27 September: Cabinet decision
On Wednesday 27 September, Elmbridge Cabinet agreed to withdraw from negotiations with Kilo and M&S and no longer proceed with the Development Funding Agreement and the resultant lease related to the proposed development of Torrington Lodge car park in Claygate.
Cllr Bruce McDonald, Leader of Elmbridge Borough Council comments: “Tonight, Elmbridge Cabinet decided to withdraw from negotiations related to the development of Torrington Lodge car park in Claygate. Having listened to the views of Claygate residents and businesses, we concluded that the most positive way forward is to undertake a wider community engagement in which all voices in Claygate are heard. I look forward to those discussions in the months ahead.”
The proposed development of Torrington Lodge car park was designed not only to support a thriving Claygate, but also to help alleviate the national housing crisis and support council finances. These objectives remain important to EBC and will be discussed further with the Claygate community in the months ahead.
19 September: Update on Torrington Lodge Carpark, Claygate
On 27 September, an Elmbridge Cabinet meeting will be held to decide on whether Elmbridge should withdraw from negotiations on the proposed development of Torrington Lodge car park.
In recent weeks, the residents of Claygate have made their views clear - they want Elmbridge Borough Council to consult with them more on the future of their village. They want to know what the 2030 Vision for Elmbridge means for them, and they want a say in shaping that Vision for Claygate.
They are rightly proud of their community, their shops, their businesses, and they want to ensure that is protected and enhanced as part of a thriving and sustainable Claygate.
Having listened to the views of residents and businesses and reflected on the opinions expressed, a recommendation is being brought to Elmbridge Cabinet to consider that value, to the community as a whole, derived from undertaking a wider place making vision for Claygate outweighs the benefits received from the proposed development, then the Council withdraw from negotiations with Kilo and M&S and no longer proceed with the Development Funding Agreement and the resultant lease.
The proposed development of Torrington Lodge car park was designed not only to support a thriving Claygate, but also to help alleviate the national housing crisis and support council finances. These objectives remain important to EBC and will be discussed further with the Claygate community as part of future place making work. We will update more on this in the months ahead.
Cllr Bruce McDonald, Leader of Elmbridge Borough Council: “We have listened to the Claygate residents and businesses and are responding positively. As we move forward with shaping a vision for Claygate, let’s come together to ensure all community views are heard.”
The Cabinet meeting on 27 September will start at 5pm and will be webcast.
12 September: Meeting notes from Elmbridge Borough Council and Claygate Parish Council
Meeting notes from 24 August 2023:
5 September: Further information addressing local concerns has been added
We have added further information to help address some of your concerns about the proposed development of Torrington Lodge car park.
1 September: Information on the retail and district centre classification of Claygate
The retail hierarchy classification for Claygate
The current classification for Claygate centre in the adopted Core Strategy 2011 is a local centre.
All planning applications are assessed against the current adopted planning policies. As such any application submitted before the draft Local Plan is adopted will be assessed against the adopted Core Strategy 2011 and Development Management 2015 policies.
The draft Local Plan does amend the classification to a district centre however, the draft Local Plan has not been adopted and is only at the beginning of its examination process.
The classification of Claygate as a district centre in the draft Local Plan
The designation of Claygate as a district centre was based upon a review of the evidence base produced for the new Local Plan.
Informing Policy EC03 – Supporting our town, district and local centres of the draft Local Plan is a series of evidence base documents including retail assessments, local market appraisal and a review of the retail centre boundaries.
The retail hierarchy included in the draft Local Plan also reflects the regular monitoring of the changes in our centres and also takes into account the change in the Use Class Order that came into effect on 1 September 2020 as well as the location of a pub and doctors’ surgery within the 400m buffer of the centre. The retail centre boundaries evidence document states that the centre has been proposed as a district centre because of its size and purpose for the settlement. It accounts for 56 units located on The Parade with a lesser concentration along Hare Lane. It is recorded that there are 48 units (85.7%) that are Class E, and this is the third highest identified of this use class across the borough. There are also four units that are C3 (7.14%) and four other units that are Sui Generis (7.14%). There are seven units’ vacant units in the retail centre at present equating 12.5% of the centre.
Retail Impact Assessment
Within the NPPF reference to town centres or centres applies to city centres, town centres, district centres and local centres.
The Council’s policies map identifies that Torrington Lodge Car Park is within the boundary of the local centre. The proposed development is therefore not deemed as outside the town centre and a retail impact assessment is not required.
This section of the NPPF applies equally to local and district centres. However, the applicant has committed to providing retail evidence to support their application.
