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SECTION 4

NEIGHBOURHOOD PLAN POLICIES

Details the Neighbourhood Plan policies and objectives

NEIGHBOURHOOD PLAN POLICIES

Vision Statement and Core Objectives

4.1.1 The Vision Statement and Core Objectives were developed with the local community at a series of community engagement events. They form the foundation of the Capel Neighbourhood Plan.

Capel Parish villages must maintain their character.

4.1.2 The overwhelming view from local people is that the Parish of Capel’s strength is that it is a “landscape sensitive” community substantially within the Green Belt and influenced by the Surrey Hills AONB. The Capel Neighbourhood Plan’s overall vision must therefore be to maintain this rural character.

4.1.3 The Parish landscape is described as “sensitive”. Small villages in the countryside act as a focal point for the surrounding community.

4.1.4 In order to define a vision and maintain the character of the Parish as a rural community a set of principles is required; accordingly, Capel Parish must:

1. continue to feel rural
2. continue to have a close relationship with the open countryside around it
3. retain its character
4. continue to act as a centre for the surrounding area, not just residents
5. remain attractive to residents
6. be sustainable

4.1.5 Looking at these five principles in more detail, achieving the vision means:

• The Parish must continue to feel rural. This is not just to do with numbers of people. Typically we have a population of about 3,500 but other factors are important too such as the ability to move around safely on foot or bicycle.
• The villages of Beare Green, Capel and Coldharbour must continue to have a close relationship with the open countryside around them. Just as it does not take long to walk to the village centre, most residents live within about 15 minutes’ walk of the surrounding open farmland and

4.1.6 The villages need to provide a range of different uses as well as housing – that is, employment, shopping and community facilities, including education. It is important that good car, public transport, walking, cycling and access to bridleways are provided so that people from elsewhere can get to them easily.

4.1.7 Neighbourhood Plan Policies relating to the individual villages of Beare Green, Capel and Coldharbour are detailed in the respective ‘village’ Section 6 of the plan.

The Core Objectives

4.1.8 The Core Objectives are grouped under five headings:‐

• Housing
• Working and shopping
  
• Getting around
  
• Leisure and wellbeing
  
• Environment and sustainability

4.1.9 For each heading, there are some comments about the main issues raised at the public consultation events, followed by the Core Objectives that were developed from these comments.

The future vision for the villages in Capel Parish

4.2.1 The  Plan  provides  for  the  overall future vision for the Parish. This plans for:

• sensitive residential infill and redevelopment proposals in Beare Green
• new and improved connections in and around the villages

Community Facilities

4.2.2 The Plan identifies at Beare Green the new   community    facility    will     be    further enhanced and be large enough to hold 200+ people.

Connections

4.2.3 The future vision identifies the potential to improve existing pedestrian and/or cycle routes, as well as providing new ones:

• providing an improved pedestrian/cycle route across the A.24, east/west at Beare Green

The Policies

Introduction

EACH POLICY IS SET OUT IN A BOX

Explanatory text is provided for each objective.

Each objective is supported by a number of policies. These policies are highlighted in a colour representing its type.

The policies are supported by text that explains how and why the policy requirements must be met.

4.3.1 Section 1 of the Neighbourhood Plan sets out the overall vision for Capel Parish as a whole. It sets out the policies to support and deliver the vision. The policies are grouped under the following topics:

• Housing
• Working and shopping
• Getting around
• Leisure and wellbeing
• Environment, sustainability and design quality.

4.3.2 Each topic has its own chapter. The chapters are structured in the same way for each topic with:

• a summary table setting out the policies, showing which Core Objectives they support
• each objective with explanatory text
• each objective is supported by a number of policies

4.3.3 The Policies of the Capel Neighbourhood Development Plan are supported by the framework of the National Planning Policy Framework, in particular, through its core planning principle that a Neighbourhood Development Order will ‘empower’ local people to shape their surroundings, with succinct Neighbourhood Plans setting out a positive vision for the future of the area (Paragraph 17 NPPF).

4.3.4 The policies have regard to:

1. Delivering sustainable development
2. Supporting a prosperous rural economy
3. Promoting sustainable transport
4. Delivery of wide choice of homes;
5. Requiring good design
6. Promoting healthy communities, in particular, the delivery of recreational facilities
7. Protecting Green Belt land except in very special circumstances
8. Conserving and enhancing the natural and historic environment.

4.3.5 Paragraph 183 of the NPPF states that “Neighbourhood planning gives communities power to develop a shared vision for the neighbourhood and deliver the sustainable development they need.”

