Rolls Farm 070513

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Lightwood Property | 1

ROLLS FARM

Proposed New Allocation SiteConceptual Development Proposal

MARCH 2013

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2 | Lightwood Property

Site location in context

to neighbouring towns

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CONTENTS

1.0 Introduction1.1 Purpose o the Document

1.2 Site Location

2.0 Context2.1 Archaeological & Historical Site Context

2.2 Landscape Context

2.3 ransport Links

2.4 Local Facilities

3.0 Policy & Sites3.1 Policy

3.2 Te Sites

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Introduction

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1.1 Purpose of the Document

Tis document has been produced in responseto the Councils Green Belt Boundary Review as

a preliminary submission o Rolls Farm and its

associated land, in Great Bookham or consideration

in line with the Neighbourhood Development Plan.

Te emerging scheme is ocused on providing an

exemplar inll development that accords with

national and local planning policy and which

provides high standards o design and sustainable

construction, whilst protecting and enhancing thelandscape and biodiversity assets through careully

located so landscape and design. Te vision is to

provide a residential housing scheme that will help

meet the uture needs o Mole Valley and enhance

and sustain Great Bookham as a high quality place to

live.

With increasing planning powers being handed

to local communities, the proposed development

seeks to oset the impact o development through

signicant environmental and social benets.Trough the initial design process opportunities have

been identied, however it is the intention that local

consultation will guide the process. Te community

benets need to outweigh the impact o development.

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1.2 Site Location

Te proposed development site is located on theedge o the settlement to the South West o Great

Bookham. Great Bookham is a village located

between Leatherhead and Guildord in the

Mole Valley district o the county o Surrey. It is

approximately 13.5 kilometres North East o the

centre o Guildord and approximately 5 kilometres

to the South West o Leatherhead, with Dorking in

close proximity. Bookham rail station is just over

2 kilometres away and Engham Junction station

approximately 3.2 kilometres away. Both stationslie on the New Guildord Line operated by South

West rains with regular services to Waterloo and

Guildord.

Te site is located in Mole Valley District but abuts

the district boundary with Guildord District

Te site lies 4.1km south o the M25, Londons

Orbital Motorway, providing easy access to major

road links

Several bus stops surround the site with regular

services to Guildord, Leatherhead, Horsley, Epsom

and Woodbridge illustrating its location as being

highly sustainable

Tere are numerous schools in Bookham and

Fetcham ranging rom nursery to secondary withour schools being in close proximity to the site:

Manor House School, to the West o the site, is an

independent day school or girls aged between 2

and 16 years old; slightly urther West is Howard o

Engham School which is an academy school with

a science specialism or boys and girls aged between

11 and 18 which achieved an outstanding rating rom

the Osted report; to the South West, St eresas is the

Preparatory School or St eresas Engham which is

an independent boarding and day school or girls aged2-18 years old located just over a mile away in 48 acres

o rural grounds in a designated Area o Outstanding

Natural Beauty; and Te Dawnay School to the North

East is a primary school or boys and girls aged rom 4

to 11

o Te South East is Polesden Lacey which is

owned and run by the National rust and is one o the

rusts most popular properties. Tere are extensive

grounds, a walled rose garden, lawns and landscape

walks through part o the estates 1,400 acres

Adjacent to the site is Engham & Leatherhead

Rugby Club and to the South West is Engham Gol

Club

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1.3 Scope & Purpose

Tis document illustrates that any uture planningapplication is based on a good understanding o

local character and circumstances. Tis document

illustrates how a scheme is proposed which draws on

the successul precedents in the Guildord area and

the site character. It provides a ramework that ul ly,

and meaningul ly, engages with stakeholder views.

Te document ollows the recommendations

o circular 01/2006, employing an assessment-

involvement-evaluation-design process. Tis

process may be repeated many times as the design isormulated, tested and rened.

Tis document will orm the basis o an eventual

Design and Access statement, which will be part o

a comprehensive package o inormation submitted

with an outline application.

