alfold neighbourhood plan neighbourhood plan site... · task 2: development of site appraisal...

Alfold Neighbourhood Plan Site Options and Assessment Alfold Parish Council November 2018

Alfold Neighbourhood Plan Site Options and Assessment

Prepared for: Alfold Parish Council

AECOM

Quality information

Prepared by Checked by Verified by Approved by

Shane Scollard, Senior Planner

Una McGaughrin Associate

Una McGaughrin Associate

Ben Castell Director

Revision History

Revision Revision date Details Authorized Name Position

1 October 2018 Draft Report UM Una McGaughrin Associate Planner

2 November 2018 Draft Report following QB comments

UM Una McGaughrin Associate Planner

3 November 2018 Draft Report following further QB comments

UM Una McGaughrin Associate Planner


Prepared by: AECOM Limited Aldgate Tower 2 Leman Street London E1 8FA United Kingdom aecom.com

© 2018 AECOM Limited. All Rights Reserved.

This document has been prepared by AECOM Limited (“AECOM”) for sole use of our client (the “Client”) in accordance with generally accepted consultancy principles, the budget for fees and the terms of reference agreed between AECOM and the Client. Any information provided by third parties and referred to herein has not been checked or verified by AECOM, unless otherwise expressly stated in the document. No third party may rely upon this document without the prior and express written agreement of AECOM.



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Table of Contents

Executive Summary .......................................................................................... 5 1. Introduction .............................................................................................. 6 2. Site Assessment Methodology ................................................................ 8 3. Policy Context ....................................................................................... 10 4. Site Assessment .................................................................................... 13 5. Conclusions ........................................................................................... 29 Appendix A Site Assessment Pro formas ........................................................ 30

Figures

Figure 1-1: Alfold Neighbourhood Plan Area Boundary .......................................................................... 7 Figure 3-1: Dunsfold Aerodrome Allocation .......................................................................................... 10 Figure 3-2: Map of land in Alfold assessed by LAA 2018 ..................................................................... 11 Figure 3-3: Alfold existing and proposed settlement boundaries. Source: Waverley Borough Council 12 Figure 3-4: Alfold Crossways existing and proposed settlement boundaries. Source: Waverley Borough Council .................................................................................................................................... 12 Figure 4-1 Map showing sites included in assessment (1 of 3) ............................................................ 14 Figure 4-2 Map showing sites included in assessment (2 of 3) ............................................................ 15 Figure 4-3 Map showing sites included in assessment (3 of 3) ............................................................ 16

Tables

Table 3-1: Sites Assessed by the LAA 2018 ......................................................................................... 11 Table 4-1 Site Assessment Summary Table .......................................................................................... 17



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Abbreviations used in the report

Abbreviation

APC Alfold Parish Council DPD Development Plan Document Ha Hectare LAA Waverley Borough Council Land Availability Assessment 2018 MHCLG Ministry of Housing, Communities and Local Government LP Local Plan NP Neighbourhood Plan NPPF National Planning Policy Framework PDL Previously Developed Land PPG Planning Policy Guidance (MHCLG) WBC Waverley Borough Council

Alfold Neighbourhood Plan Site Assessment


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Executive Summary The Alfold Neighbourhood Plan is being prepared in the context of the adopted Waverley Borough Council Local Plan (2018). The Neighbourhood Plan will cover Alfold Parish excluding the strategic development allocation at Dunsfold Park. The Steering Group have confirmed to AECOM that the housing requirement to 2032 is 125 homes, but that this figure is now fully completed or committed, so there is no requirement to plan for any housing in the Neighbourhood Plan.

However, this report can be used as a guide by the Neighbourhood Plan group in case they choose to allocate additional sites for development to meet a particular need or contingency sites in case the current planning permissions are not implemented.

A number of sites were identified for potential development within Alfold through the Neighbourhood Plan Call for Sites as well as other sources such as the Waverley Borough Council Land Availability Assessment (LAA, 2018). AECOM has undertaken an assessment of these sites to establish which sites are the most appropriate to allocate in the Neighbourhood Plan to meet the housing requirement and to comply with the emerging Neighbourhood Plan objectives and policies.

The site assessment has found that there are 13 sites that are potentially appropriate for allocation in the Neighbourhood Plan. The remainder of the sites are not considered suitable for allocation in the Neighbourhood Plan. From the shortlist of potentially suitable sites, the Steering Group should now work with Waverley Borough Council and the community to select a site or sites for allocation that best meet the neighbourhood plan objectives.



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1. Introduction 1.1 AECOM was commissioned to undertake an independent site appraisal for the Alfold

Neighbourhood Plan on behalf of Alfold Parish Council. The work undertaken was agreed with the Parish Council and the commissioning group made up of Locality and the Ministry for Housing, Communities and Local Government (MHCLG) in July 2018.

1.2 The Neighbourhood Plan is being prepared in the context of the adopted Local Plan for Waverley, which was adopted in February 2018, and covers the period of 2013-2032, providing a framework for how future development across Waverley will be planned and delivered.

1.3 The adopted Local Plan focuses on strategic issues and priorities including the Council’s overall strategy for where development should be located. It will also tackle issues that are of particular importance locally, such as affordable housing, and the preservation of a healthy, natural and attractive environment.

1.4 The Local Plan is also important in setting the framework for the development of neighbourhood plans. Neighbourhood plans are required to be in general conformity with the Plan, and can develop policies and proposals to address local place-based issues. In this way it is intended for the Local Plan to provide a clear overall strategic direction for development in Alfold, whilst enabling finer detail to be determined through the neighbourhood planning process where appropriate.

1.5 Figure 1-1 shows the designated Alfold Neighbourhood Plan area. When the Site Assessment technical support started, it was the intention of the Neighbourhood Plan Steering Group that the Plan will include allocations for housing.

1.6 Waverley’s Local Plan sets a housing requirement of 125 homes to Alfold Parish. This excludes a strategic allocation at Dunsfold Airfield, the majority of which falls within the parish boundary. Since the adoption of the Local Plan, this figure of 125 has been met through either housing completions or committed through planning permissions. This means there is no residual housing requirement for Alfold Neighbourhood Plan to allocate land for over the Neighbourhood Plan period.

1.7 However, this report can be used as a guide by the Neighbourhood Plan group if they choose to allocate additional sites for development to meet a particular need or contingency sites in case the current planning permissions are not implemented.

