Principle 1 - Supports economic growth, housing and infrastructure delivery

East Surrey has a longstanding and well recognised sub-regional identity. The authorities of Epsom & Ewell, Mole Valley, Reigate & Banstead and Tandridge have been clustered together as a coherent entity for decades. This area is recognised by residents, businesses, the voluntary sector and statutory providers, as is reflected by local institutions such as East Surrey Hospital and East Surrey College.

There are also clear economic connections across the boroughs and districts, which substantially compose the northern section of the Gatwick Diamond area. Residents within East Surrey already show patterns in how they travel to work, move house and access shops, leisure and other services that clearly identify interconnectivity within the area that does not exist with wider Surrey. Similarly, the proximity to London and Gatwick Airport and strong transport links exerts a clear attraction for clusters of local businesses including financial, technology and logistics enterprises.

The population of East Surrey is, in general, well-educated, highly-skilled and in well-paid employment. The area boasts a mix of urban and rural landscapes, featuring market towns, villages and scenic countryside. Overall, the economy is strong, including a thriving and diverse rural economy with a robust visitor sector. Key target growth sectors include professional services, micro businesses, tourism, retail, specialist manufacturing, and agriculture. The area benefits from easy access to London, as well as high-quality local services and attractive natural surroundings.

These features lead to a high demand for local housing and correspondingly high prices for homes and other proprieties.

However, this overall prosperity also hides pockets of deprivation and poverty. There are marked areas of deprivation across the local authorities, including six of the 21 key neighbourhoods within Surrey’s Health and Wellbeing Strategy.[4] The desirability of the area means that market housing is expensive and beyond the reach of many. Limited land supply only serves to exacerbate this, meaning that those in greatest need may experience barriers to accessing housing, education and training, and be at greater risk of poor living environments.

There is a clear need for additional local housing, to support both resident wellbeing and the potential for future economic growth. However, Local Plans and associated policies identify challenges in delivering on this need, with considerations around density, transport and infrastructure, and balancing development needs across an area with pockets of treasured and protected landscape.

There is a clear connection between the similar housing needs across East Surrey. In housing market terms, the last national assessment of housing market areas grouped the districts and boroughs within East Surrey together within most models.[5] The most recently completed housing needs assessment within the East Surrey area was provided for Reigate & Banstead Council in 2024.[6] This similarly identified evidence that pointed to a ‘…principal housing market geography including Reigate & Banstead in a common housing market area with Mole Valley and Tandridge.’ and that ‘…there are also important (localised) relationships between these authorities with Crawley and Epsom & Ewell…’.

Building upon the clear East Surrey local identity, across a coherent and sensible geography, will thus be a key part of meeting housing demand across the area. A strategic approach which unites this functional geography will help to increase housing supply and meet local needs, thereby both supporting the overall prosperity of the area and aiding those facing housing challenges.

East Surrey has a healthy stock and range of business properties.

East Surrey is synonymous with the quality of its natural environment, including Surrey Hills and the High Weald, designated National Landscapes, Wealden Greensand, a National Character Area, and areas of Great Landscape Value. These, alongside its high levels of connectivity and strong economic base, make it an attractive place to live and do business. East Surrey is also home to several significant large firms and international HQs including – Kimberley-Clark, Santander, AXA, Balfour Beatty Rail, East Surrey College (part of Orbital South Colleges), Fidelity International, Just, CGI, Bytes Software Services, KBR, SES Engineering Services, Unum, Atkins, Toyota, Nuffield Health, Aon, Bunzl, McDermott, Gold Group, Sibelco UK, Monier, Croudace, Linden Homes, Lingfield Race Course, Bristow Helicopters – attracted by the highly skilled population, proximity to London and Gatwick, good schools, and the quality of the natural environment and attractive market towns, amongst other factors.

Epsom and Ewell has a Grade 1 racecourse, the home of the Derby, with nine active trainers’ yards supporting around 170 horses using the training grounds. It also has the world-renowned Laines Theatre Arts and the University of Creative Arts, which offers the only dedicated business school to that industry in the UK. The racing and creative arts industries are a key aspect of the economic prosperity and skills landscape and, alongside the hospital, bring a specific need for worker accommodation and business premises need in the area.

The valued landscape, including many sensitive or protected locations, some of which are of National significance, is also a major constraint to growth, both in absolute, and policy designation terms. This will be best addressed through a coordinated approach to land use planning across the East Surrey area.

The area benefits from a highly skilled workforce. Patterns of commuting are characterised by flows between East Surrey authorities, as well as north into London and south into Sussex. Gatwick Airport's labour market looks north, to Surrey, as well as south. There is also significant in-commuting to Surrey from surrounding authorities, particularly by those in lower paid jobs who cannot access suitable housing in the region. Commuting patterns outside of London provide further evidence of the strong interconnectivity of the areas within East Surrey.

East Surrey’s primary towns include Banstead, Caterham, Dorking, Epsom, Horley, Leatherhead, Redhill, Reigate, and Oxted. The area's retail hierarchy is also interlinked with the surrounding area, both north, to towns in south London, and south to Crawley, and east to Kent. The towns of Caterham, Dorking, Leatherhead and Oxted are considered to have more local catchments. It is also important to note that significant parts of East Surrey are primarily rural in character, especially within Mole Valley and Tandridge.

Transport links also help to tie together the areas within East Surrey, with the main east-west road links between Dorking and Oxted passing through Redhill, the presence of the M25, and the numerous links between the areas around Banstead and Epsom. Many train connections between destinations with the East Surrey area also pass through Redhill, which additionally connects services towards London, Gatwick and the South Coast.

East Surrey has a relatively strong start-up rate with a vibrant number of active business enterprises at over 22,000.

In wider economic terms, the combined economies of Epsom & Ewell, Mole Valley, Reigate & Banstead and Tandridge comprise a significant contribution to the national economy, with a joint GVA of almost £16 billion.

East Surrey map with key towns, workplace zones and transport links

East Surrey map with key development constraints