In this instance the function and purpose ofthe DAS is;

o explain the design process and provide a

concise description o the issues and evaluationsthat arose as part o the area analysis and

consultation with land owners

o set out the urban design and architectural

strategy or the development

o establish minimum quality thresholds and a

ramework that promotes good design

o set a basis or integrating detailed developmentproposals as they come orward over time to help

ensure a coordinated and coherent development

o support the development control process by

setting out criteria to evaluate and assess reserved

matters

o provide a means o brieng designers and

others involved on the standards required when

bringing orward development proposals

o provide a ramework to positively engage the

local community, ensuring the design principles,where possible, meet the needs o the exist ing

residents

Te developing DAS has a logical structure, which

ollows that o a successul design process. Te

ollowing sections set out the process in developing

the current scheme;

Assessment

Involvement

Evaluation Design

Conclusion

Context

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2.1 Archaeological & HistoricalSite Context

A desk based search has identied no areas o high

archaeological importance (AHAP) in or around the

site.

Within the Local Plan the area to the North West

which borders the site is dened as a Conservation

Area with several local buildings being listed. Given

the proposed design o the development it is believed

that our proposal would not aect the characterand appearance o the Area and would not have any

impact on these buildings.

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2.2 Landscape Context

Te site lies to the South West o Great Bookham onthe edge o sett lement. Te site comprises a mix o

grassland, playing elds and agricultural land used

primarily as arable land.

Te Northern and Eastern boundaries are bordered

by the medium density residential buildings o Little

Bookham and Great Bookham respectively with

the Eastern boundary being fanked by a screen o

mature trees and hedgerows. o the South o the site

is more agricultural arable land. o the West o thesite is low density residential use dened by detached

properties in large grounds and to the South West

medium density residential use covered by Policy

RUD1 Inlling in the Green Belt.

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2.3 Transport Links

As the site is close to established residential andemployment areas with a range o acilities and

services within a short cycle or bus distance, it

is considered to be a suitable location or new

development. Rail l inks to work, retail a nd leisure

destinations urther aeld are already in place in

Bookham and Engham Junction, just a couple o

kilometres away.

Vehicle Links

Te site would be integrated within the establishedhighway network. Strategically the site is easily

accessible rom the A246, the main artery road

between Guildord and Leatherhead. Te major

route o the M25 can be accessed at Junction 9 at

Leatherhead within 6 k ilometres and Junction 10 at

Cobham within 7 Kilometres.

Te site abuts the A246 and access would be

achieved directly rom it with secondary access

points onto Old Rectory Lane and Lower

ROadImprovements to the junctions would berequired including trac calming measures which

would provide signicant saety improvements or

the local community.

Public Transport

Bookham railway station is situated 2 kilometres toNorth o the site. Te station is managed by South

West rains whose typical service provides trains

between London Waterloo and Guildord via Epsom

every 30 minutes.

Similarly, Engham Junction which lies just over

3 kilometres away to the North West o the site, is

also managed by South West rains and is situated

at the junction o the New Guildord Line, rom

London Waterloo to Guildord, and the line romLeatherhead, which carries trains rom London

Waterloo via Epsom.

Te site is served by the No.478, 479 and 489 buses

with a number o bus stops being located adjacent

to the site. Tese provide regular services between

Guildord, Leatherhead and Epsom.

Foot & Cycle LinksAs part o t he proposed development signicant

improvements, including a cycle path, would becompleted to provide a direct link to Engham

Junction Station helping to improve movement rom

Great Bookham.

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2.4 Local Facilities

Development o the site will provide highly sustainablehousing or local people with specic landscape and

ecological benets.

Te closest primary school to the site is Te Dawnay

School which is less than 500 metres to the North East

o the proposed housing development on the site. Te

nearest secondary school is Manor House School, which

is only 400 metres to the West o the site.

Te diagram opposite shows the site and the surrounding

environs. Strategically the sites location oers numerous

benets including;

Less than 5 kilometres away rom the centre o

Leatherhead, accessible by car, cycle and bus

Excellent bus and road links to Guildord on the A246

and the M25

A local primar y school and secondary school within

500 metres

Close proximity to the existing services o both

Bookham High Street and Engham A range o leisure acilities in the immediate vicinity

including gol, rugby and horseriding

Direct access to countryside and public open space

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Policy & Sites

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3.1 Policy

Te ollowing are a range o the design relatedpolicies and design guidance documents which

have been relevant to the evolution o the scheme

proposals or the site.