4.3.6 The Capel Villages Neighbourhood Development Plan policies will determine decisions on planning applications and grant planning permission through its Neighbourhood Development Order.

4.3.7 Proposals for development within the defined Parish Borders shall have regard to the Landscape and Visual Sensitivity Appraisal for Capel Parish (The CSA Report).

4.3.8 The plan will adopt legislation within the Planning Bill to enable the grant of ‘Permission in Principle’ on sites allocated for development.

4.4 Housing

OBJECTIVE	POLICY
Provide new housing as required by the Mole Valley Core Strategy	CA‐H1: Allocate land for up to 19 New homes
Integrate new housing into the Parish	CA‐H2: Integrate allocated sites
Provide a greater range of affordable housing	CA‐H3: Provide affordable housing

 

Objective: Integrate new housing into Beare Green and Capel

Proposals for new housing must ensure that the new homes are well integrated with the existing villages. This integration could be achieved by a number of means including:

• good connections – short and direct routes for pedestrians and cyclists connecting to the rest of the villages and the village centres in particular
• good quality design that responds to the local character
• provide new facilities that can be shared with adjacent areas – e.g. open space – so connecting new and old together
• provide a good mix of housing types

The vision of the Parish is to ensure that the villages continue to feel ‘compact.’ This means that new housing should be well integrated, avoiding a single large development that is perceived as a separate place. This will ensure that residents in the new homes feel integrated with the existing community. Dispersing new housing development across a range of sites will help ensure that these sites are of a size that avoids dominating the local area.

4.4.1 Good connections may be achieved by providing:

1. short, direct routes for pedestrians and cyclists connecting the new development to the rest of the settlement. This may include upgrading existing routes that connect to the development to make them attractive and safe for pedestrians and cyclists
2. good access to public transport, by locating development as close as possible to existing bus routes and providing good pedestrian access to bus stops
3. good permeability within the development area itself, so a choice of connections to the wider area is provided
4. layouts that follow the design guidance for achieving good pedestrian environments
5. incorporating the principle of ‘Secured by Design’ and ‘Planning out Crime.’

4.4.2 The community wants new homes to be integrated and residents want to have a choice of modes of transport.

4.4.3 In accordance with the adopted Core Strategy of the Mole Valley Local Plan small residential developments may come forward in the period leading up to 2026. These are known as ‘windfall sites.’ Development must achieve best use of land in a manner that does not adversely impact on other policies within the Plan, particularly those that relate to environmental and design quality. The density of development should create a character that is appropriate to the site’s context.

4.4.4 Windfall sites must incorporate principles of creating good connections.

Proposals for ‘windfall’ sites are not allocated in this Plan must be of high quality and designed to reflect local character.

4.4.5 Proposals for new housing must be of a high quality and design to reflect the character of villages detailed in Section 6 of the Plan.

Provide new facilities

4.4.6 New homes will bring additional demands to services such as healthcare and education, as well as community facilities. In addition, new homes will place a further burden on existing utilities infrastructure.

4.4.7 All proposals for new housing will therefore be required to demonstrate provision of appropriate new facilities on site and provision of, or contributions to, off‐site facilities through Community Infrastructure Levy (CIL).

4.4.8 There are two types of new facility to which new housing must contribute:

• the first is for facilities that can be provided on site – for example, open space, play provision
• the second is for financial contributions to social and community facilities that will be provided off‐site (CIL).

4.4.9 Open space requirements for each of the allocated sites are set out in Section 5. The aim of these requirements varies according to each site and includes:

• protecting areas of ecological value and extending areas of value such as the Dairy House Nature Reserve
• creating an appropriate edge to the village to make a transition between the built area and the countryside
• providing amenity space for future and existing residents.

4.4.10 Open space on ‘windfall’ sites must also be provided in accordance with the minimum standards for sport and recreation defined in the Mole Valley Local Plan and the Fields in Trust (NPFA) ‘6 acre standard’ – 2016.

4.4.11 Developers of new residential development, including windfalls, will be expected to make financial contributions towards new and/or improved infrastructure as set out in the Delivery Strategy.

Objective: Provide a greater range of affordable housing

4.4.12 The Capel NDP must be in line with the adopted Mole Valley Core Strategy CS4, or any subsequent policy. However, it is not just about numbers but the type of affordable housing – at the consultation, local people felt that the current approach of social rented and shared ownership dwellings was too narrow to meet local needs.

4.4.13 Affordable housing should generally be provided on‐site and must be fully integrated with the market housing throughout the development. Affordable housing must be visually indistinguishable from the market housing.