1.8 The community consultation carried out to date has demonstrated that the local community would prefer to see smaller developments of 10 units or less rather than a larger housing site to accommodate new housing. There is also a desire to retain strategic gaps between villages and between the villages and any new development at Dunsfold Park.

1.9 The purpose of the report is to assess all potential development sites within the Neighbourhood area and to conclude which sites are appropriate for allocation in the Neighbourhood Plan; in particular whether they comply with both National Planning Policy Guidance and the strategic policies of WBC’s adopted Local Plan. It will recommend, from this group of sites, which are best to allocate as additional or contingency sites based on locally identified criteria and the objectives of the Neighbourhood Plan.



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Figure 1-1: Alfold Neighbourhood Plan Area Boundary (shown within the red line boundary)

Source: Waverley Borough Council



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2. Site Assessment Methodology 2.1 The approach to the site assessment is based primarily on the Government’s National Planning

Practice Guidance. The relevant sections are Housing and economic land availability assessment (March 2015)1, Neighbourhood Planning (updated Feb 2018)2 and also the Locality Neighbourhood Planning Site Assessment Toolkit3. These all encompass an approach to assessing whether a site is appropriate for allocation in a Development Plan based on whether it is suitable, available and achievable (or viable).

2.2 In this context, the methodology for carrying out the site assessment is presented below.

Task 1: Identify Sites to be included in the Assessment 2.3 The first task is to identify which sites should be considered as part of the assessment. This

included:

• All sites included in WBC’s Land Availability Assessment 2018 (LAA); • All LAA sites that were not assessed due to being too small for the LAA to assess • All Sites identified through the Alfold Neighbourhood Plan Call for Sites • Any other sites suggested by the Parish Council.

All sites included in the assessment are shown on Figure 5-1 to Figure 5-3. Please note the colours do not denote a particular type of site and all have been assessed equally.

Task 2: Development of Site Appraisal Pro-Forma 2.4 A site appraisal pro-forma has been developed by AECOM to assess potential sites for

allocation in the Neighbourhood Plan. It has been developed based on the Government’s National Planning Practice Guidance, the Site Assessment for Neighbourhood Plans: A Toolkit for Neighbourhood Planners (Locality, 2015) and the knowledge and experience gained through previous Neighbourhood Planning site assessments. The purpose of the pro-forma is to enable a consistent evaluation of each site against an objective set of criteria.

2.5 The pro-forma enables a range of information to be recorded, including the following:

• General information: - Site location and use; and - Site context and planning history.

• Context: - Type of site (greenfield, brownfield etc.); and - Planning history.

• Suitability: - Site characteristics; - Environmental considerations; - Heritage considerations; - Community facilities and services; and - Other key considerations (e.g. flood risk, agricultural land, tree preservation orders.

• Availability

1 https://www.gov.uk/guidance/housing-and-economic-land-availability-assessment 2 https://www.gov.uk/guidance/neighbourhood-planning--2 3 https://neighbourhoodplanning.org/toolkits-and-guidance/assess-allocate-sites-development/

https://www.gov.uk/guidance/housing-and-economic-land-availability-assessment

https://www.gov.uk/guidance/neighbourhood-planning--2

https://neighbourhoodplanning.org/toolkits-and-guidance/assess-allocate-sites-development/



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Task 3: Site Assessment 2.6 The Site Assessment starts with a sifting process (Stage 1) to review all sites to either:

• discount any sites where development would be clearly in conflict with national or local planning policy4 and it appears to be impossible to mitigate this conflict. For example, if a site was within an environmental designation such as a Site of Special Scientific Interest, within the flood plain (Flood Zone 3b) or isolated development in the countryside, or

• review information relating to site suitability from previous assessments e.g. the LAA or a planning application, and use that information to judge the appropriateness of the site for allocation in the Neighbourhood Plan.

2.7 Where sites had not already been assessed through the WBC LAA or through a planning application, the sites were assessed using the Site Assessment Pro-forma.

2.8 All sites are assessed using a combination of desktop research and site visits.

Task 4: Review results 2.9 A review of the results (Stage 2) is then carried out.

2.10 The site assessment conclusions based on Stages 1 and 2 are written up into a summary table. A ‘traffic light’ rating of all sites has been given based on whether the site is an appropriate candidate to be considered for allocation in the Neighbourhood Plan. The traffic light rating indicates ‘green’ for sites that show no constraints and are appropriate as site allocations, ‘amber’ for sites which are potentially suitable if issues can be resolved and ‘red’ for sites which are not currently suitable. The judgement on each site is based on the three ‘tests’ of whether a site is appropriate for allocation – i.e. the site is suitable, available and achievable.

2.11 The traffic light ratings give an indication of which sites are appropriate for allocation in the Neighbourhood Plan. However, it should be thought of as a ‘long list’ of sites from which the necessary sites to meet the housing requirement can be selected. The site selection should be based on local criteria and the objectives of the Neighbourhood Plan. Sites should be selected through consultation with local people and with the Local Planning Authority.

2.12 Where sites were previously included in the LAA, the indicative housing figure shown in this document has been used. If landowners/developers have put forward a housing figure, this has been used if appropriate. Where a site capacity figure does not exist, a calculation of the number of units at a reasonable development density (number of homes per hectare) has been applied. This is an indicative figure and can be revised for the eventual site allocation(s), depending on the housing requirement, site-specific constraints and landowner discussion. It is recommended that number of houses allocated per site is consistent with the existing density of the settlement and appropriate for the location and setting, taking into account the site specific characteristic and constraints.

4 National policy is the National Planning Policy Framework and Planning Policy Guidance (MHCLG) and Local Planning Policy is the South Oxfordshire adopted and emerging Local Development Plan.



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3. Policy Context 3.1 The Neighbourhood Plan policies and allocations must be in accordance with the strategic

policies of the adopted Local Plan. The current local development policy comprises Waverley Borough Local Plan Part 1: Strategic Policies and Sites (LPP1) adopted in February 20185 and Waverley Borough Local Plan Part 2: Site Allocations and Development Management Policies (LPP2), which is currently emerging. LPP1 replaces a number of policies from Local Plan 2002; however some of the Local Plan 2002 policies have been retained until the adoption of LPP2.

