Surrey Heath Draft Local Plan Issues Options/Preferred Options, 2018

Housing Provision and Deliverability

3.13 To assess the housing need for Surrey Heath to 2032 the Council undertook a Strategic Housing Market Assessment 2016 (SHMA) with Hart and Rushmoor. This set out a figure of 382 dwellings per annum for Surrey Heath (for the period 2014-2032). The SHMA informs how many houses are required in the HMA and also in each local authority area. It also sets out the number of affordable homes needed, the mix of new homes and the need for specialist housing accommodation.

3.14 In September 2017, the Government published a consultation document 'Planning for the right homes in the right places'. This has now been taken forward in a new draft of the National Planning Policy Framework (NPPF), 2018. This puts forward a standard approach to assessing local housing need, in the interests of simplicity, speed and transparency. It is based on a formula that uses affordability ratios for 2016, and average household growth over the period 2016 to 2026 from the 2014 based household projections.

3.15 The Council's current Local Development Scheme indicates that the Surrey Heath Local Plan DPD will be submitted to the Secretary of State in September 2019. This will be some 18 months after the publication of the NPPF consultation and as such, it is envisaged that by September 2019, the Policies within the new NPPF will apply. As a result, the housing requirement set out within the Surrey Heath Issues and Options Draft of the Local Plan (Regulation 18 Stage) has been prepared on the basis of the proposed standard methodology for calculating local authorities' housing need, which indicates Surrey Heath to have an identified housing need of 352 dwellings per annum across a revised plan period of 2016 - 2032.

3.16 Whilst both approaches set out the housing requirement for the HMA and each Local Authority area it is recognised that this may not be the figure that is actually deliverable within a Local Authority area. The SHMA and the Government's standardised methodology does not take into account constraints, such as land availability, environmental constraints such as the Thames Basin Heaths Special Protection Area and Policy constraints, including the Green Belt. These constraints are recognised in the footnote 9 to paragraph 14 of the NPPF (2012) as a reason as to why a Local Authority may not be in a position to meet its housing requirement. This approach is also carried forward in the Draft NPPF (2018).

3.17 It is not considered at this stage that there are any overriding Exceptional Circumstances to warrant the alteration of Green Belt boundaries. This is because the Government sets out both in the current NPPF (2012) and the Draft NPPF (2018), that other alternatives, including asking our Housing Market Area partners (Hart and Rushmoor) and other neighbouring authorities to take any remaining unmet need should be considered in the first instance.

3.18 Surrey Heath Borough Council, through Duty to Co-operate, is engaged in ongoing discussions with our Housing Market Area partners in respect of meeting unmet housing need in Surrey Heath. A Statement of Common Ground has been signed by Surrey Heath, Hart and Rushmoor which sets out that the approach taken by the three authorities in their Local Plans will ensure that any unmet housing need within the Housing Market Area can be met over the plan period. This approach is taken forward in Hart's Pre-Submission Local Plan 2018 and reflected in Hart's Duty to Co-operate Statement.

3.19 With regard to any potential release of employment sites the Employment Land Review (2016) sets out that the difference between the identified land supply of office and industrial space and the forecast land requirement is finely balanced. The Council considers that there is no opportunity to release Strategic (Core) Employment sites or Locally Important Employment sites for housing. However a number of other sites currently in employment use have been identified as potential housing sites and these have been identified in the SLAA and included in the housing land supply.

3.20 Having regard to the outcomes of the actions taken and to land constraints the Council considers that the amount of housing that could be delivered in the Borough on an annual basis over the plan period (2016-2032) is 306 dwellings per annum. Therefore, having regard to the current NPPF (2012) and the Draft NPPF (2018), there is a recognition that our HMA partners will need to accommodate the Borough's unmet housing need.

3.21 Table 1 below indicates the components of the housing land supply for the period 2016-2032 as at October 2017.

Housing Land Supply

Housing requirement

352x16 (5,632)

Housing completions


Sites with planning permission or under construction


Allocations from Camberley Town Centre Area Action Plan and Local Plan 2000 not yet permitted


Small sites windfall allowance


Other Deliverable sites (SLAA sites that can be delivered in years 0-5 subject to planning permission)


Other Developable Sites (SLAA sites that can be delivered in years 6-15 subject to planning permission)




Outstanding Requirement to be met by HMA over the Plan period



Meeting Housing Need - Approaches to Housing Delivery

3.22 The preferred policy approach to delivering the annual housing requirement and an alternative approach are set out below.

3.23 The preferred approach seeks to provide the housing within settlement areas, on brownfield sites or on sites already identified or allocated in the current Local Plan (the Core Strategy and the Camberley Town Centre Area Action Plan). However the number of homes the Council needs to deliver over the new Local Plan period (2016-2032) means that the Council has had to identify land which is currently designated as Countryside beyond the Green Belt, this will mean a change to settlement boundaries in those areas. The release of countryside has been ascertained only through a detailed and very thorough review of this land across the Borough.

View the Countryside Beyond on Green Belt and Green Belt Site Appraisals studies, located on the evidence base page of the Council's website.