The approach to retail development in the draft Local Plan
In comparison to the Core Strategy, the draft Local Plan policies provide a more flexible and responsive approach to our retails centres with less distinction between the types of development that would be encouraged / permitted within the levels of the retail hierarchy (town, district and local centres). This flexibility will allow us to support our centres as they evolve to ensure they thrive.
For example:
- Point 2(c)(ii) of draft Policy SS2 – Sustainable place-making states that, the Council will apply the presumption in favour of sustainable development, balancing the economic, social and environmental objectives. All development proposals will be assessed taking into account the following criteria 2 (c) growing a prosperous economy by ii) delivering vibrant and adaptable town, district and local centres to support the evolving needs of residents, businesses and visitors.
- Point 1 of draft Policy EC03 – Supporting our town, district and local centres states, ‘a range of retail, office, residential, community, cultural and leisure uses in the borough’s town, district and local centres (as defined on the Policies Map) will be supported’.
- Policy SS3 – Scale & location of good growth, this includes setting out the indicative number of homes to be provided in each settlement area but also in point 3 states) development opportunities will be encouraged within the urban areas which accord with other policies in the Plan and meet the following strategic aims: a) enhancing the vitality and viability of town and district centres; b) repurposing/redevelopment/ diversification of specific sites now vacant in employment use; c) repurposing/ redevelopment of previously developed sites into mixed uses; and d) optimisation of development within the urban area to increase the efficient use of land.
The policies have been drafted to support the transition of the high street to service centres and community hubs. It is acknowledged that with the changing role of our high streets and a reduced retail focus, a move away from traditional retail uses within our centres will be required particularly to deliver sustainable economic recovery following the Covid-19 pandemic.
It is important to note that paragraph 7.18 of the draft Local Plan states:
"Local evidence indicates that there is no need to plan for an increase in retail floor space in the short to medium term. That said, Policy EC03 encourages local development opportunities for retail and other town centre uses in individual centres where they are able to maintain and enhance the overall health, vitality and offer of a centre."
Each application would therefore be considered on its own merit.
25 August: Update from Leader of the Council
A thriving borough, with vibrant town and village centres at the heart of our communities, is integral to our Vision 2030 for Elmbridge. To deliver on this, it is imperative that we examine all opportunities that could help Elmbridge reach its full potential and allow us to utilise our assets for the benefit of all.
We have been listening to the views and concerns of the Claygate community on the proposed development of Torrington Lodge car park and we have prepared a detailed report (link below) which we hope addresses those concerns and reinforces our commitment to a positive way forward.
A positive way forward
You will see in the detailed report that in 2014 Torrington Lodge car park was identified by EBC as being underutilised. In 2016 and then again in 2021, work was undertaken to assess the potential for the site which included various residential options. The average daily occupancy (based on full duration of stay) is around 23%, and this figure includes permit holders. Although it is acknowledged that there has been an upturn in usage as post-pandemic recovery continues, the car park has been loss making for several years.
In 2021, the Council received an approach from Marks & Spencer PLC and more specifically, from their development partner Kilo Properties Limited, seeking a development opportunity for an M&S food store and residential units.
In November 2022 a full report went before Elmbridge Cabinet for a decision. It is crucial to note that the Cabinet report contained information that was exempt from publication due to the commercial sensitivities. Full debate was undertaken at that meeting and it was resolved that the Kilo / M&S proposal represented a positive way forward, given the assessment of options that had previously been undertaken by EBC.
Following the resolution at Cabinet in November 2022, officers have been working to ensure that a robust DFA (Development Funding Agreement) and lease is negotiated.
Elmbridge Borough Council will retain freehold ownership of the site.
Providing much needed homes
The proposed development includes eight new Council-owned properties. At the end of September 2022, there were 87 households in temporary accommodation, with 36 being outside the borough. These figures are much higher now with more than 100 households in temporary accommodation. Having additional housing units will help support those in need of accommodation in our community and is very much in line with our Vision to prioritise the delivery of more affordable housing by utilising Council sites.
Community views
It is important to us that all views are listened to throughout this process. On our website, we have provided updates and dedicated information addressing the questions and concerns that have been raised with us. We have also worked with Kilo Properties to launch an engagement website, which invites the community to share their individual views.
What’s next?
Through the submission of a planning application, the Claygate community can make an informed consultation response, based on all the evidence provided as part of the planning application from Kilo Properties.
The planning application process ensures that communities are involved in development decisions, allowing everyone to voice their views on issues such as design, scale, traffic and retail impact. The planning process will start once the application has been made, and no such application has been made yet.
Supporting Claygate
We feel that the journey ahead is a positive one for Claygate.