3.2 LPP1 allocates just one site within Alfold for development, the Dunsfold Aerodrome Site, which is a strategic allocation (sites capable of accommodating more than 100 dwellings), and therefore is outside the scope of this Neighbourhood Plan Site Assessment. LPP2 is currently emerging however, comprising the Waverley Local Plan Part 2: Non-Strategic Policies and Sites Issues and Options consultation Document.

3.3 As part of LPP1, the Local Authority, Waverley Borough Council (WBC), have allocated 125 dwellings to Alfold Parish in the Adopted Local Plan (ALP) within Policy ALH1: The Amount and Location of Housing6, revised up from 100 homes on the recommendation of the Planning Inspector. In doing so, it classes Alfold as a smaller village (also referred to as medium sized villages) in the settlement hierarchy, which will see ‘limited planned growth.7’ It is also worth noting that 188 dwellings are anticipated via windfall sites within both larger and smaller villages.

3.4 These allocation policies exclude the strategic allocation for Site SS7: Dunsfold Aerodrome, which comprises 2,600 homes, and is shown in the figure below. An application on the site for 1,800 dwellings was recently granted by the Secretary of State. Policies relating to this site have not been considered here, as the site will not be assessed by Alfold Parish Council.

Figure 3-1: Dunsfold Aerodrome Allocation

Source: Adopted Local Plan

5 The Planning Inspectorate issued the Waverley Borough Local Plan Part 1 Examination Inspector's Report on 1 February 2018. 6 ALP, pp.6 7 ALP, pp.30



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3.5 The housing requirement for Alfold has now been met. The LPP2 Issues and Options Consultation document makes clear that sites will either be allocated via LPP2 or by neighbourhood plans.

3.6 The table below shows a summary of sites assessed in the most recent LAA (May 2018) in Alfold and the conclusions as to whether each site is suitable, available and viable for development. Not all of the LAA sites are duplicates of the Alfold sites and vice versa but there are a number of overlaps. The figure on the following page shows the LAA sites on a map.

Table 3-1: Sites Assessed by the LAA 2018

Source: LAA 2018

Figure 3-2: Map of land in Alfold assessed by LAA 2018

Source: LAA 2018



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Figure 3-3 and Figure 3-4 show the existing and proposed settlement boundaries for Alfold and Alfold Crossways included in WBC’s Local Plan Part 2: Site Allocations and Development Management Policies consultation document. Sites allocated in the Neighbourhood Plan should have regard to the existing and proposed settlement boundaries for the villages and the policies that relate to them.

Figure 3-3: Alfold existing and proposed settlement boundaries. Source: Waverley Borough Council

Figure 3-4: Alfold Crossways existing and proposed settlement boundaries. Source: Waverley Borough Council



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4. Site Assessment 4.1 A number of sites were assessed to consider whether they would be appropriate for allocation

in the Alfold neighbourhood Plan. These include sites that were submitted through the Waverley LAA 2018 and found suitable, available and viable for development; and through the Neighbourhood Plan Steering Group’s ‘Call for Sites’.

4.2 Table 4-1 sets out a summary of the site assessments. This includes the LAA conclusion regarding each LAA sites’ ‘developability’ and the conclusions of the Neighbourhood Plan site assessment.

4.3 The final column is a ‘traffic light’ rating for each site, indicating whether the site is appropriate for allocation. Red indicates the site is not appropriate for allocation through the Neighbourhood Plan. Green indicates the site is appropriate for allocation through the Neighbourhood Plan. Amber indicates the site is less sustainable, or may be appropriate for allocation through the Neighbourhood Plan if certain issues can be resolved or constraints mitigated.

4.4 All sites are considered to be available for development, as they were submitted through the Call for Sites or assessed as available in the LAA.

4.5 The summary table shows that two sites are considered appropriate for allocation through the Neighbourhood Plan with eleven further sites potentially appropriate for development or conversion from other uses e.g. agricultural, if the identified constraints can be resolved. Thirteen sites are considered to be unsuitable for development and therefore inappropriate as allocations, mainly due to their remote location and the lack of integration with the village. Allocation of these sites would lead to unsustainable development which would be contrary to both national and local planning policy. Two of the sites have not been given a rating as they already have planning permission.

4.6 Table 4-1 and the maps Figures 4-1 to 4-3 should be read alongside the completed pro-formas presented in Appendix A.



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Figure 4-1 Map showing sites included in assessment (1 of 3)

Source: Alfold Parish Council. Please note the colours do not denote a particular type of site and all have been assessed equally.



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Table 4-1 Site Assessment Summary Table

NP REF

SITE LOCATION

Current Use Size: Hectares (approx.)

WBC LAA8 Ref

Proposed units9

Stage 1 - Initial assessment Stage 2 - Site Assessment Summary Site Assessment Rating

SBE 1 Springbok Estate

Greenfield 6.8 710 140 Site suitability has been tested through a recent planning application and appeal (planning application reference WA/2015/1381). The Inspector concluded that the part of the overall proposal that involves the improvement and expansion of the existing Care Ashore operation would be acceptable, to include a net additional 59 dwellings for the Care Ashore residents which includes a community bus to provide transport. The Inspector refers to Area 1 of the overall proposal, which the NP Steering Group understand relate to site SBE2. Development of site SBE1 would be an unsustainable location for additional development not related to the Care Ashore facility as it is isolated from community facilities and services including public transport. Site not subject to further assessment through site assessment proforma.

Not suitable / not appropriate for allocation in NP

8 Waverley Borough Council Land Availability Assessment (2018) 9 Figure put forward by a landowner, or estimates in the LAA. This figure is not necessarily the recommended number of homes for allocation. Please see Stage 2 Site Assessment Summary column for more details.


Prepared for: Alfold Parish Council AECOM 18

NP REF

SITE LOCATION


WBC LAA8 Ref

Proposed units9



PDL and Greenfield

4.4 848 80 Site suitability already tested through a recent planning application and appeal. Site has extant planning permission for 41 dwellings, 14 of which have been built. Site in isolation is not a sustainable location for growth as it is remote from services and facilities including public transport. However, the Inspector's report for planning application WA/2015/1381 concluded that the part of the overall proposal that involves the improvement and expansion of the existing Care Ashore operation would be acceptable, to include a net additional 59 dwellings for the Care Ashore residents which includes a community bus to provide transport. The Inspector refers to Area 1 of the overall proposal, which combines Sites SBE1 and SBE 2 and it appears that the proposed development would straddle the two sites. Inspector's report recommendations taken forward. Site not subject to further assessment through site assessment proforma.