4.4.14 The Housing and Community Survey of Capel Parish (March 2016) concluded “villages need a balanced population with a mixture of house types and tenures to cater for a wide range of ages and income levels” and that “future housing policies for the area take into account a range of tenures and all new development sites that reflects the needs and objectives of the local community”.

Average values for new houses in the Parish were identified as:‐

Detached	£800,000
Semi‐detached	£490,000
Terrace	£300,000
Flats	£290,000

With these values the survey indicated the ‘challenge’ for people to “find a suitable property on the open market” and to “be in a position to afford it”.

4.4.15 A mix of dwelling types and sizes to meet the needs of current and future households is required. The Parish has a higher proportion of smaller units compared to the district as a whole.

New housing should be of a type and size that meets the changing local needs of residents over their lifetimes.

4.5. Working and Shopping

OBJECTIVE	POLICY
Support the Parish Shops	CA‐WS1: Permit small shops on allocated residential sites
Protect and support existing employment	CA‐WS2: Retain land in employment use

Objective: Support Parish Shops

4.5.1 Supporting village shops means more than looking after existing shops. It also requires that potential development sites are developed in such a way so as to support the functioning and sustainability of the villages.

4.5.2 The telephone exchange site in Laundry Way should be redeveloped for housing/ employment uses should it become redundant. This site is located within Capel village and has the potential, with appropriate redevelopment, to enhance employment or housing beyond 2026 but within the Plan’s lifetime.

4.5.3 This type of retail unit is not intended to compete with the village centre shops but provide for immediate day to day needs of nearby residents by providing goods typically found in a local newsagent.

1. The strategy shall have regard to upper floor accommodation where an independent access does not exist and cannot be provided
2. Cases where there are insurmountable environmental factors which militate against continued residential use; or
3. where an employment or retail use is proposed, providing that use would enhance the vitality and viability of the villages.

Objective: Protect and support existing employment

4.5.4 Employment is important to securing a sound economic future for the Parish. Existing employment sites will be protected and supported by the Neighbourhood Plan.

4.5.5 Policy CA‐WS2 has been designed to safeguard this important resource in the Plan area. It applies to sites currently in employment use and to those that are currently inactive or disused but which were last used for employment purposes. Proposals for the redevelopment or change of use of redundant land or buildings in employment use must be marketed at a reasonable price for at least a year.

4.5.6 Planning applications for non employment uses must be supported by evidence demonstrating the existing uses are no longer economically viable or sustainable.

4.6. Getting Around

OBJECTIVE	POLICY
Connect new housing into the wider area with good pedestrian, cycle, bus and rail connections	CA‐GA1: New development should provide good pedestrian and cycle connections to the village centres and other local facilities
Ensure car parking within the villages	CA‐GA2: Provide public parking associated with shops

Objective: Connect new housing into the wider area with good pedestrian, cycle and bus connections

This objective addresses a number of different issues:

• reducing reliance on the car by making walking and cycling convenient, and locating bus stops near new development
• supporting local shops by creating strong connections
• integrating new housing with the villages

4.6.1 Good pedestrian and cycle connections are:

• short and direct
• designed as pleasant places to be
• overlooked by adjacent building fronts

Objective: Improve existing pedestrian and cycle connections within villages

4.6.2 The villages are well suited to walking and cycling. Improving connections between existing residential areas and the village centres would increase support for the shops, reduce traffic and make them more sustainable.

4.6.3 A strategy for improving pedestrian and cycle connections related to new development, including the provision of internal cycle ways and footpaths, along with connections to key village destinations will be required.

Objective: Improve connections to surrounding destinations

4.6.4 The key destinations are Dorking and Horsham railway stations. There is strong local support for a cycle route to the local stations at Beare Green (Holmwood Station) and Capel (Ockley Station). Ockley Station is located close to Capel Village but west of the A.24. A safe pedestrian and cycle crossing linking to a cycle route east and west of the A.24 should be provided. Connections to the surrounding villages are important, especially as many of them rely on Dorking and Horsham for social, community and retail facilities.

4.6.5 Contributions will be sought for the design and delivery of a cycle route to Beare Green (Holmwood) and Ockley Railway Stations.

4.6.6 Should it not be possible to implement this policy within the lifetime of this Plan, the contributions will support other identified projects to improve pedestrian and cycle connections in and around the villages of Beare Green, Capel and Coldharbour.

