Thames Basin Heaths Special Protection Area

In March 2005, the Thames Basin Heaths Special Protection Area (SPA) was classified under the EC Birds Directive. It includes areas of heathland across Surrey, Hampshire and Berkshire, covering 11 different local authorities, including Woking. The sites in Woking Borough are parts of Horsell Common, Sheets Heath and Brookwood Heath.

The SPA has been identified as an internationally important breeding habitat for three rare species of bird - the Dartford warbler, woodlark and nightjar.

Natural England has demonstrated that the new population arising from housing developments at a distance of up to 5km away from this SPA can cause significant disturbance to the breeding success of these rare bird populations. This is because of the impacts recreational activities of residents, particularly walking and walking with dogs. As a result, all housing developments within 5km of the SPA will now be subject to stringent tests and impact assessments.

As a statutory consultee on planning applications within 5km of an SPA, Natural England has the right to object to applications which it considers will have a negative impact on an SPA. However, it has established that impacts on the SPA can be avoided through the provision of suitable alternative natural greenspaces to divert recreational pressure away from the SPA. These alternative greenspaces can either be new or improved existing greenspaces.

Natural England has produced standards for the provision of suitable alternative natural greenspaces and Woking Borough Council has applied these to produce a strategy to enable housing developments to continue.

Avoidance Strategy 2010 - 2015

The updated Thames Basin Heaths SPA Avoidance Strategy 2010-2015 (known as the Avoidance Strategy) applies to all planning applications submitted on and after 1 September 2010. It replaces the Thames Basin Heaths SPA Interim Strategy Report for Woking, June 2006. Please note Table 2 within the Avoidance Strategy relating to payment of the tariff has been reviewed.

The Avoidance Strategy contains an overview map of the Borough. A large detailed map of the Borough can be downloaded which shows individual dwellings.

The Avoidance Strategy retains the principles set out in the Interim Strategy, that in order to avoid harm to the SPA planning applications for residential development are expected to financially contribute towards works to improve existing greenspaces within the Borough. The Avoidance Strategy states that the tariff set out within in will be subject to annual review in line with the Retail Price Index. In producing this Strategy officers have worked closely with Natural England.

The key elements of the Avoidance Strategy are as follows:

  • Identification of Suitable Alternative Natural Greenspaces (SANGS).

  • A schedule of improvements to the identified sites is set out through a detailed timetable of works with costs. This enables a developer to demonstrate that they will clearly avoid harm to the SPA by linking their development to specific work to improve the sites. A financial contribution will then be sought from the developer, through the completion of a section 106 agreement, to ensure the improvements are undertaken.

  • The improvements will be provided at 8 hectares of open space per 1000 additional residents between 400m and 5km of the SPA, for at least five years. This is in accordance with Natural England's requirements.

  • It will be open to a developer to provide alternative open space directly rather than make a financial contribution. This open space will be assessed against Natural England's standards.

  • Strategic Access Management and Monitoring (SAMM)

Back to top

Avoidance Strategy tariff (April 2011 update)

Size of dwelling (bedrooms) SANG contribution per dwelling (2011 figures) Landowner payment (2011 figure) SAMM contribution per dwelling Total tariff per dwelling (2011 figures)
Studio £458 £158 £436 £1,052
1 £498 £174 £436 £1,107
2 £671 £237 £590 £1,498
3 £885 £316 £777 £1,977
4 & over £1,027 £355 £901 £2,283

Please note the SANG contribution and Landowner payments have been updated in April 2011 in line with RPI at 5.3%. The SAMM contribution has not been increased.

If you are submitting amended plans or a revised application and have already paid the SPA contribution set out in the SPA Interim Strategy 2006, the earlier payment will be minused from the above revised Tariff.

Back to top

Joint Strategic Partnership Board

The Joint Strategic Partnership Board (made up of the local authorities including Woking, the Government Office, Natural England, Homebuilders Federation, RSPB, Open Spaces Society and the Wildlife Trusts) has produced a Delivery Framework, each affected authority has adopted the framework. It works on the same basis as Woking'sAvoidance Strategy through the provision of suitable alternative natural greenspaces as an alternative recreational area to the SPA and impacts reduced. In addition, access management measures on the SPA will also be introduced to inform visitors about the impacts of their impacts on the rare birds encouraging changes in behaviour.

Further information

For more information on Special Protection Areas visit the Joint Nature Conservation Committee website.

Advice is also available from Cath Laing at Natural England on 01273 476595 or email Natural England. Natural England website www.naturalengland.org.uk