Site 2 is suitable for 59 new dwellings as part of an expansion of the Care Ashore facility, in accordance with the proposals set out in Planning Application WA/2015/1381.


PDL and greenfield

1.6 848 30 The site includes converted farm buildings now used for B1 office and B8 storage use. Further development of this site would be unsuitable as it is distant from services including public transport. Site is outside the settlement boundary. Stage 1 conclusion taken forward. Site not subject to further assessment through site assessment proforma.



PDL and Greenfield

1.3 N/A 30 The site includes converted farm buildings now used for B1 office and B8 storage use. It is adjacent to residential buildings but is remote from services and facilities including public transport. Further development of this site would be unsuitable due to remote location outside the settlement boundary. However, conversion of additional farm buildings to residential may be possible if the proposals met the National Planning Policy Framework para 79 criteria, namely that:

Potentially suitable for redevelopment of farm buildings for residential. Further redevelopment of the site would be unsuitable.



NP REF

SITE LOCATION


WBC LAA8 Ref

Proposed units9


a) there is an essential need for a rural worker, includingthose taking majority control of a farm business, to livepermanently at or near their place of work in thecountryside; b) the development would represent theoptimal viable use of a heritage asset or would beappropriate enabling development to secure the future ofheritage assets; c) the development would re-useredundant or disused buildings and enhance its immediatesetting; d) the development would involve the subdivisionof an existing residential dwelling; or e) the design is ofexceptional quality, in that it: - is truly outstanding orinnovative, reflecting the highest standards in architecture,and would help to raise standards of design moregenerally in rural areas; and - would significantly enhanceits immediate setting, and be sensitive to the definingcharacteristics of the local area.Site taken forward for further assessment.


Agriculture 6 N/A 120 Agricultural land. Outside settlement boundary. A small amount of development of this site would be a continuation of the built form of Alfold along Rosemary Lane and is relatively well located for village services. However, development of this site would represent ribbon development and would extend the village into open countryside. There is no footpath connecting the site with the settlement. The scale of development indicated would be contrary to Policy RE1 of the local plan and would impact the character of the settlement. Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.



Greenfield 2.7 848 60 Appears to be suitable in principle for a small amount of development but no footpath connecting site with settlement. If no potential to connect to a safe pedestrian route this would not be suitable. Vehicular access possible from Dunsfold Road. If Neighbourhood Plan objectives

A portion of the site may be suitable for a limited amount of development in line with Policy RD1 (Rural Settlements) which is well-related in scale and location to the existing development within or adjacent to the village. Safe pedestrian access



NP REF

SITE LOCATION


WBC LAA8 Ref

Proposed units9


are for smaller sites, a smaller portion of this site could be allocated adjacent to the existing line of homes. Site taken forward for further assessment.

would need to be established.


Greenfield 5.5 711 100 Site included in 2018 LAA but rejected as unsuitable due to location adjacent to Site of Nature Conservation Interest and the fact it would represent a significant westward extension to the existing Local Plan settlement boundary of Alfold Crossways, beyond the existing frontage development. The site does not relate well to the settlement area. A recent appeal decision confirmed that this would not be a sustainable location for major residential development. While these conclusions are considered to be entirely accurate, the LAA did not take into account a smaller portion of the site for development, which could potentially be more suitable for development, at a significantly lower number than the proposed 75 homes. Access appears to be possible directly from Loxwood Road. However, development here would be more than is needed for the Neighbourhood Plan housing requirement and the scale of development may harm the character of the settlement and would be a departure from the existing linear form of the village. Site taken forward for further assessment.

A smaller portion of the site than the site boundary shown on Figure 4-1 may be suitable for a limited amount of development in line with Policy RD1 (Rural Settlements) . Any development proposed would need to be well-related in scale and location to the existing development adjacent to the village. It is considered that development of the entire site would be unsuitable due to the scale and impact on the village.

SBE 8 Springbok Estate Sites

Greenfield 11.2 848 230 Assumed to be SBE1 + SBE2. See conclusions for SBE1 and SBE2 above.

See conclusions for sites 1 and 2. Sites 1 + 2 combined



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NP REF

SITE LOCATION


WBC LAA8 Ref

Proposed units9


BF 9 Bridian Farm, Loxwood Rd

Agriculture 2.7 968 80 LAA conclusions are that development on this site would not integrate well with the existing settlement and would have an adverse landscape impact. Site is outside the settlement boundary, and the scale and location of proposed development would not be well related to the village. However, if the road was upgraded, it is possible that a small amount of development could be possible here and the settlement boundary re-drawn in the Neighbourhood Plan to include a portion of this site. Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.

A portion of the site may be suitable for a limited amount of development in line with Policy RD1 (Rural Settlements) which is well-related in scale and location to the existing development within or adjacent to the village. It is considered that development of the entire site would be unsuitable due to the scale and impact on the village.

HM 10

Horders Meadow, Loxwood Rd

Agriculture 0.3 876 12 LAA conclusion is the site is more than 100m from settlement but as it is adjacent to existing residential, albeit in a separate Local Authority area, this should be taken forward for assessment.

Site is potentially suitable for housing as it is adjacent to a residential area at Alfold Bars and close to public transport. However, if a strategic gap policy is included in the Neighbourhood Plan and allocation of this site would conflict with the draft policy; this site could be ruled out as an option.

BHF 11

Brockhurst Farm, Dunsfold Rd

Agriculture 4.5 277 23 LAA conclusions are that the south western area of the site, infilling and rounding off development on the Dunsfold Road frontage, could offer some more limited potential. On this basis the site is potentially suitable for development. However, whether the site is allocated or not is a matter for the Alfold Neighbourhood Plan, and whether they identify a need to release greenfield sites for development. LAA indicates there are no inherent constraints to development of this site. Recent planning permission has been granted for 23 dwellings but refused for further development. Suitability of site for development tested through planning application. Site not subject to further assessment through site assessment proforma.

The site now has planning permission for 23 units so does not need to be allocated. Further development unsuitable as indicated by the Inspector.



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NP REF

SITE LOCATION


WBC LAA8 Ref

Proposed units9


FF 12 Farnhurst Farm, Horsham Rd

Agriculture 9 N/A 150 Adjacent to edge of Dunsfold Aerodrome Strategic Allocation. Not connected to any settlement within Alfold therefore not currently suitable / not appropriate for allocation in NP. A small portion of the site is in Flood Zone 210 which has a medium risk of flooding and is usually not appropriate for development. Development of the site would also compromise the proposed Neighbourhood Plan strategic gap. Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.