Objective: Plan public transport to better meet users’ needs

4.6.7 Buses do not synchronise well with rail services. Bus services on some routes are infrequent and do not provide for evening and weekend travel.

Encourage better planning of public transport

4.6.8 Capel Parish Council will liaise with the Highways Authorities and the bus and rail operators to encourage better planning of public transport.

Objective: Ensure car parking within the villages

4.6.9 Car parking is vital to support the shops within the villages. Demand for parking is likely to increase and there is a need for Capel Parish Council to ensure parking is provided.

4.6.10 Increases in car ownership creates ‘congestion’ with new housing developments due to changes in road hierarchy. This has a significant impact with the implementation of shared surfaces.

Figure 3 – Plan illustrating Car Parking Policy CA-GA2 for Beare Green

Figure 4 – Plan illustrating car parking Policy CA-GA2 for Capel Capel NDP

4.7. Community, Leisure, Wellbeing

OBJECTIVE	POLICY
To ensure the needs of the development for recreation and play are met	CA‐CLW1: Appropriate standards for open space and play provision shall be made on all housing developments
Standards for play and sports facilities	CA‐CLW2: Provision shall be in accordance with the Policies of the NPFA/ FIT (2015) and have regard to Benchmark Standards
The provision of facilities for play, recreation and sport	CA‐CLW3: To protect, enhance and improve recreational facilities, including loss of school Playing fields

Objective: Provide a large community facility

4.7.1 The Parish has a very active community life, represented by many different groups and organisations. Capel Parish Council carried out an assessment of existing community facilities and this confirmed the perception identified at public consultation.

4.7.2 Developer contributions will be sought from all new homes towards the funding of community facilities.

4.7.3 This NDP survey identified sites at Beare Green and Capel as having potential for accommodating expanded community facilities:

1. the Beare Green site as part of an expanded development
2. a new cricket and sports facility on the Capel Recreation Area

4.7.4 Given the vision of maintaining Parish village identity and character, it is important that facilities are located where they are easily accessible to everyone in the villages.

4.7.5 Capel Parish Council will liaise with the appropriate community/and sports bodies and local people to secure the delivery of community facilities.

Objective: Ensure the Capel Neighbourhood Plan meets the needs of local people

4.7.6 Community involvement designed to understand local views about development proposals shall be carried out for sites allocated in this Plan by the Parish Council. Before any planning application is submitted to Mole Valley District Council the application shall undertake a public consultation.

The Parish Council will seek through its ‘designated’ element of CIL, contributions towards the provision of community, and sports/recreation facilities

4.7.7 Planning applications, strategies and other initiatives will come forward once this Plan is adopted. Local people wish to ensure that their needs are addressed, so ongoing consultation that involves as wide a cross‐ section of the community as possible is required.

4.7.8 Community Involvement must include:

• an explanation of how the consultation was designed to reach a broad cross‐section of local people
• a demonstration that a range of means was used to engage local people – for example, a variety of publicity and a range of ways of providing input (including the opportunity to provide web‐based comments as well as attending events in person)
• a record of the views expressed by local people
• an explanation of how the proposals have responded to local people’s views.

Sports and Play to be funded by developers.

4.7.9 The Parish Survey 2016 identified a significant deficiency for sports and play facilities in Beare Green.

Objective: To ensure a framework for sport and recreation is provided

Table 2 ‐ Fields in Trust recommended guidelines for equipped/designated playspace

Definitions

LAP	Local Area for Play
LEAP	Local equipped area of play
NEAP	Neighbourhood equipped area for play
MUGA	Multi-use games area

4.7.10 The Secretary of State for Communities and Local Government stated that “neighbourhood planning groups may find it helpful when they consider planning open space”.

Proposals must have regard to:

• Accessibility – walking distance
• Equipment in designated Play Spaces (LAP’s, LEAP’s, NEAP’s)
• Size of pitches – to apply National Governing Bodies Standards

Good Planning and Design is central to the philosophy to provide an overall quality to an area.

4.7.11  The FIT Policy Framework seeks to ensure protection, provision and improvement for outdoor spaces for sport and play as part of the provision of sustainable communities.

Parks, Playing Fields and Green Spaces

4.7.12 Over the last three years local authorities have sold both playing fields and green spaces.

4.7.13 From playing sport to taking children to swings or going for a walk the contribution to quality of life is important. It is essential for keeping fit giving the opportunity to enjoy nature and help children to develop skills and confidence.

