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Guildford Borough Council

Proposed Submission Local Plan: strategy and sites 2017

Proposed Submission Local Plan: strategy and sites 2017 - Part 1: Policies

Policy S2: Planning for the borough - our spatial development strategy

Introduction

4.1.5 Our development strategy for the plan period is based on national planning policy, with recognition of environmental constraints and the availability and viability of land for development.

4.1.6 Our preference is to focus growth in the most sustainable locations, making the best use of previously developed land (including in the Green Belt if appropriate). These locations are:

  • Guildford town centre
  • urban areas
  • inset villages
  • identified Green Belt villages.

4.1.7 There will also be opportunities for rural exception sites which are small-scale developments providing affordable homes in locations where new homes would not usually be appropriate.

4.1.8 Whilst these sustainable locations are our preferred locations for new development, they are unable to accommodate all of the new development we need. We will therefore release allocated land for development in other areas. These include:

  • countryside beyond the Green Belt around Ash and Tongham
  • urban extensions to Guildford and Ash and Tongham
  • new settlement at the former Wisley airfield
  • development around villages (including some expansion).

4.1.9 These will be phased according to deliverability and identified need. We anticipate that smaller allocated sites will provide the majority of supply in the first five years. Larger development sites, including the strategic development sites, will deliver the majority of new development in the 6-10 and 11-15 year periods of the plan. The strategic development sites are:

  • North Street redevelopment
  • Slyfield Area Regeneration Project
  • Gosden Hill Farm
  • Blackwell Farm
  • Former Wisley airfield
 POLICY S2: Borough Wide StrategyPlanninng for the Borough - our spatial development strategy

(1) During the plan period (20153-343), we will make provision for at least 13,86012,426 new homes, 37,20036,100 - 47,20043,700 sq m of office and research and development (B1a and b) floorspace, and 4.73.7 - 5.34.1 hectares of industrial (B1c, B2 and B8) employment land and 41,000 sq m of comparison retail floorspace. to help meet the needs for new homes, supoprt the economy and supply 3,200 additional class B jobs.

(2) The delivery of homes is expected to increase over the plan period, reflective of timescales associated with the delivery of strategic sites and infrastructure. The housing target each year is as set out below, however, this is not a ceiling, and earlier delivery of allocated sites will be supported where appropriate, subject to infrastructure provision.

(3) We will identify 4 43 permanent pitches for Gypsies and Travellers and 4 6permanent plots for Travelling Show people (as defined by Planning Policy for Traveller Sites) within Guildford borough between 20172 and 203417. Between 2017 and 2027 an additional 30 pitches and 2 plots will be permitted or any new target as identified within an updated Traveller Accommodation AssessmentWhilst the needs of Gypsies, Travellers and Travelling Showpeople who do not meet the planning definition fall outside this allocation, in order to meet their assessed needs we will seek to provide 41 permanent pitches for Gypsies and Travellers and 4 permanent plots for Travelling Showpeople who do not meet the definition. We will also seek to make provision for 8 permanent pitches to meet potential additional need of households of unknown planning status.

Annual Housing Target

Year

Housing number

Year

Housing number

2018/2019

500

2026/2027

700

2019/2020

550

2027/2028

700

2020/2021

600

2028/2029

785

2021/2022

600

2029/2030

790

2022/2023

700

2030/2031

790

2023/2024

700

2031/2032

790

2024/2025

700

2032/2033

790

2025/2026

700

   

 

Year

Housing number

Year

Housing number

2019/2020

450

2027/2028

700

2020/2021

450

2028/2029

700

2021/2022

500

2029/2030

800

2022/2023

500

2030/2031

810

2023/2024

500

2031/2032

850

2024/2025

550

2032/2033

850

2025/2026

600

2033/2034

850

2026/2027

700

   

 

4.1.9a The figures set out in the Annual Housing Target table sum to a total of 12,426 homes. This is lower than the total supply of homes identified in the Land Availability Assessment as having potential to be delivered over the plan period. This buffer builds flexibility into the plan and demonstrates that our strategy is capable of delivering the target. It also adopts a phased target that gradually increases over time rather than the same annualised target of 654 homes each year. This is due to the likely rate of delivery, particularly on the strategic greenfield sites, which is dependent upon the delivery of necessary infrastructure expected to occur towards the end of the plan period.

4.1.9b This phased approach is necessary in order to ensure that the Council is able to demonstrate a rolling five-year supply of housing from the date of adoption, as required by national policy. This will also take account of both the deficit accrued until that point and includes a 20 per cent buffer moved forward from later in the plan period. Without a rolling five-year supply of homes, relevant policies for the supply of housing would not be considered up-to-date.

4.1.10 This is still a higher level of development than experienced in Guildford borough during the previous Local Plan period, and represents an increase in new homes and employment floor space in line with the aims of NPPF and, NPPG, our Economic Strategy, and the best available information on the likely levels of development required byto 20343. The phased approach is related to assumptions on the most likely rate of delivery only and do not in any way preclude the earlier delivery of these sites where this is sustainable to do so.

4.1.11 Further details of the sites that are considered to be key to delivering the strategy are provided in the site allocations policy of the Local Plan and shown The Local Plan will deliver the following development between 2018 and 2033, as shown in Table 1 and on the Policiesy Mmaps. This represents the remaining fifteen years of the plan period from the date of adoption. The key infrastructure requirements on which the delivery of the plan depends is set out in the infrastructure schedule included as Appendix C. Details of all the sites that are expected to be delivered from now until the end of the plan period are set out in These figures are current at the time of writing and based on the Council's 2016 latest Land Availability Assessment.