WWE 13

Wildwood Entrance, Horsham Rd

Geenfield 2.38 275 30 LAA conclusions are that the site is within the Countryside beyond the Green Belt and is detached from the existing settlement boundary of Alfold Crossways. It is not closely related to the settlement boundary and development of this site is likely to have a harmful impact on the character of the area. Development of this site would mean extending the settlement into open countryside and there would be impacts on the character. However, as the site is connected to the existing built up edge of the village, it is possible that the settlement boundary could be redrawn to include this site. Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.

Potentially suitable for development through an extension of the settlement boundary, however development here would be an extension of the village into open countryside with impacts on the character of the area. Potentially appropriate for allocation in NP but significant constraints.

10 Land having between a 1 in 100 and 1 in 1,000 annual probability of river flooding; or land having between a 1 in 200 and 1 in 1,000 annual probability of sea flooding.



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NP REF

SITE LOCATION


WBC LAA8 Ref

Proposed units9


RCC 14

Rear Chilton Close

Agriculture 2.6 276 60 LAA conclusions are that the site adjoins the existing rural settlement boundary for Alfold to the north and west. There is access to it via Chilton Close. The site is a flat agricultural field. On this basis the site is potentially suitable for development. However, whether the site is allocated or not is a matter for the Alfold Neighbourhood Plan and whether they identify a need to release greenfield sites for development. Appears to be suitable as an extension to the planning permission at Land West of Sweeters Copse if access could be gained through the Sweeters Copse site. However part of the site (potentially needed for access) appears to be in an area of High Archaeological Potential - Mesolithic flint scatter and Medieval Pottery, west of Sweeter's Copse, Alfold WA205 (Policy HA1). This would need to be investigated/mitigated to ensure development would be acceptable in this location. Conclusions of Stage 1 taken forward. Site not subject to further assessment through site assessment proforma.

Appears to be suitable as an extension to the planning permission at Land West of Sweeters Copse if access could be gained through the Sweeters Copse site. However part of the site (potentially needed for access) appears to be in an area of High Archaeological Potential - Mesolithic flint scatter and Medieval Pottery, west of Sweeter's Copse, Alfold WA205 (Policy HA1). It would also need to be established with Highways Officers from WBC that the access road into the Sweeters Copse site (which has planning permission) would be sufficient to deliver further development on this site.

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South Satchel Court Drive

Greenfield 0.4 614 12 LAA conclusions are that the site is located within the Countryside beyond the Green Belt. It is detached from the existing settlement boundary of Alfold Crossways and does not integrate well with the settlement boundary. As such, development of the site would have an adverse landscape impact. Planning application for 8 dwellings (WA/2018/0467) was refused on the grounds of the number of dwellings and layout, urbanising effect and loss of the open field, failing to preserve the intrinsic changer and beauty of the Countryside, Also conflicts with the Council’s Spatial Strategic and a number of policies. It is therefore considered that the principle of development on this site is not accepted and the site is therefore not suitable for allocation.

Planning application refused and therefore not a suitable site for allocation.

Alasdair Denton-Miller



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NP REF

SITE LOCATION


WBC LAA8 Ref

Proposed units9


Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.

LBL 16

Little Bookers Lea, Horsham Rd

Greenfield 1.6 967 50 LAA identifies that site lies within the Countryside beyond the Green Belt. It does not adjoin the settlement boundary and there is a 90m gap between the settlement boundary and the edge of the site. Development on this site would not integrate well with the existing settlement and would have an adverse landscape impact. Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.

Site would be outside the settlement boundary but contiguous with the built edge of the settlement therefore is potentially suitable for allocation in the Neighbourhood Plan. However, development of the whole site would have an adverse landscape impact and is some distance from services and facilities. It would also conflict with proposed strategic gap policy in Neighbourhood Plan.

NS 17 Nutshell, Horsham Rd

Greenfield 2 Site is removed from the settlement boundary and although it is linked to the built edge of the village by a private access lane the site and development would not integrate well with the existing built form of the settlement. Site also contains Ancient Woodland. Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.

Site is not contiguous with the existing settlement. Not suitable / not appropriate for allocation in NP

GC 18

Garden Centre, Horsham Rd

PDL and Greenfield

3.1 472 45-55 Site has planning permission for 10 units. Further application for 29 units refused on grounds of urbanising nature and poor layout and design. Site taken forward for further assessment to provide further details.

Site has planning permission for 10 homes therefore does not need to be allocated in the NP for this development as it is already committed development. However, there is scope for additional housing here and owners have submitted plans for 29 units on the site. The site is potentially suitable for the additional homes on the brownfield part of the site as proposed in the most recent planning application or as a larger development extending northwards to the existing development without encroaching into open countryside. However, this would have an urbanising impact as recognised in the recent planning refusal and would not meet the Neighbourhood Plan objectives of allocating sites for a lower amount of development (up to 10 units). It is



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NP REF

SITE LOCATION


WBC LAA8 Ref

Proposed units9


recommended that this site should be considered for allocation beyond the 10 units already granted if it is found that there is not another suitable site or sites to meet the residual housing requirement elsewhere in the village.

GF 19 Glebelands Farm, Loxwood Rd

Greenfield 6.4 Site is removed from settlements, and scale of development would significantly change size and character of area. Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.

The site is in open countryside and not contiguous with the settlement. The scale of development would impact the character of the village

BHF 20

Brockhurst Farm, Dunsfold Rd

Planning permission

0.5 857 5 Planning permission for residential therefore do not need to allocate. Site has planning permission and therefore does not need to be further tested for suitability.

Site has planning permission for 3 units therefore does not need to be allocated in the NP as it is already committed development. However, if the Parish Council would like to allocate the site in the NP to indicate support for development in this location in the event that development is not implemented, this is an option as long as the housing figures are not double counted with LPA housing supply figures.

Planning permission

CC 21 Chilton Close Extension

Greenfield 0.5 470 16 LAA conclusions are that the site adjoins the existing settlement boundary. Its development would represent a relatively modest extension to the settlement area. There is existing access from Chilton Close. However, whether the site is allocated or not is a matter for the Alfold Neighbourhood Plan and whether they identify a need to release greenfield sites for development. The site contains a number of trees and is reported by the Parish Council to have been subject to flooding. If these constraints can be resolved or mitigated, the site could be suitable for a small amount of development with access from Chilton Close. However, the site is understood to be part of a Rural Exception Site of 24 homes and if future

Waverley Borough Council owned site and assumed to be available for development as it was found to be deliverable in the recent LAA. However, there are significant constraints including the tree cover and the Rural Exception policy.