4.7.14 Policy CA‐CLW2 sets out a policy context to safeguard playing fields and recreation spaces in the Plan area. It recognises that the sustainability of the Plan area depends on a variety of factors. To this extent it provides an opportunity for replacement recreation space to be provided where development might otherwise be acceptable or to allow for the expansion of an existing school. In relation to proposals for school expansions it will be for the local councils concerned to balance the need on the one hand for that development with its potential impact on existing levels of open space and playing fields within the school grounds on the other hand.

4.8 Environment, Sustainability and Design Quality

OBJECTIVE	POLICY
Co‐ordinate green infrastructure Provide more public open space	CA‐ESDQ1: Protect existing open spaces
New development to address flooding and drainage issues	CA‐ESDQ2: Incorporate Sustainable Urban Drainage into new development Applications for new development to provide a drainage strategy
Development should reinforce the character and quality of the three villages (Beare Green, Capel and Coldharbour)	CA‐ESDQ3 Design of new development to be of high quality and must make a positive contribution towards the distinctive character of the village as a whole and relate well to its site and surroundings. New development must contribute to local character by creating a sense of place appropriate to its location.
	CA‐ESD4: Building style must be appropriate to the historic context
To protect the Historic Heritage and Environment	CA‐EDSQ5: Development proposals may require archaeological investigation and screening
Development should reinforce the character and quality of the three villages (Beare Green, Capel and Coldharbour)	CA‐ESDQ6: Development proposals, particularly where sited on the village edge must seek visual connections with the countryside
	CA‐ESDQ7: Streets within new development must be designed as pleasant places to be
	CA‐ESDQ8: Pedestrian and cycle routes must seek to link together potential destinations, such as new housing and the village centres
Reduce traffic speed in villages	CA‐ESDQ9: To provide traffic calming measures to the three villages

Objective: Co‐ordinate green infrastructure

In setting out a vision for the future of the Parish this Plan envisages a co‐ordinated approach to green infrastructure that:

• links existing and new open spaces together to create a connected network of spaces
• enhances existing open spaces
• integrates sustainable urban drainage to manage flooding issues

Figure 5 ‐ Beare Green Village Playing Field

Figure 6‐ The Weald School Playing fields

Figure 7 ‐ Capel Recreation Ground

Figure 8 – Coldharbour Cricket Ground

Objective: Provide more public open space

4.8.1 There is a shortage of open space in the villages. New housing development provides the opportunity to create new open space for the benefit of both new and existing residents.

4.8.2 Residential sites, other than those allocated in Policy CA‐CH1, may come forward for residential or mixed‐use development. Where appropriate, these sites must contribute to public open space within the respective village.

Objective: Provide new burial spaces

4.8.3 Capel Parish Council will seek to agree and secure the location of new burial spaces in the villages.

Objective: Improve existing open space

There are opportunities to improve and enhance the quality of existing spaces.

Objective: Improve Capel Recreation Area

Improvement to the Capel Recreation Area to be proposed, including play.

4.8.4 Land allocated for residential development in Policy C‐H1 shall include the requirement for the developer to consult with local people to agree improvements to recreational areas.

Objective: Improve Capel Recreation Area

If a new community facility comes forward Capel Parish Council will consult with local people to agree improvements. A planning application for these improvements must be

submitted at the same time as the application for the community facility.

4.8.5 The Capel Recreation Area has been identified as a location for a new community sports facility. Should the community facility come forward on this site, the existing open space must be improved to compensate for any loss.

Objective: Co‐ordinate sports provision

A number of existing sports clubs with Capel have expressed interest in upgrading their pitches.

In addition, should the Weald School be redeveloped for residential accommodation, the school will need to provide replacement sports pitches elsewhere. These pitches will be made available for community use.

New homes will add to the demand for sports pitches.
There is an opportunity to develop a co‐ ordinated approach to sports and recreational facilities to ensure that provision meets the need of existing clubs, and current and future residents.

4.8.6 The Sports Facilities Strategy will be co‐ordinated by Capel Parish Council and local sports clubs such as but not limited to:

• Capel Tennis Club
• Capel Cricket Club
• Capel Football Club
• Beare Green Stoolball Club
• Coldharbour Cricket Club

4.8.7 A Delivery Strategy will provide guidance on the Sports Facilities Strategy. Consultation with local people must be undertaken in producing the Strategy. The Strategy is to be agreed and adopted by Capel Parish Council.

The Strategy shall incorporate Fields in Trust (FIT ‐ previously the National Playing Fields Association) publication ‘Guidance for Outdoor Sport and Play ‐ Beyond the Six Acre Standard’ [2015] and shall have regard also to appropriate play provision.

