Article 4 direction in town and local centres - not yet in force

Reigate & Banstead Borough Council has put in place an Article 4 direction to remove permitted development rights to convert ground floor commercial units in the borough’s town and local centres to residential properties.

Why has the Council made the Article 4 direction?

The broad intention of the Article 4 direction is to support the borough’s town and local centres by helping to keep shops and services, thereby retaining the vitality of centres, supporting local businesses and jobs, and their ability to serve their local communities.  Permitted development rights for the change of use from shops, restaurants and many other commercial uses to residential use, are undermining the Council’s ability to support the centres.

What is an Article 4 direction?

An Article 4 direction is a part of planning legislation that allows permitted development rights to be withdrawn.  An Article 4 direction does not stop development, but instead requires that a full planning application is made.  The full planning application process allows the Council to engage local planning polices to assess the impact on the borough’s town and local centres, before any conversion can take place.

What are permitted development rights, and which ones will be withdrawn?

Permitted development rights are a national grant of planning permission which allow certain works and change of use to be carried out without having to make a full planning application.  The Town and Country Planning (General Permitted Development) Order 2015 (as amended) (known as the GPDO) contains many forms of permitted development rights.  The rights being withdrawn are those which allow change of use from certain commercial uses to residential use.  These rights are defined as Class M and Class MA rights (within Part 3 of Schedule 2 of the GPDO) and provide for the following changes of use:

• Class M – certain uses (launderette, betting office, pay day loan shop, hot food takeaway, or a mixed use combining use as a dwellinghouse, with a launderette, betting office or pay day loan shop) to dwelling houses
• Class MA – Class E uses (commercial, business and service) to dwelling houses

Where will the Article 4 direction apply?

All the borough’s designated centres will be afforded protection from the Article 4 direction. These are Banstead, Horley, Redhill and Reigate town centres, and the 27 local centres.  However, rather than applying the direction to all land within each centre, it is applied in a targeted way to ensure only applicable commercial premises are covered.  The plans below show where the direction applies.  It only applies at ground floor level.  For more information on how the boundaries of the direction have been drawn, see the evidence report below. 

The direction and plans

• Article 4 direction (confirmed) (PDF)
• Article 4 direction plans (Schedule 2 of the confirmation direction) (PDFs)
• Interactive map showing the Article 4 boundaries (XMAP) - also below

When would the direction come into force?

Friday 13 February 2026. This type of Article 4 direction is referred to as ‘without immediate effect’ and allows 12-months of notice from when the direction was made.

Has there been a public consultation?

On the 13 February 2025, notification of the proposed direction was made.  A public consultation period ran from 13 February to 13 May 2025.  The Council has taken into account the representations received during the consultation period, and made the decision to confirm the direction.  The direction was confirmed by the Council on the 26 June 2025.  By confirming the direction, this completes the legal process, and allows the direction to come into force on the planned date of 13 February 2026.  However, the Secretary of State for Housing, Communities and Local Government could intervene to modify or cancel the direction at any time. 

How will residents, businesses and landowners know that the direction has been confirmed?

Shortly after the confirmation on the 26 June 2025, physical yellow site notices will be displayed in the centres for a minimum of 6 weeks.  An advertisement will be published in the Surrey Mirror local newspaper on 3 July 2025.  These are the notification requirements for confirming the direction, which are set out in the legislation. The Council will also publicise the confirmation on its social media channels and in it’s e-newsletter.

Evidence to support the Article 4 direction

• Evidence to support Article 4 direction in town and local centres (commercial to residential) 5 February 2025 (PDF)
• The proposal to make the direction was presented to The Planning Committee on 5 February 2025. View the full 5 February committee report and webcast of the meeting (ModernGov) (this webcast will expire after 6-months).
• The decision to confirm the direction was presented to The Planning Committee on 25 June 2025. View the full 25 June committee report and webcast of the meeting (ModernGov) (this webcast will expire after 6-months). Please note, this report includes an appendix containing a summary of representations received by email during the consultation period and officer responses.

Who can I contact for more information?

Please email the Planning Policy Team at LDF@reigate-banstead.gov.uk.

To request any of the Article 4 direction information in an alternative format please email the Planning Policy Team at LDF@reigate-banstead.gov.uk or call 01737 276 178 or SMS 0783 462 6468 if you are deaf or hard of hearing.