AECOM 26

NP REF

SITE LOCATION


WBC LAA8 Ref

Proposed units9


housing was also required to be provided under the same regulations (e.g. 100% affordable housing for people with a connection to Alfold) this may prove to be a barrier to delivery. It is possible the Rural Exception policy on this site could be lifted if it could be proved that the Affordable Housing need had already been met in Alfold. Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.

BF 22 Brookfield, Horsham Rd

Greenfield 0.9 893 10 LAA identifies that the site is well related to the existing settlement boundary. Although there is limited access to the site as it is set back from the Horsham Road, this issue could be overcome. On this basis the site is potentially suitable for development. However, whether the site is allocated or not is a matter for the Alfold Neighbourhood Plan and whether they identify a need to release greenfield sites for development.' The LAA finds this site suitable for development; however it is not clear from the available information whether access to the site would be possible. If it is established that access to the site is possible, this site is suitable for allocation in the Neighbourhood Plan. Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.

The LAA finds this site suitable for development; however it is not clear from the available information whether access to the site would definitely be possible. If it is established that access to the site is possible, for example through confirmation from a WBC Highways Officer, this site is suitable for allocation in the Neighbourhood Plan.

CF 23 Chapel Field, Loxwood Rd

Planning permission

1 392 8 Site rejected as unsuitable in LAA. The site is within the Countryside beyond the Green Belt. On its southern boundary it adjoins both the settlement boundary and Alfold Conservation Area which also extends northwards on the eastern side of Loxwood Road. It is thus reasonably well related to the existing settlement boundary. In 2014, an appeal Inspector concluded that development of the site for this number of dwellings would have a significant

The site has recently been granted planning permission for 8 units. This figure (8 units) should be taken off the housing requirement for the Parish and the site does need to be allocated in the Neighbourhood Plan. However, if the Parish Council would like to allocate the site in the NP to indicate support for development in this location in the event that development is not implemented, this is an

Planning permission



AECOM 27

NP REF

SITE LOCATION


WBC LAA8 Ref

Proposed units9


adverse effect on the character and appearance of the surrounding area. In 2016, a planning application for 10 dwellings was refused and also dismissed on appeal, for similar reasons as the earlier appeals. An application for the Erection Of 8 Dwellings And A Building To Provide A Mixed Use Retail (Use Class A1) And Cafe (Use Class A3) Together With Associated Works; Provision Of A Village Parking Area And Open Space WA/2018/0977

option as long as the housing figures are not double counted with LPA housing supply figures.

SBS 24

Self-build site, Loxwood Rd

Greenfield 0.4 574 8 LAA identifies the site as unsuitable as development of the site is considered likely to impact adversely on the setting of the Grade I Listed church and Conservation Area, and have an adverse landscape impact. In 2013 and 2014 applications were refused for 8 dwellings. The site is adjacent to the conservation area including a Grade I listed building. Access to the site appears to be difficult given the topography and location on a bend. However, the site is adjacent to the existing settlement and therefore if the impacts on conservation area, trees and landscape could be minimised through design, and it was confirmed that the access was achievable, this site is potentially suitable for development and therefore could be considered for allocation in the Neighbourhood Plan. Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.

The site has been found unsuitable in the LAA and previous planning applications have been refused. There are significant constraints to development of this site and it is therefore unlikely to be appropriate for allocation in the Neighbourhood Plan.



AECOM 28

NP REF

SITE LOCATION


WBC LAA8 Ref

Proposed units9


[Site 25]

Land-west of Sweeter's Copse

Planning permission

14.46 692 111 Site has planning permission for 3 units. Site not subject to further assessment through site assessment proforma.

Site has planning permission for 3 units therefore does not need to be allocated in the NP as it is already committed development. However, if the Parish Council would like to allocate the site in the NP to indicate support for development in this location in the event that development is not implemented, this is an option as long as the housing figures are not double counted with LPA housing supply figures.

Planning permission

[Site 26]

Land between Dunsfold Road and Alfold Road

Greenfield 51.17 848 400 Site included in 2018 LAA but rejected as unsuitable for the following reasons: The site is located within the Countryside beyond the Green Belt and part of the site is within the AGLV. It adjoins an SNCI to the east and adjoins, but does not relate well to, the existing settlement boundary at Alfold Crossways. It would represent a significant westward extension of Alfold Crossways, beyond the existing frontage development. A recent appeal decision confirmed that this would not be a sustainable location for major residential development. Site considered to be unsuitable for allocation in NP Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.


[Site 27]

Land N. of Springfield Cottages

Greenfield 708 Site included in 2018 LAA but rejected as unsuitable as it is over 100m from the settlement boundary The Neighbourhood Plan site assessment does not apply a distance criteria as the LAA has done as it is possible that new development in the more rural parts of the Parish would be suitable. However, the NPPF paragraph 79 makes clear that isolated development in the countryside is unsustainable and should be avoided. Therefore, this site is considered to be unsuitable for allocation in NP Stage 1 conclusions taken forward. Site not subject to further assessment through site assessment proforma.




AECOM 29

5. Conclusions 5.1 A number of sites were identified for potential development within Alfold through the

Neighbourhood Plan Call for Sites as well as other sources such as the Waverley Borough Council Land Availability Assessment (LAA, 2018). AECOM has undertaken an assessment of these sites to establish which sites are the most appropriate to allocate in the Neighbourhood Plan, if APC choose to do so, and to comply with the emerging Neighbourhood Plan objectives and policies.

5.2 The site assessment has found that of the sites included in the assessment, 13 are unsuitable for development and can be ruled out as potential site allocations in the Neighbourhood Plan. A further 11 are potentially suitable but most have constraints or issues to be explored and resolved before they can be considered for allocation. Two sites are considered suitable for development. To summarise the assessment results:

• One of the Springbok Estate sites (site 2) is suitable for new development as an expansion of the Care Ashore facilities, following a recent Planning Inspector’s decision on a larger proposal (planning application WA/2015/1381)

• Three of the submitted sites - two of the Springbok estates sites (sites 6 and 7) and site 16, if reduced in size to a smaller portion adjacent and if located adjacent to the existing settlement, may be suitable for a Neighbourhood Plan housing allocation, if the reduced site size was agreed with the landowner.