New development to address flooding and drainage issues

Capel and Beare Green have a problem with flooding. New development must not make existing flooding worse. New development should aim to reduce the overall level of flood risk in the area and beyond through the layout and form of the development and the appropriate application of sustainable drainage techniques.

4.8.8 Developers will be required to demonstrate that there is adequate waste water capacity and surface water drainage both on and off the site to serve the development and that it would not lead to problems for existing or new users. In some circumstances it may be necessary for developers to fund studies to ascertain whether the proposed development will lead to overloading of existing wastewater/ sewerage infrastructure.

4.8.9 Drainage on the site must maintain separation of foul and surface flows. It is the responsibility of a developer to make proper provision for surface water drainage to ground, water courses or surface water sewer. It must not be allowed to drain to the foul sewer, as this is the major contributor to sewer flooding.

4.8.10 Where there is an infrastructure capacity constraint the Council will require the developer to set out what appropriate improvements are required and how they will be delivered.

4.8.11 Sustainable urban drainage (SUD) may include features such as ponds, swales, and permeable paving. The SUD must be designed as an integral part of the green infrastructure and street network, so that SUD features are positive elements of the development.

The system should effectively mitigate any adverse effects from surface water run‐off and flooding on people, property and the ecological value of the local environment.

Objective: Encouraging energy efficient and sustainable development

Energy use in buildings accounts for almost half of all CO2 emissions. There is an opportunity for new dwellings to be designed to reduce energy use and – where possible – generate some energy from renewable sources.

There is also an opportunity to improve sustainability as a whole, not just in terms of energy use but also in the broader sense – including things such as walking and cycling.

Character, Quality and Context:

Introduction

4.8.12 Residents feel that the Parish is a very special place in which to live. In developing this Plan, an assessment of the character of the Parish as a whole was undertaken. The Plan has used this landscape and sensitivity character assessment in two ways:

1. at the ‘strategic’ level of deciding where new development should go, or
2. in this section to set out policies relating to more detailed design issues, both for development on the new allocated sites and within the existing villages.

4.8.13 At the consultation events, local people expressed their opinions about:

• what makes the individual villages distinctive
• the quality of recent development

4.8.14  Particular issues included:

• the historic conservation areas of Capel and Coldharbour and focus of the distinctive characteristics
• there was a strong feeling that Coldharbour’s character needs to be protected
• therewas concern about unsympathetic designs
• there was concern about the impact of new development on landscape
• car‐parking in new residential areas – given some of the parking problems in Beare Green. People want new housing to provide sufficient parking spaces to meet modern needs.
• there is a need for new housing to plan green spaces positively, providing for recreation and play.

4.8.15 Developers should demonstrate in a Design and Access Statement how their proposed development reinforces local character. It demonstrating how their proposal will reinforce local character.

Proposals should follow the policies and guidance in relevant national and local documents as well as this Plan. Proposals should have regard to:

• Context and character
• Historic character
• Connection with the countryside
• Quality for pedestrians and cyclists
• Development quality
• Car parking

Objective: Development should reinforce the character and quality of the Parish

4.8.16 National and Local Planning Policy Guidance identifies the need to encourage high quality development that responds to the specific characteristics of the site and wider area.

4.8.17 There is a lot of policy guidance on good design already in place, and this includes:

• policies within the National Planning Policy Framework (NPPF) and the NPPG
• current and emerging policies in Mole Valley District Council’s adopted Local Plan and Core Strategy
• The Mole Valley Village Appraisal

4.8.18 Design and Access Statements must demonstrate clarity to ensure high quality developments, especially with regard to layout, scale and appearance as follows:

• illustrative designs must be coherent to ensure high quality development
• layouts must show legibility
• detail about location and scale must be provided
• architectural styles must be distinct and constant (with Design Codes, if appropriate)

The aim must be to enhance local character and distinctiveness.

4.8.19 Capel Parish villages all require a sensitivity of approach to new development, extensions and alterations having regard to their general visual characteristics, their conservation areas and setting.

Policy CA‐ESDQ3 provides an over‐arching design policy in the plan. In particular, it cross relates to the character appraisals in Section 6 of the plan.

4.8.20 This policy does not seek to impose a particular architectural style. Instead, it aims to ensure that new development relates to a specific local character.

4.8.21 The broad aim for place making is to make sure that the village centres continue to be the main focus of activity. However, new developments also need to create a sense of place and this may be achieved by:

• using a range of different street types, so that streets that connect to the wider area look and feel more important than those serving a small number of homes
• incorporating one or more focal points (such as a small area of open space) at a key junction of routes
• appropriately changing the character of new buildings, for example: those close to existing buildings may reflect immediate local characteristics whereas other buildings may reflect other characteristics.