National Planning Policy Framework

Te NPPF states at Paragraph 56 that:

Te Government attaches great importance to

the design o the built environment. Good design

is a key aspect o sustainable development, is

indivisible rom good planning, and should

contribute positively to making places better or

people.

At Paragraph 58 the NFFP states that:

Local and neighbourhood plans should develop

robust and comprehensive policies that set out

the quality o development that will be expected

or the area. Such policies should be based onstated objectives or the uture o the area and

an understanding and evaluation o its defning

characteristics.

Planning policies and decisions should aim to

ensure that developments:

will unction well and add to the overall quality

o the area, not just or the short term but over the

lietime o the development

establish a strong sense o place, using

streetscapes and buildings to create attractive and

comortable places to live, work and visit

optimise the potential o the site to

accommodate development, create and sustain an

appropriate mix o uses (including incorporation

o green and other public space as part o

developments) and support local acilities and

transport networks

respond to local character and history, and

reect the identity o local surroundings and

materials, while not preventing or discouraging

appropriate innovation;

create sae and accessible environments where

crime and disorder, and the ear o crime, do not

undermine quality o lie or community cohesion;

are visually attractive as a result o good

architecture and appropriate landscaping

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Councils Core Strategy dated 2009 andadopted Local Plan dated 2000

Policy CS3

States that the Council is seeking to provide a

balanced housing market and that it will require

housing proposals to take into account and reect

local housing needs in terms o tenure, size and

type o dwellings. In this respect the Council will

particularly seek the provision o two and three

bedroom dwellings suitable or occupation or all

sectors o the community including newly orming

households, young couples and expanding

amilies.

Te proposed development direct ly seeks to address

this need, and in particular seeks to provide an

element o aordable amily housing or local people

o Bookham & Leatherhead.

Policy CS14

States that all new development must respectand enhance the character o the area in which it

is proposed whilst making the best possible use

o the land available, and that the Council will

resist development o a poor quality o design.

Development must also incorporate appropriate

landscaping with particular attention to the use o

trees and hedges native to the locality.

Design principles have been incorporated into

the proposed development so as to ensure that it

respects and enhances both the residential and open

character o Bookham.

Policy CS19

States that new development will be required to

minimise energy use through its design, layout

and orientation; maximise on-site recycling

acilities and the re-use and recycling o materials

used in construction; to meet at least Level 3 o

the Code or Sustainable Homes or housing and

this must include a 10% reduction in total carbon

emissions through the on-site installation and

implementation o decentralised and renewable or

low-carbon energy sources

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Te ollowing policies o the Mole Valley Local Plan

2000 are relevant to the design o this proposal:

Policy ENV22

Tis policy sets out the Councils general

development control criteria and states a design

and layout will be required which:

is appropriate to the site in terms o its scale,

orm and appearance and external building

materials

does not signicantly harm the amenities

o the occupiers o neighbouring properties by

reason o overlooking or its overshadowing or

overpowering eect, noise, trac or other adverse

environmental impact

respects the character and appearance o the

locality

has regard to attractive eatures o the site such

as trees, hedges, walls or buildings that contribute

to the character o the locality

provides any necessary screening and

landscaping suitable to the character o thelocality;

provides sae access to the site and adequate

parking to adopted standards

provides a satisactory environment or

occupiers o the new development.

Policy ENV23

States that development will normally be

permitted where it respects its setting taking

account of:

the scale, character, bulk, proportions and

materials of the surrounding built environment.

Developments will not be permitted where

it is considered they would constitute over

development of the site by reason of scale, height

or bulk or in relation to the boundaries of the site

and/or surrounding developments;

public views warranting protection.

Opportunities will be sought to create attractive

new views or vistas;

townscape features such as street patterns,

familiar landmark buildings, and the space about

buildings; and

the requirement that pitched roofs will

normally be expected

Policy ENV24

States that development will not be permitted

where it would result in a cramped appearance

having regard to the general space around

buildings in the locality.

Policy ENV25

States that proposals or development should

demonstrate that particular care has been taken

in the provision, use and design o spaces between

buildings and that the hard and sof landscape

design is suitable or the site and orm o

development.