 4.1.12 Table 1 shows a number of new homes that is greater than the figure in the policy. This is to build flexibility into the plan and demonstrate that our strategy is capable of delivering the target. Further details of these and other sites are provided in the site allocations policy of the Local Plan.

4.1.13 The established hierarchy of retail and service centres is set out in Table 2.

Table 1- Planned Delivery between 2018 and 2033

Settlement

Homes (net increase)

Employment floor space (sq m)

Additional

retail (comparison and convenience) floor space (sq m)

Delivery period (years)

Guildford Town Centre

1,172

3,000

48,000

1-15

Guildford urban area (excluding Town Centre, including SARP)

1,570

8,500

0

1-15

Ash and Tongham

91

0

0

1-15

Inset villages and infill development within identified Green Belt villages

431

7,000

200

1-15

Rural exception housing

90

N/A

NA

1-15

Previously developed land in the Green Belt

 

299

 

 

TBC**

 

NA

 

1-15

 

Ash and Tongham strategic location of growth

1241*

0

0

0

Urban extensions to Guildford including- Gosden Hill Farm, and Blackwell Farm (Policies A25 and A26)

 

 

3,940

 

 

47,000

 

 

2,200

 

 

1-15

 

 

Former Wisley airfield Policy A35)

2,100

4,300

1,100

1-15

Normandy and Flexford village expansion (Policy A46)

1,100

0

700

1-15

Village extensions (including Ash Green southern site)

993

0

0

1-5

Windfall

625

   

1-15

 *The figure of 1,241 takes account of a recent permission for 56 homes, which is counted in the LAA (2016) as future provision, rather than with permission and outstanding. 

**We expect additional development will come forward at the Pirbright Institute but the exact amount is to be
confirmed. Consideration will be given to its employment generating potential.

Table 2- Hierarchy of retail and service centres

Type of Centre

Location

Function

Town centre

Guildford town centre

A retail and service centre of sub-regional importance, providing retail, food and drink, leisure and culture and employment opportunities to a wide area.

 District centres

Urban

•       Wharf Road, Ash

Rural

•       Station Parade, East Horsley

•       Ripley

These three areas function as district centre because of the number and range of retail, services and community uses.

Local centres

20 Local Centres, of which 14 are in towns, and six are in rural areas

14 urban Local Centres:

•       Aldershot Road, Westborough

•       Collingwood Crescent, Boxgrove

•       Kingpost Parade, London Road, Burpham

•       Epsom Road, Merrow

•       Kingfisher Drive, Merrow

•       Madrid Road, Guildford Park

•       Southway, Park Barn

•       Stoughton Road, Bellfields

•       The Square, Onslow Village

•       Woodbridge Hill, Guildford

•       Woodbridge Road, Guildford

•       Worplesdon Road, Stoughton

•       Ash Vale Parade, Ash

•       The Street, Tongham

Six rural Local Centres:

•       Bishopsmead Parade, East Horsley

•       Effingham

•       Fairlands

•       Send

•       Shalford

•       Shere

The borough’s local centres range from the small centres with only five to 10 commercial premises or public facilities such as library or village halls, through medium sized local centres with between 10 and 15 premises, to large local centres, such as Woodbridge Hill in Guildford which has 29 units.

The smaller ones function to provide for everyday retail and service needs for the local population of that immediate area. Some of the larger ones also include a number of more specialist comparison shops.

Future new urban   local centres

New local centres will be built as part of mixed-uses strategic developments at Gosden Hill, the former Wisley airfield, Blackwell Farm, and Normandy and Flexford. The location of each will be determined by planning application.

When developed, the new local centres will be designated as new Local Centres in the Local Plan review.

 

 

4.1.14     Small parades of shops in towns and villages, and Ladymead Retail Park in Guildford, are not designated centres.

Key Evidence

  • Employment Land Needs Assessment (ELNA) (Guildford Borough Council, 20175)
  • West Surrey Strategic Housing Market Assessment (SHMA) (Guildford Borough Council, 2015) and Guildford Addendum Report 2017
  • Land Availability Assessment (Guildford Borough Council, 20165)
  • Retail and Leisure Study Update 2014 (Guildford Borough Council, 2015) and Addendum 2017
  • Traveller Accommodation Assessment (Guildford Borough Council, 2017)

Housing Needs Assessment

Traveller Strategic Housing Land Availability Assessment 2014

 

Monitoring Indicators

Indicator

Target

Data source

The number of new homes permitted and completed each year

In accordance with the housing target set out in policy S2.12,426 homes over the plan period (2015 – 2034)

Planning applications and appeals and building completions data

The amount of employment floor space by type completed over the plan period

37,200 47,200 sq m over the plan period

Planning applications and appeals

The number of Traveller pitches and Travelling Showpeople plots

58 43 permanent pitches for Gypsies and Travellers and 86 permanent plots for Travelling Show people between 2012 and 2017 and 2034 30 pitches for Gypsies and Travellers and 2 permanent plots for Travelling Show people between 2017 and 2027 or any new target as identified within an updated Traveller Accommodation Assessment.

Planning applications and appeals

 Please note employment and retail floor space is monitored as part of Policy E1 and Policy E7
respectively.