Historic character

4.8.22 A strong historic character is the Parish’s most important asset. Historic character is concentrated in the Capel Conservation Area, Coldharbour Conservation Area and the Surrey Hills AONB.

4.8.23 Common issues of design in an ‘historic’ environment that can be better understood through the above drawings include:

• where the deep plan of a building means that a pitched roof is very tall or intrusive in bulk
• where the shape of the building along a street frontage creates awkward three dimensional forms that cannot be seen on elevations
• where the balance between solid and transparent elements on the elevations can disrupt the composition of the street scene.

4.8.24 The villages’ characters are rich and varied, which reflects the incremental development of the area over time.

4.8.25 Where a traditional design approach is followed then it must be correctly proportioned and detailed.

4.8.26 There are a number of Listed Buildings in the area. Any development proposals that may affect a Listed Building or its setting must be discussed with Mole Valley District Council at an early stage in the design process.

4.8.27 Layout design should generally follow the design characteristics embodied in the Conservation Areas.

4.8.28 Proposals may require Archaeological Investigation prior to the grant of planning permission to avoid any potential threat to the character and appearance of the area.

Connections with countryside

4.8.29 The compact size of these villages means that local people value a close connection to the surrounding countryside. The sense of connection comes from a combination of views, and from pedestrian and cycle access to the countryside.

The main local views are gained from:

• the roads approaching the villages
• the by‐pass to the west of Capel and the dual carriageway at Beare Green (A24).
• public rights of way in the surrounding countryside.

Physical access to the countryside is important. This section sets out policies in relation to views.

Existing edge of Capel (west)

4.8.30 The approach to minimising visual impact may include the positioning of open space and soft landscape boundaries between development and the countryside.

4.8.31 Views from the countryside must be minimised to protect the setting of the village. An assessment of views to and from the proposed development must be included in the Design and Access Statement. Visual impact should be minimised through the design of the site layout, buildings and landscape. The approach to minimising visual impact must be fully explained in the Design and Access Statement.

Quality for pedestrians and cyclists

4.8.32 Improvements to pedestrian and cycle links are important so that people are encouraged to walk or cycle rather than drive. The villages are compact so many journeys will be of walking and cycling distance if there are routes available and they are designed so that people wish to use them.

4.8.33 Pedestrian and cycle routes should share the same network as vehicular routes. These must be designed to feel safe.

4.8.34 Quieter streets should be designed to be suitable for a range of social activities, such as children’s play.

4.8.35 Building fronts should overlook streets and other routes so that there are ‘eyes on the street’ and pedestrians and cyclists feel safe.

4.8.36 The alignment of routes should provide good forward visibility in both directions avoiding hidden corners or sudden changes in direction.

High quality development

Buildings should be designed:

1. as a three dimensional whole, so that elements such as bay windows are designed in from the start rather than being ‘bolted‐on’ at the end
2. with windows and doors set back from the external surface of the building, to introduce some depth and modelling to the façade
3. with changes in material related to the design of the building rather than a random approach. For example, changes in material may relate to a change in form such as a setback or projection.

4.8.37 Modern houses often lack the three dimensional qualities of traditional buildings – windows are flush with external walls; porches and bay windows appear to be ‘stuck‐ on’ to a simple box rather than being an integral part of the design; changes in materials and brick colour are used to ‘add interest’ in place of richer detailing that casts shadows.

4.8.38 Design‐in the ‘often forgotten’ elements from the start of the design process. The following items must be considered early in the design process and integrated into the overall scheme:

• bin stores and recycling facilities
• cycle stores
• meter boxes
• lighting
• flues and ventilation ducts
• gutters and pipes
• solar panels

4.8.39 In encouraging new buildings to reflect the three‐dimensional quality of traditional buildings, this Neighbourhood Plan is not seeking to dictate a particular architectural style.

4.8.40 These items are all too easily forgotten about until the end of the design process. By considering them early, it will be possible to meet the following requirements:

• Bin stores and recycling facilities should be designed to screen bins from public view, whilst being easily accessible for residents
• Meter boxes need not be standard white units: consider a bespoke approach that fits in with the materials used for the remainder of the building. Position them to be unobtrusive.
• Carefully position flues and ventilation ducts, ensuring they are as unobtrusive as possible. Use good quality grilles that fit in with the approach to materials for the building as a whole.
• Ensure that gutters and pipes fit into the overall design approach to the building and aim to minimise their visual impact.