• One of the Springbok Estate sites (site 4) is potentially suitable for conversion of B2 use to residential.

• The most appropriate site for allocation may be site 14 if the constraints can be explored and resolved. However, development of this site would amount to more than 10 units and therefore this may conflict with Neighbourhood Plan objectives.

• Other sites that are potentially suitable for a small amount of development, depending on whether the issues raised can be resolved, include sites 10, 13, 21, 22 and 23.

• Further development of the Garden Centre site would be potentially suitable as a Neighbourhood Plan allocation; however as with other sites, it is likely to conflict with the Neighbourhood Plan objectives of delivering housing on sites of up to 10 units only, therefore this site may be less favourable for allocation unless there is an additional requirement for housing which cannot be met elsewhere.

• Two sites included in the site assessment now have been granted planning permission and so it is unnecessary to allocate these in a Neighbourhood Plan.

5.3 It is now up to the Neighbourhood Plan group to use the information provided in this report, and other evidence, to decide whether to allocate additional sites in the Neighbourhood Plan to meet a particular development need, and if so, to select preferred sites for allocation. This should be done in consultation with WBC and the local community.

5.4 In order for a site to be allocated in a Neighbourhood Plan, there should be evidence that the proposed site is economically viable. Any Greenfield sites in this area that don’t have significant development constraints or infrastructure requirements are likely to be viable, due to high land values in the area. However, the viability of the sites should be discussed with WBC prior to selecting sites for allocation. It is possible that Local Plan viability evidence can be used to demonstrate that the proposed sites in Alfold are viable, or the individual landowners could be approached to request evidence of viability, e.g. a viability appraisal.



AECOM 30

Appendix A Site Assessment Pro formas Appendix A contains completed site appraisal pro formas for sites that have not already been assessed by Waverley Borough Council through the LAA process or a planning application. These are:

• SBE4, 6 and 7 – part of the Springbok sites submission

• GC18 Garden Centre, Horsham Road

• HM10 Horder’s Meadow, Loxwood Road

1

Site Assessment Proforma General information

Site Reference / name SBE 4

Site Address (or brief description of broad location)

Springbok Estate, Alfold GU6 8HT

Current use Agricultural and B2 uses.

Proposed use Housing

Net developable area (Ha) Total area of the site in hectares

1.2

SHLAA site reference (if applicable)

-

Method of site identification (e.g. proposed by landowner etc.)

Alfold Neighbourhood Plan Call for Sites

Context

Is the site: Greenfield: land (farmland, or open space, that has not previously been developed)

Brownfield: Previously developed land which is or was occupied by a permanent structure, including the curtilage of the developed land

Greenfield Brownfield Mixture Unknown

2

and any associated infrastructure.

Site planning history Have there been any previous applications for development on this land? What was the outcome?

N/A

Suitability

Site Characteristics

Is the current access adequate for the proposed development? If not, is there potential for access to be provided?

Current access is along a private single carriageway lane, which may have multiple ownership issues. The laneway would have to be upgraded to allow for safe passage of vehicles.

Is the site accessible?

Provide details of site’s connectivity

The site is removed from the village and is accessible by car. The site is not directly served by public transport, and lacks pedestrian and cycling infrastructure for safe access to Alford village.

Environmental Considerations

Questions Assessment guidelines

Observations and comments

Is the site within or adjacent to the following policy or environmental designations:

• Green Belt• Ancient Woodland• Area of Outstanding Natural Beauty

(AONB)• National Park• European nature site (Special Area of

Conservation or Special Protection Area)• SSSI Impact Risk Zone• Site of Importance for Nature

Conservation• Site of Geological Importance• Flood Zones 2 or 3

Limited or no impact or no requirement for

mitigation

The site is less than 500m to the Chiddingfold Forest SSSI.

Ecological value? Could the site be home to protected species such as bats, great crested newts, badgers etc.? Unknown

An ecological survey of the impact of development on the ecological capital (e.g. bats roosting in old farm buildings) of the site would be required for a planning application.

Landscape and Visual Impact

Is the site low, medium or high sensitivity in terms of landscape and visual impact?

Low sensitivity: site not visible or less visible from surrounding locations, existing landscape or townscape character is poor quality, existing features could be retained

Medium sensitivity: development of the site would

Medium sensitivity to development

Alfold is located within the Landscape Character Area of the Wooded Low Weald that includes characteristics such as secluded villages scattered dwellings and farmsteads located along a network of rural, often sunken, lanes.

3

lead to a moderate impact on landscape or townscape character due to visibility from surrounding locations and/or impacts on the character of the location. (e.g. in built up area);

High sensitivity: Development would be within an area of high quality landscape or townscape character, and/or would significantly detract from local character. Development would lead to the loss of important features of local distinctiveness- without the possibility of mitigation.

Agricultural Land Land classified as the best and most versatile agricultural land (Grades 1,2 or 3a)

Low likelihood of loss of Best and Most

Versatile Land

Heritage considerations

Question Assessment guidelines

Comments

Is the site within or adjacent to one or more of the following heritage designations or assets?

• Conservation area• Scheduled monument• Registered Park and Garden• Registered Battlefield• Listed building• Known archaeology• Locally listed building

Some impact, and/or mitigation possible

The site is in close proximity to Grade II listed farm cottages.

Community facilities and services

Is the site, in general terms, close/accessible to local amenities such as (but not limited to):

• Town centre/local centre/shop• Employment location• Public transport• School(s)• Open space/recreation/ leisure

facilities • Health facilities• Cycle route(s)

Where a site is poorly located if > 800m, moderately located if 400m to 800m, and favourably located if < 400m from services.

poorly located


The site is removed from the village, facilities and services.

Other key considerations

Are there any Tree Preservation Orders on the site? No

Would development lead to the loss of habitats with the potential to support protected species, for example mature trees, woodland, hedgerows and waterbodies?

Unknown

A detailed ecological assessment should be carried out before the submission of any planning application.

4

3.0. Availability Assessing the suitability of the site will give an indication of whether the site has any constraints to development. It should consider aspects such as infrastructure, planning policy, local services, heritage and other considerations.

Availability

Yes No Comments

Is the site available for sale or development (if known)? Please provide supporting evidence.