Policy Approaches to Housing Delivery

3.24 The preferred policy approach and an alternative approach to housing delivery are set out below. 

Preferred Policy Approach to Housing Delivery

The aim of this preferred approach is to ensure the new homes are delivered to meet the needs of the community in line with the overarching spatial strategy by having a policy that allocates the following sites in terms of delivery of net new homes:

Strategic Sites

  • Princess Royal Barracks (Deepcut) for the provision of circa 1,200 homes

Town Centre Sites

  • Ashwood House for the provision of 116 homes
  • London Road Block for the provision of circa 336 homes
  • Land east of Knoll Road for the provision of circa 100 homes
  • Camberley Station for the provision of at least 60 homes

Other Allocated sites

  • Woodside Cottage Bagshot for the provision of circa 40 dwellings
  • Heathpark Woods Windlesham for the provision of 140 dwellings
  • West End Reserve Sites for the provision of circa 450 dwellings (322 already committed)
  • Land at Half Moon Street Bagshot for the provision of 47 homes
  • Adult Education Centre France Hill Drive for the provision of circa 45 homes

Countryside Beyond the Green Belt Sites

  • Water's Edge Mytchett for the provision of 150 dwellings
  • Land west of Sturt Road Frimley Green for the provision of up to 100 dwellings

Within the period 2016-2032 the remaining housing figure will be delivered through sites within settlement areas, rural exception sites, *small scale development on previously developed land in the countryside and small scale development on previously developed land in the Green Belt.

A positive environmental impact will be sought from development

Alternative Approach to Housing Delivery

To only identify Strategic Sites and Camberley Town Centre sites. This approach would not recognise the other allocated sites that have been identified for the delivery of housing within the Borough.

*In general small scale development of previously developed land in the countryside or Green Belt refers to sites of 10 dwellings or less.   All sites which come forward will need to demonstrate there is no harm to the character of the Countryside and that there is no greater impact on the openness of the Green Belt than the existing development.


Preferred Policy Approach for Strategic Site at Deepcut

3.25 The former Princess Royal Barracks at Deepcut was allocated for housing in the Council's Core Strategy (2011-2028) A hybrid Planning Permission was granted in 2014 (12/0546). The development of the sites will be phased over the period 2017-2032 with delivery of 300 dwellings over the period 2017- 2022.

3.26 The preferred Policy for Development at Princess Royal Barracks (Deepcut) is set out below and reflects the most up to date approach to delivery. Regard will also need to be given to the Supplementary Planning Document for this site adopted by Surrey Heath Borough Council and Guildford Borough Council in 2011.

Preferred Policy Approach to Deepcut

The aim of this policy approach is to carry forward Core Strategy Policy CP4 having regard to approved design codes and conditions on the planning permission.

  • Provision will be made to support the implementation of the approved new housing development on land at Princess Royal Barracks, Deepcut. This site will provide some 1,200 net new dwellings alongside associated community infrastructure. This site is anticipated to deliver housing from 2019 onward.
  • New development on land at Princess Royal Barracks and on other sites within Deepcut should contribute toward the delivery of an expanded rural settlement at Deepcut which will create a new community that is vibrant, sustainable, comprehensive and well designed.
  • In particular new development will be required to contribute toward delivery of the following:

(i) A safe and high quality environment reflecting the rural nature of Deepcut's setting

(ii) Site specific Affordable Housing Strategy to be agreed as set out in the planning permission granted in 2014. With 35% being delivered in the first phases of development. Housing mix will reflect identified need

(iii) Plots for serviced self-build and starter homes to be made available on the remaining phases of the site.

(iv) Plots to enable small and medium builder to deliver homes to be made available in the remaining phases of the site

(v) Opportunities for local employment which may include provision of small business units

(vi) Improved provision of retail and associated Class A uses to create sustainable shopping patterns

(vii) An enhanced or new village centre

(viii) Provision of suitable community infrastructure including a new primary school, new health facilities, enhanced library provision and enhanced community hall provision.

(ix) Physical infrastructure that is climate change resilient in particular addressing the issue of ground and surface water flood risk and making provision for electric vehicle charging or other suitable technologies that arise through the Plan period

(x) Residential development shall achieve efficient use of resources in line with national requirements

(xi) New commercial or industrial development should achieve efficient use of resources in line with national requirements

(xii) Measures to reduce the impact of traffic upon and arising from Deepcut which will include reducing demand for travel, improved public transport provision, a safe integrated footpath/cycle route network linking to neighbouring settlements and key services and improvements to the surrounding highway network and other measures as set out in the Section 106 agreement including works to Deepcut Bridge Road

xiii) Measures to avoid new development having an impact upon the European Sites

(xiv) Measures to avoid new development having an impact upon the features and sites of local importance for biodiversity

(xv) Maintain the countryside gap between Deepcut and Heatherside and Deepcut and Frimley Green

(xvi) Open space as part of a wider green infrastructure network to include formal public open space and informal open space, including Suitable Alternative Natural Green Space (SANGs)

(xvii) Enhancement of the setting of and improved linkages to the Basingstoke Canal

(xviii) Measures to avoid new development having an impact upon the features and sites of heritage importance, including the Basingstoke Canal and St Barbara's Church.

Alternative Approach to Deepcut

No alternative approach. The preferred approach reflects existing policy and approved design guides and planning permission for the redevelopment of the Princess Royal barracks at Deepcut.


Non-strategic allocated sites and other housing sites

3.27 Non-strategic allocated sites, windfall sites and other housing sites which come forward throughout the Local Plan period will need to accord with the relevant polices in the Local Plan, including Local Area policies. Development should also accord with Neighbourhood Plans, Village Design Statements and Design Guides. In bringing forward housing development will also need to be in line with guidance set out in policies on housing mix , provision of affordable housing, design, car parking and space standards and to the Council's adopted Supplementary documents on design.