4.8.41 The amount of land used for garden or amenity space should be functional with the size and type of dwelling and the character of the area, and should be of appropriate quality having regard to topography, shadowing (from buildings and landscape features) and privacy.

Car Parking

4.8.42 The way in which car parking is designed into new residential development will have a major effect on the quality of the development. There are two principles to parking design:

• cars parked on the street and in front of dwellings can seriously detract from the character and quality of a place. Minimising the visual impact of parked cars can let the buildings and landscape dominate instead
• residents must be provided with safe and convenient access to their cars. Hiding cars away in rear courtyards can lead to problems of crime and lack of personal security. Residents like to be able to see their parked car from their home
• Design car parking so that it fits in with the character of the proposed development

4.8.43 New housing will generally be of low to medium densities. This means that it will be possible to accommodate most parking within the curtilage of the dwelling in the form of a garage and/or parking space. For in curtilage parking, the following principles should be incorporated:

• garages must be large enough to be useable – minimum internal dimensions of 6.5m x 3m are required
• garages should be designed to reflect the architectural style of the house they serve
• set garages back from the street frontage
• locate parking in between houses (rather than in front) so that it does not dominate the street scene
• where parking is located in front of houses, design the street and the landscape to minimise their visual impact – e.g. incorporate planting between front gardens.

4.8.44 Where parking cannot be provided within the curtilage, the following principles should be incorporated:

• rear parking areas should be kept small and serve no more than six homes so that there is a clear sense of ownership
• avoid large parking courts to the rear of dwellings
• design parking into courts and mews to the fronts of dwellings, where the spaces can form not only a functional space for cars but an attractive setting for the buildings
• include some on‐street parking for visitors and deliveries.

Parking at Beare Green

4.8.45 Policy CA‐ESDQ9 sets out guidance for the design of new streets. The Plan aims to achieve a high quality public realm. It also has ambition to provide a better balance between pedestrian safety and vehicles movements.

Additional Objectives and Policies for Beare Green
The policies are specific to Beare Green village and supplemental to the Neighbourhood Plan policies with which they are compliant.
Objective	Policy
Housing
Much of the post‐war housing in Beare Green has been built in an ad hoc manner, usually developerdriven, with little heed being paid to sound design principles or its setting. An increasing appreciation by Beare Green residents of their surroundings (built and rural environment) has put a sharp focus on the need for the proper design management of any future housing development.	CA‐BGP01 Extensions and alterations to existing dwellings should have regard to the proximity and privacy of neighbourhood dwellings. Materials should respect the prevailing characteristics of the immediate locality.
Employment
The retention of existing employment and the provision of new employment is crucial to the economic well‐being and sustainability of the village. New employment shall be encouraged including the provision of starter units and meeting areas. Farming is the raison d’etre an essential shaper of the rural environment that is appreciated by the residents of Beare Green. The policy sets out a positive criteria‐based approach towards the provision of new employment opportunities. The second part of the policy applies specifically to land in Beare Green within the Green Belt. In the case of proposals within the Green Belt both the first and second parts of the policy apply.	CA‐BGP02 Proposals for the use of existing agricultural buildings on farmsteads for employment purposes will be supported, subject to the following criteria: the employment use can be contained within the building concerned without extension or external storage; any conversion works are carried out in a manner appropriate to the character of the building and have no adverse impact on its surroundings; and the use concerned does not generate any unacceptable traffic impacts or detrimentally affect the character of the rural road work. Where the property is within the Green Belt the proposal should not have a materially greater impact than the present use on the openness of the Green Belt and the purpose of including land within its boundaries. Proposals that provide starter business units will be particularly supported.

Additional Policies for Coldharbour
The policies are specific to Coldharbour village and supplemental to the Neighbourhood Plan policies with which they are compliant.
Objective	Policy
Environmental
The CSA Report (Paragraph 4.26) (April 2016) For The Landscape and Visual Sensitivity Appraisal for Capel Parish states: “The Sensitivity appraisal of the periphery of Coldharbour found that the whole area is considered Highly Sensitive. There are no areas considered to have the ability to accommodate even a limited amount of small scale development, without detracting from the character and quality of the Surrey Hills AONB, or which would not be at odds with the settlement pattern and character of the hamlet.”	CA‐COP01 The natural and historic environment of Coldharbour and its surrounding areas should be afforded the highest levels of protection against any form of development, works or other activities that would detrimentally affect its character or appearance.

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