Te development proposal is being designed to meet

all o these pol icies. Te scheme will evolve thorough

local consultation. Te scale, placement and

orientation o the proposed development will respect

patterns o the surrounding residential roads and

the open character o the wider countryside beyond

the sites boundary to the west, whilst providing

or a development that would have its own sense o

place and identity. Variety will be introduced into

the proposed design through variations in height

and the incorporation o traditional architectural

character using details and materials prevalent inthe locality

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3.2 The Sites

Tere are two possible development opportunities atthe site; rstly the parcel o land on the edge o the

settlement boundary between the A246 and Lower

Road (Site 1); and secondly on the land at Rolls Farm

(Site 2).

Te emerging development proposal would

represent an opportunity to allocate an innovative

and careully considered design response to the

context o the sites and respond to national and local

guidance and policies o the Mole Valley District

Council.

Te schemes would be designed in accordance with

the signicant changes that have taken place in

local and national planning policy including the

National Planning Policy Framework 2012 which

at paragraph 56 seeks - a presumption in avour o

sustainable development and to secure high quality

design and a good standard o amenity or all

existing and uture occupants o land and building

as well as taking account o the character o thedierent area and the scheme would be drawn up

to refect the principles o a design-led approach to

development.

Te schemes would achieve high standards o

design or both the buildings and the so and

hard landscapes. Tey would be well related interms o scale and design to the existing buildings

adjacent and in the local ity. Te results would be

an enhanced environment with no negative impact

on the amenity o the neighbouring properties.

Tey would be high qual ity developments which

incorporate appropriate provision or access and

amenity.

Te qualities o the proposals can be summarised as

ollows:

Adheres positively to National and Local

Planning Guidance and Local Planning Policies and

Guidance

Respond positively and innovatively to the

guidance set out in Mole Valley District Planning

Policies

Responds to the quality and characteristics o its

context

Brings under-used land into more ecient use

Te building orm responds to the constraintsand opportunities o the site

Is adequately serviced without harming the

amenities o neighbours or creating highways

hazards

Does not overshadow or overlook adjoining

properties or cause harm to their amenity

Provide high quality attractive accommodation,which takes advantage o the site setting

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Site 1

Te overall development area o Site 1 is 24ha. It ismade up o a consortium o land owners with land

within our ownership amounting to 6ha. 2ha o

land is existing playing elds and it is proposed to

retain this use and incorporate into the developing

masterplan. O the 24ha it is proposed to develop

17ha as residential with the remaining being

allocated as public open space.

Te proposed scheme would comprise o 625

residential dwellings including 240 aordable houses

and 7 hectares (17 acres) o open space to meet with

policy requirements.

Te range o dwelling sizes proposed includes 75No.

5-bed houses, 125No. 4-bed houses, 94No. 3-bed

houses, and 81No. 2-beds with a proposed density o

35 dwellings per hectare.

Te indicative site layout provides a comprehensive

development, which would present an ideal inl l

opportunity, rounding o the Great Bookhamsettlement.

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Site 2

Te overall development area o Site 2 is 6.7ha. It ismade up o a single land owner and comprises the

land and buildings at Rolls Farm. It is proposed to

develop a small low density inll with open space

potentially comprising a reti rement scheme o

housing or the over 65s. 2ha o the area would be

used as open space.

Te proposed scheme would comprise o 70

residential dwellings.

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Scale, Massing and Appearance

Te scale o the development swould be domesticresidential, comprising modest detached and semi

detached houses. Most would be 2 storeys with 47

pitch roos responding generally to the houses in the

immediate locality on Te Lourne, Hawkwood Rise

& Rectory Lane

Te houses would be designed to refect the

character o the wider locality rather than just the

style o the houses immediately adjacent.. Te Surrey

vernacular is characterised by a variet y, particularly

o construction materials, oen unique to single

buildings. Tis is the product o time, alterations

and changes refecting the changing needs and

availability o materials and skills. Te architectural

treatment o the schemes thereore will need to

recognise and use the locally evident materials and

apply styles which are practical and easible or

modern construction and living requirements.

Te scheme would aim to create identiable

attractive places through the use o streetscape,landscape and enclosure.

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Thames House, 77a High StreetEsher, Surrey KT10 9QATel: 01372 464 819 Fax: 01372 471 163

Rolls Farm 070513

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