Policy DS1: Place shaping

1. The Council will require a high standard in the design and layout of new development. Proposals for new development should demonstrate that they will:

1. create buildings and places that are attractive with their own distinct identity;
2. respect and make a positive contribution to the street scene and the character of the area in which they are situated; and
3. pay due regard to the scale, height, proportions, building lines, layout, materials and other characteristics of adjoining buildings and land.

Impact on neighbours

2. Proposals for new development should demonstrate that they will achieve a satisfactory relationship to adjoining properties avoiding adverse and un-neighbourly impacts in terms of loss of privacy, daylight or sunlight, or overbearing effect due to bulk and proximity or outlook.

Accessibility

3. All new development will be designed to meet the needs of all users and be accessible to all. This includes the setting of the building in the wider environment, the location of the building on the plot, the gradient of the plot, transport infrastructure and public realm.

Landscaping

4. All new development should:

1. incorporate landscape to enhance the setting of the development;
2. avoid the loss of trees and other vegetation worthy of retention and supplemented with additional high quality planting, or where retention is not feasible or desirable provide for high quality replacement planting; and
3. provide for suitable boundary treatment to enhance the setting.

Crime

5. All new development will ensure maximum opportunities for natural security through layout and design to reduce opportunities for crime and antisocial behaviour. Secured by Design standards should be incorporated.

Safe, connected and efficient streets

6. All new development will be designed to:

1. ensure it connects appropriately to existing street patterns and creates safe and accessible spaces. Particular regard shall be given to maximise opportunities for pedestrian and cycle movement and the creation of a high quality public realm; and
2. deliver layouts which offer safe, attractive, legible and permeable routes which are suitable for all users, linking people with places through active and sustainable travel choices delivered to best practice standards.

Major developments and allocated sites

7. Given the size, function and proposed density of major developments, particularly those exceeding 50 dwellings, tall buildings and/or allocated sites on former Green Belt land, it may not always be desirable to reflect locally distinct patterns of development. These sites should create their own identity to ensure cohesive and vibrant neighbourhoods. High rise development in appropriate locations will be expected to be supported by a visual impact assessment and demonstrate a positive contribution to the skyline through its architectural merits. In Staines, the Masterplan will provide site specific guidance on the design of larger and tall buildings. On a case-by-case basis, it may be appropriate for larger developments to be shaped by a design panel review process at the applicant's expense, and in conjunction with the Council.

Indicator

Target

Data Source

Number of new developments achieving the "Built for Life" quality mark

N/A

Planning applications and appeals

Percentage of appeals allowed for applications originally refused for design reasons

Reduction in the percentage of appeals allowed that are considered to be poorly designed

Planning appeals

Alternative Option 1: Include a policy encouraging strong local distinctiveness and require developments to have regard to the local character and context. Consider the relationship between buildings, spaces and landscape as well as detailed design and materials. Refer to specific density figures similar to that in the existing Core Strategy.

Reject approach. Prescribing densities formally is likely to restrict the efficient use of land and as such there may be negative impacts on objective 4 in future.

Alternative Option 2: Include a policy encouraging strong local distinctiveness and require developments to have regard to the local character and context. Consider the relationship between buildings, spaces and landscape as well as detailed design and materials. Include a minimum density but do not set a maximum.

Preferred approach. Whilst design and character will need to be appropriate for the wider area, referring to specific density figures is likely to negatively impact the efficient use of land and may restrict creative solutions to maximising yield. Density measures using 'dwellings per hectare' alone are considered to inadequately fully account for a range of planning factors.

Alternative Option 3: Do not include a policy on place shaping. Have a more flexible approach to the design of the built environment and surrounds. Rely on the NPPF.

Reject alternative. This approach would limit the extent to which development takes account of the local context.

Policy DS2: Sustainable Design and Renewable/Low Carbon Energy Generation

1. Sustainable design and construction will be integral to new development in Spelthorne borough. All planning applications22 must include evidence that the below will be addressed:

1. Maximising energy efficiency and integrating the use of renewable and low carbon energy (demonstrated though an energy statement);
2. Maximise opportunities for passive solar gain and passive cooling through the orientation and layout of development;
3. Incorporate sustainable construction and demolition techniques that provide for the efficient use of minerals including a proportion of recycled or secondary aggregates, and encourage the re-use of construction and demolition waste at source or its separation and collection for recycling.
4. In residential development (including replacements, conversions and subdivisions) achieve water efficiency of 110 litres per person per day23 and where feasible provide rainwater harvesting techniques;
5. Flexibility and adaptability, allowing future modification of use or layout, facilitating future refurbishment and retrofitting;
6. Incorporate active electrical vehicle charging points in accordance with the latest guidance issued by Surrey County Council24;
7. Where CHP distribution networks already exist (or are proposed), new developments are required to connect to them or be connection-ready, unless it can be clearly demonstrated that utilising a different energy supply would be more sustainable or connection is not feasible;
8. Incorporate measures for the secure storage of cycles and storage of waste including recyclable waste;
9. Protect existing biodiversity and include opportunities to achieve net gains in biodiversity as well as greening of the urban environment;

2. Applications for all development will need to be accompanied by a Sustainable Construction Checklist.
3. Proposals for zero carbon development are strongly supported and the development of renewable, low and zero carbon and decentralised energy, including (C) CHP25 distribution networks, is strongly supported and encouraged.
4. All new buildings on greenfield sites are required to reduce carbon emissions by 20 per cent below the relevant Target Emission Rate (TER) set out in the Building Regulations 2010 (as amended) (Part L). This should be achieved through the provision of appropriate renewable and low carbon energy technologies in the locality of the development and improvements to the energy performance of the building.
5. Applications for major development are expected to include information setting out how the energy hierarchy has been applied and how sustainable design and construction practice will be incorporated. Smaller developments (including refurbishment, conversion and extensions to existing buildings) should include information proportionate to the scale of the development proposed.

