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

Reigate & Banstead Borough Council is proposing to 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 is the Council making 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An Article 4 direction is a part of planning legislation that allows permitted development rights to be withdrawn.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What are permitted development rights, and which ones would be withdrawn?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 The rights being withdrawn are those which allow change of use from certain commercial uses to residential use.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 would the Article 4 direction apply?

All the borough’s designated centres would 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 (notice of making) (PDF)
• Article 4 direction plans (Schedule 2 of the notice of making) (PDFs)
• Interactive map showing the Article 4 boundaries (XMAP) - link coming soon

When would the direction come into force?

Friday 13 February 2026 - one year after notification. This type of Article 4 direction is referred to as ‘without immediate effect’ and would allow the 12-month notification period.

On the 13 February 2025, notification of the proposed direction was made. This has been done by displaying physical yellow site notices in the centres and by an advertisement published in the Surrey Mirror local newspaper. The Council will also share information on its social media channels and in it’s e-newsletter.

How do I comment on the proposal?

Anyone who wishes to make a representation is invited to do so during the 3-month consultation period. This consultation will run from 13 February to 13 May 2025. To have your say, share your comments by email to LDF@reigate-banstead.gov.uk or in writing to: Town Hall, Castlefield Road, Reigate, Surrey, RH2 0SH.

What happens at the end of the consultation period?

The Council will take into account any representations received during the consultation period to decide whether to confirm the direction. Subject to reviewing representations and any intervention by the Secretary of State for Housing, Communities and Local Government, the direction would then be confirmed. Notice would be publicly served again using site notices and a newspaper advertisement. The direction would come into force on 13 February 2026.

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 committee report and the webcast of the meeting (ModernGov).

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.