This development encourages the process of placemaking in Claygate, strengthens the local retail offer in a way which is complementary to the current High Street and helps us to deliver on our Vision 2030 for Elmbridge, in both terms of housing need and economic benefits.
We acknowledge that there are concerns on the proposed development, but we believe we should enable this to progress to the planning application process. Those who are against this idea have been very vocal and clearly have serious concerns about what they see as a threat to the village that they love. Those who support the idea are equally clear that it will enhance the village that they love.
We have taken time to consider the concerns of those who are against the idea of an M&S, and those who have claimed the process being followed so far is not open or transparent. Having done this and provided a very detailed report, we hope that worries, concerns, and misunderstandings can be resolved so that we can move forward together for the benefit of the village.
Our priority is always how we can contribute to a thriving and vibrant borough that meets resident’s needs in a sustainable way, and this always remains at the heart of all decision making.
Cllr Bruce McDonald, Leader, Elmbridge Borough Council
4 August: Information addressing local concerns has been added.
We have added further information to help address some of your concerns about the proposed development of Torrington Lodge car park.
28 July: Update - Launch of Community Engagement website
A new community engagement website has been launched today by Kilo Properties. We welcome the opportunity it provides for residents to find out more and comment on the proposed plans for Torrington Lodge car park. The project would deliver a new M&S Foodhall and eight Council owned flats for local people.
In November 2022, we announced that we were looking to redevelop the car park to include retail to help retain footfall in the village centre, provide much needed accommodation for local people and to provide a revenue stream into the future. The proposal will also retain 40 car parking spaces. Importantly, the Council will retain ownership of the site.
The engagement website provides further information on the proposals and invites local residents and businesses to share their thoughts and comments.
We are aware of the concerns that have been raised and encourage local residents and businesses to visit the website to have their say.
The developer must still seek planning permission, which as always is subject to consultation with residents and statutory consultees, like the highways team at Surrey County Council. As part of the application, we will seek views for consideration against our adopted planning policies.
Over the coming weeks we will continue to provide updates.
26 July: Update
We are aware of the concerns of the Claygate Parish Council and the views expressed at the public meeting on 21 July about the proposed development of Torrington Lodge car park. We take those concerns very seriously and want to consider them carefully and respond in a way which fully reflects that. We will continue our discussions with the Parish Council to that end and are arranging a further meeting.
We have a Vision for a thriving Elmbridge. We want our high streets and villages to be community hubs supporting retail, commerce and socialising experiences. When we considered that Vision alongside the facts that Torrington Lodge car park is an underperforming asset, we chose to invest in a positive, beneficial project that would bring value to the Claygate community and to Elmbridge Borough Council.
The benefits as we see them:
- A new M&S Food Hall in the heart of Claygate Village will offer a full food range and click and collect facility.
- Forty car spaces free for up to 90 minutes including 2 fast charge EV, which will encourage trips to existing shops.
- Eight new council owned flats will be provided in a time of housing crisis.
- Improved pedestrian access to Hare Lane, The Parade and a new rear pedestrian access will lead to more customers on foot and thus reduce car use.
- The completed scheme will be owned by Elmbridge Borough Council and provide a positive return to the council to be reinvested into the borough.
And finally, the developer still must seek planning permission, which as always, will be subject to consultation with residents and statutory consultees like the highways team at Surrey County Council. As part of the application, we will seek their views on the impact to the community and local infrastructure for consideration against our adopted planning policies
We will update you further in the weeks ahead.
June: Update
In November last year we updated residents on the potential future development of the Torrington Road car park site in Claygate.
Any development of council sites will always have the interests of a thriving community at its heart, and for this particular site we are pleased to announce that national retailer Marks & Spencer would like to bring its high-quality food offering to this site in Claygate.
It strengthens the retail offer in the village and helps to draw footfall to Hare Lane shops and the Parade, provides much needed accommodation at a time of housing crisis, and will provide a revenue stream into the future.
This development will of course go through the planning process and the necessary consultation with the local community. However, in advance of that, the developer, Kilo Properties Ltd, would like to discuss the opportunities with residents. They will run drop-in sessions at the Claygate Centre for the Community, during the first week of July. Full details to follow.
Cllr Simon Waugh, Portfolio Holder for Leisure, Culture and Commercial Strategy said: “The car park at Torrington Lodge has been underused for a number of years, and this development allows us to strengthen the retail offering in Claygate, providing much needed additional housing and retain parking on the site.”
The car park at Hare Lane continues to be available to residents and visitors to Claygate.
Related news
Redevelopment opportunity in Claygate
The potential development of council sites will always have the interests of a thriving community at its heart.