[22] With the exception of applications for advertisement consent or prior notification

[23] through compliance with the Building Regulations which state that planning conditions can set the requirement to 110 litres rather than 125 litres.

[24 Currently incorporated in Surrey CC Vehicular and Cycle Parking Guidance (January 2018).

[25] * (C)CHP refers to both combined cooling heating and power (CCHP) and combined heating and power (CHP).

Indicator

Target

Data Source

Megawatts of installed small scale low and zero carbon energy capacity

Increase in number

Ofgem Feed in Tariff quarterly reports

Low and zero carbon decentralised energy networks

Increase in number

Planning applications and appeals

Number of new dwellings complying with higher water efficiency standard

All new homes to comply with standard

Building regulations final certificates

Alternative Option 1: Do not include a policy and consider proposals on a site by site basis, having regard to other policies in the local plan. Rely on the national policy and guidance.

Reject alternative. Such an approach is not considered to be appropriate as national policy requires us to consider the impact of renewable energy schemes. This approach offers less certainty to developers.

Alternative Option 2: Include a policy which requires a development's energy to be obtained from renewable/low carbon sources, connect to decentralised sources where reasonable, and support community led schemes.

Preferred approach. This approach provides more positive impacts in terms of pollution, climate change, transport and water.

 Policy DS3: Heritage, Conservation and Landscape

1. The Council will seek to preserve, conserve and enhance as appropriate the architectural, historic and landscape character of the Borough. The Council will also expect all new development proposals to make a positive contribution to the environment and local distinctiveness of the Borough.

Heritage

2. Proposals for development which may affect any heritage asset (designated or undesignated) will be required to demonstrate, through the submission of appropriate appraisals and investigations and in a Design and Access Statement, that the asset and its setting will be conserved and enhanced.
3. Proposals for new development which may harm any heritage asset (designated or undesignated) will only be granted where it can be demonstrated that the harm or loss of the asset is necessary to achieve other gains or substantial public benefits that outweigh the harm or loss having regard to all other possible options for retaining the asset.
4. The Council will keep under review all non-designated assets identified as being of local importance or distinctiveness and will, as necessary, identify new assets which contribute to the local character or distinctiveness of the area.
5. Where any heritage asset appears to be at risk, either through neglect, decay or other threats, and where its loss would cause significant harm, the Council will take appropriate action to secure the future of the asset through the identification of viable uses consistent with its conservation. It will also provide advice and work with owners to secure the enhancement of the asset and its setting for the benefit of the local character.

Conservation Areas

6. The Council will continue to preserve and enhance the character and setting of the existing conservation areas. The Council will expect proposals for new development to demonstrate that they will make a positive contribution to the setting and local distinctiveness of the conservation area and will preserve and enhance its character.

Landscape

7. Development which would have a significant detrimental effect on the landscape setting of the Borough will only be permitted where it can be demonstrated that the harm is outweighed by substantial public benefits or other benefits that outweigh the harm to or loss of the landscape setting.
8. The Council will ensure that, wherever possible, new development has full regard to the existing landscape character of the area, avoids harm, and provides for the positive enhancement of the landscape by the design, scale and setting of any new building.
9. The Council will work with its partners in the public, private and voluntary sectors to develop and secure the implementation of projects designed to improve and maintain the landscape, particularly areas which have become degraded, derelict or contaminated and where remediation is necessary to provide opportunities for landscape enhancement and public enjoyment.

Indicator

Target

Data Source

Number of buildings on EH Risk Register

No loss of Heritage Assets

UK Heritage at Risk Register

Number of buildings repaired and refurbished

No loss of Heritage Assets

Planning applications and surveys

Number of schemes in Conservation Areas providing positive enhancement

No loss of Heritage Assets

Planning applications and surveys

Area of land restored or enhanced

No derelict or degraded land

Survey and minerals and waste planning applications

Alternative Option 1: Do not include a local policy on heritage conservation and landscape. Instead rely on national legislation and guidance.

Discount option. This is not considered a feasible option. It is vital to protect the culture and heritage of the Borough, through maintaining good design practises and preserving historically important areas. This option does not have regard for the local context of Spelthorne.

Alternative Option 2: Include a policy on heritage, taking account of the local context. Encourage opportunities for enhancement and preservation of heritage assets. Recognise the value and role of conservation areas.

Preferred approach. This would support the protection and enhancement of the landscape, buildings, sites and features of archaeological, historical or architectural interest and their settings.