Decision details

To seek agreement to the use of existing Bracknell Forest Council owned Suitable Alternative Natural Greenspace (SANG) at Shepherd Meadows, Sandhurst to allow avoidance impact measures for sites in Surrey Heath that lie within 5km of the SANG. This will provide sufficient capacity for 500 dwellings (equivalent to 1,200 new residents) in the west of Surrey Heath Borough.

1          That the Director of Environment, Culture and Communities be authorised to conclude an agreement with Surrey Heath Borough Council for land at Shepherd Meadows to serve as SANG for housing development in the Borough of Surrey Heath and,

2          The setting of SANG contributions at £1,963 per person be approved.

The saved South East Plan Policy NRM6 states that ‘authorities should cooperate and work jointly to implement mitigation measures.  These may include, inter alia, assistance to those authorise with insufficient SANG land within their own boundaries…’

As set out in Appendix 4 of the Thames Basin Heaths SPA Supplementary Planning Document (SPA SPD) (March 2012), Shepherd Meadows SANG has the potential to provide SPA mitigation for 3,682 persons.  To date, capacity allocated to residential developments in BFC equals approximately 987 persons.  The capacity proposed to be diverted to developments in Surrey Heath will provide mitigation for 1,200 persons – approximately one third of the total SANGs capacity at Shepherd Meadows. 

Table 1 SANG Capacity at Shepherd Meadows

The use of the SANG would be limited to 1,200 persons (equivalent to 500 dwellings) as agreed between the two authorities.  This will allow the remainder of the SANG capacity to be used as mitigation for dwellings within BFC.

BFC Officers have prepared a recommended charging schedule as set out in Table 2 below.  In this case, the following SANGs costs would apply and the cost would be £1,963 per person.  Estimated total income is £2,355,600 [1,200 persons x £1,963 per person]. 

 Table 2 Recommended SANGs costs

This charging rate covers the baseline maintenance costs and an implementation fee in addition to the strategic SANGs costs. It also includes a charge of £400 per occupant representing the landowner cost to BFC of the land being dedicated to Surrey Heath BC as SANG in perpetuity to enable the development of housing in Surrey Heath.  This is set out more fully in paragraph 5.10 below.  This level of SANG contribution falls below the £2,000 per person cost used for CIL estimates in SHBC. 

To agree that BFC enter into an agreement with SHBC for the use of part of the existing SANG capacity at Shepherd Meadows, Sandhurst to provide SPA avoidance measures for development of up to 600 dwellings in the west of the Borough of Surrey Heath.  This option was discounted in order that sufficient SANG capacity remains to provide mitigation for residential development in Bracknell Forest.

Not to enter into an agreement with Surrey Heath BC.

None.

Meeting(s) with interested parties