materials for hard surfaces.

Sustainable transport modes

Any efficient, safe and accessible means of transport with overall low impact on the environment, including walking and cycling, low and ultra low emission vehicles, car sharing and public transport.

Town centre

Area defined on the local authority's Policies Map, including the primary shopping area and areas predominantly occupied by main town centre uses within or adjacent to the primary shopping area.

References to town centres or centres apply to city centres, town centres, district centres and local centres but exclude small parades of shops of purely neighbourhood significance.

Unless they are identified as centres in Local Plans, existing out-of-centre developments, comprising or including main town centre uses, do not constitute town centres.

Traffic calming

Works to slow down and/or discourage motor traffic. These may include road humps, rumble strips, raised sections of road known as tables and "gateways" at the entrance to settlements.

Transit site

A permanent site with facilities provided for short-term temporary use by travellers on the move.


For the purposes of planning policy, "gypsies and travellers" means: Persons of nomadic habit of life whatever their race or origin, including such persons who on grounds only of their own or their family's or dependants' educational or health needs or old age have ceased to travel temporarily, but excluding members of an organised group of travelling showpeople or circus people travelling together as such (Planning Policy for Traveller Sites, August 2015).

Travelling Showpeople

Members of a group organised for the purpose of holding fairs, circuses or shows (whether or not travelling together as such). This includes such persons who on the grounds of their own or their family's or dependents' more localised pattern of trading, educational or health needs or old age have ceased to travel temporarily, but excludes gypsies and travellers as defined above. (Planning Policy for Traveller Sites, August 2015).

Tree Preservation Order (TPO)

An order made by a local planning authority under the Town and Country Planning Act 1990 which has the effect of preserving a tree, trees or woodlands in the interests of amenity.

Unallocated land

Land that is not allocated by the development plan for any particular use.


Urban areas are those with characteristics that are in keeping with towns or cities.

Vernacular architecture

The traditional architecture of an area, used typically for houses, cottages and farm buildings and constructed of locally available materials.


An individual development is said to be viable if, after taking account of all costs, it provides a competitive return to the developer and generates a land value sufficient to persuade the land owner to sell the land for the development proposed. In relation to a retail centre, viability refers to the centre's capacity to attract investment and to adapt to changing needs.

Village frameworks

A special designation for settlements of particularly complete historic character within which a more than usually restrictive planning policy towards residential development is considered appropriate.

Washed over

This is where a notation such as Green Belt covers a site or settlement and therefore the policies apply to areas that are 'washed over' or covered by the designation. Washed over is a term that was previously adopted by now superseded Planning Policy Guidance Note 2.

Wildlife corridors

Continuous green spaces which allow the movement of animals and the dispersal of plants through built up areas. These may include many different land types e.g. railway margins (used or disused), derelict land, hedgerows, playing fields, small woods and stream banks.


The development of unallocated housing sites which occurs throughout a plan period and which must be taken into account in determining the residual housing requirement for the plan.