By CLLR Malcolm Cressey
Runnymede Borough Council is required to provide additional housing whilst also containing the adverse effect on our environment and the wildlife our green spaces support.
Thames Basin Heaths Special Protection Area (TBHSPA)
Chobham Common, which forms part of the western boundary of Runnymede, is part of the Thames Basin Heaths Special Protection Area (TBHSPA). The proximity of this predominantly lowland heath and woodland area has an influence on planning decisions within Runnymede. The area was designated in 2005 because of the presence of three rare bird species: the Dartford Warbler, the Woodlark and the Nightjar as well as other scarce plants and animals. Ground nesting birds in particular are not only vulnerable to natural predators but also to disturbance from informal recreational use such as walking and dog walking.
The TBHSPA area extends to over 8,400 hectares or about 21,000 acres) (bigger than Runnymede at 7,800ha) in large parts of Surrey, Berkshire and Hampshire and includes a network of 13 Sites of Special Scientific Interest (SSSI) and Special Areas of Conservation (SAC). These precious remnants are what remains of an ancient landscape, and are a haven for wildlife. Whilst the TBHSPA itself does not extend into Runnymede, the ‘buffer zones’, created to protect the heathland from excessive human footfall means that Chobham Common SSSI influences planning decisions in much of the borough.
For planning purposes three “Buffer Zones” extend into Runnymede: “The Exclusion Zone” – within 400m of the boundary of the TBHSPA, “The Zone of Influence” – from 400m to 5km and “The 5km to 7km Zone”.
There is a presumption against residential development within the Exclusion Zone. All residential development in the ‘Zone of Influence’, which includes two thirds of Runnymede, must put in place adequate measures to mitigate potential harmful effects of an increasing population on the TBHSPA. Such measures need to be delivered ‘in perpetuity’, before occupation of any new development. In the 5km to 7 km zone, a development that increases the number of dwellings by more than 50, may be required to provide ‘avoidance and mitigation measures’, such as a SANG.
SANGs
One of the mitigation strategies intended to reduce the adverse effect on the integrity of the TBHSPA from new residential development is the implementation of ‘Suitable Alternative Natural Greenspaces’ (SANGs). The purpose of a SANG is to provide a green space to attract potential users into the SANG and away from the ecologically sensitive TBHSPA.
At a technical level, different sized SANGs have a different catchment (i.e. the distance from a new development to the SANG). So, a SANG of 2 to 12 ha has a catchment of 2km, a SANG of 12 to 20ha has a catchment of 4km and a SANG of 20ha and more has a catchment of 5km. Developers of housing schemes must either provide or make contributions towards SANGs and SANG enhancement.
Planning regulations require 8ha of SANG per 1000 people as a minimum standard. In the example below, 128.1 occupancy (notional new residents) require an allocation of 1.0248ha (128.1 x 8/1000).
In Runnymede there are 6 existing SANGs owned and managed by the Council where developers pay financial contributions towards their enhancement to SANG status and to their long-term management.
They are located at Chertsey Meads, Hare Hill, Homewood Park, Queenswood/Ether Hill, St Anns Hill and at Timber Hill/Chaworth Copse & Ottershaw Chase. Each of these SANGs has a catchment of either 4 or 5 kms. These SANGs fulfil the criteria for a large number of new homes and the available capacity remaining on these sites is around 7,500 new housing units. The existing mitigation measures will offset development in Runnymede through to 2030.
For any developer not providing a SANG, there is a ‘SANG tariff’, currently set at £903.50 per notional new resident. In the example above, the SANG tariff to the developer would therefore be £121,759.05 (ie 128.1 X £903.50).
SAMM
Another mitigation strategy to ensure no adverse effect on the integrity of the TBHSPA from new residential development is the implementation of Strategic Access Management & Monitoring (SAMM). The purpose of SAMM is to manage and invest in the TBHSPA itself. Tariffs work in the same way as SANG tariffs but are based on a figure of £284.50 per notional new resident. In the examples given in the table above the SAMM tariff would be £36,444.45 (= 128.1 x £284.50).
Measures to mitigate the impact of new development on the TBHSPA have already been carefully put in place, so whether one likes it or not, the stage is set for substantial housing development within Runnymede. Additional residents will inevitably lead to increased pressure on our precious heathland and its wonderful wildlife. It is up to Runnymede Councillors to ensure the measures detailed above are not watered down and that we do our utmost to maintain all ‘Green Spaces’ within the borough for the benefit of wildlife and humans!