Thakeham Homes Ltd are promoting the site for residential development in partnership with Care Ashore.

Are there any known legal or ownership problems such as unresolved multiple ownerships, ransom strips, covenants, tenancies, or operational requirements of landowners?

Is there a known time frame for availability? 0-5 /6-10 / 11-15 years.

0-5 years

Public Right of Way No Footpath (Ref: FP415) is adjacent to the site’s northern and western boundary.

Existing social or community value (provide details) No

Is the site likely to be affected by any of the following?

Yes No Comments

Ground Contamination Unknown. An assessment would need to be undertaken.

Significant infrastructure crossing the site i.e. power lines/ pipe lines, or in close proximity to hazardous installations

Characteristics

Characteristics which may affect development on the site:

Comments

Topography: Flat/ gentle slope/ steep gradient

Flat

Coalescence Development would result in neighbouring settlements merging into one another.

No

Scale and nature of development would be large enough to significantly change size and character of settlement

No

Any other comments?

5

4.0. Summary Assessing the suitability of the site will give an indication of whether the site has any constraints to development. It should consider aspects such as infrastructure, planning policy, local services, heritage and other considerations.

Conclusions

Please tick a box

The site is potentially appropriate for allocation

This site has minor constraints

The site has significant constraints

The site is not appropriate for allocation

Landowner housing development capacity 30

Key evidence (3-4 bullet points) for decision to accept or discount site.

• The Site is removed from the built form of the village andlocated in the rural environment in ‘Countryside outsidethe Green Belt’ (Policy RE1), where the intrinsiccharacter and beauty of the countryside is to berecognised and safeguarded in accordance with theNPPF;

• The site is brownfield and currently in agricultural and B2uses;

• The site is available and potentially suitable forredevelopment of farm buildings for residential. Furtherredevelopment of the site would be unsuitable.

1




Springbok Estate, Alfold Crossways GU6 8EU

Current use Agricultural



6


-



2

Context


Brownfield: Previously developed land which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated infrastructure.



N/A

Suitability



Current access is along a private single carriageway lane, which may have multiple ownership issues. The laneway would have to be upgraded to allow for safe passage of vehicles.



The site is removed from the village and is accessible by car. Rosemary Lane would require significant upgrade to accommodate development of SBE 5. Currently Rosemary Lane is not appropriate to accommodate this growth. The site is not directly served by public transport, and lacks pedestrian and cycling infrastructure for safe passage to Alford village.










mitigation

The site is 550m to the Chiddingfold Forest SSSI.



3




Medium sensitivity: development of the site would lead to a moderate impact on landscape or townscape character due to visibility from surrounding locations and/or impacts on the character of the location. (e.g. in built up area);






Versatile Land



Comments



Some impact, and/or mitigation possible

The site is in close proximity to Grade II listed farm cottages and Alfold Conservation Area.





Where a site is poorly located if > 800m, moderately located if 400m to 800m, and

poorly located


The site is removed from the village, facilities and services.

4


Availability

Yes No Comments

Is the site available for sale or development (if known)?

Landowner has entered into an option agreement with Thakeham

favourably located if < 400m from services.




Unknown


Public Right of Way No Footpath (Ref: FP415) is adjacent to the site’s western boundary.



Yes No Comments

Ground Contamination Unknown. An assessment would need to be undertaken, although contamination is not likely to be found on a green field site.


Characteristics


Comments


Flat


No


Yes

Any other comments?

5

Please provide supporting evidence. Homes Ltd.



0-5 years


Conclusions

Please tick a box








• The site is greenfield and currently in agricultural use;• The site is outside the Rural Settlement Boundary of

Alfold, whereby development of the site is contrary toPolicy RD1 (Rural Settlements) where the Council willonly permit appropriate development which is well-related in scale and location to the existing developmentwithin or adjacent to the village;

• The scale and nature of development would be largeenough to significantly change size and character ofsettlement;

• Access to the site and connecting roads to the villagewould require significant upgrades;

• The site is available but not appropriate for allocation.

1




Springbok Estate, Alfold Crossways GU6 8JA




3


-



Context

Is the site: Greenfield: land (farmland, or open space, that has not previously been developed) Brownfield: Previously developed land which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated infrastructure.

Greenfield

Brownfield

Mixture

Unknown

2


Ref No: WA/2015/1381. Part full/ part outline application. Full application for the erection of a building to provide a 60 unit independent living care facility with 20 associated bungalows following demolition of part of existing care home; Erection of 125 dwellings including a shop and café; all with community facilities including sports pitches, public open space and associated works; the provision of 2 new accesses, one on the Dunsfold Road and one on the Loxwood Road. Outline application for the erection of up to 275 dwellings, care home and primary school with associated open space. (For the outline part of the application all matters to be reserved except means of access) (as amended by plans received 06/08/2015). The application is accompanied by an Environmental Statement which has been the subject of a Regulation 22 request (as amended by additional EIA information received 14/10/2015). Decision Date 30/06/2016 Decision Refused

Ref No. WA/2017/0360. Full application for the erection of a building to provide a 60 unit independent living care facility with 20 associated bungalows following demolition of part of existing care home; erection of 125 dwellings including a shop and café; all with community facilities including sports pitches, public open space and associated works; the provision of 2 new accesses, one on the Dunsfold Road and one on the Loxwood Road. Outline application for the erection of up to 275 dwellings (250 residential units (Class C3) and a 25 bed residential care facility (Class C2)) and primary school with associated open space. (For the outline part of the application all matters to be reserved except means of access) This application is accompanied by an Environmental Statement (Revision of WA/2015/1381). Appeal Dismissed Appeal Decision Date 17/07/2017

Suitability



Current access is not adequate. There is potential to create new access along the Dunsfold Road and in closer proximity to the village.

Is the site accessible? Provide details of site’s connectivity

The site is located on the north-western edge of Alfold Crossways on Dunsfold Rd. and less than 500m from the Alfodl By-Pass (A281). The site is located on a bus route adjacent to a stop with an irregular timetabled bus service to Guildford and Cranleigh. There is currently no pedestrian and cycling infrastructure for safe passage to Alford Crossways.






mitigation

The site is 1km to the Chiddingfold Forest SSSI.

3

• Green Belt • Ancient Woodland • Area of Outstanding Natural Beauty

(AONB) • National Park • European nature site (Special Area of

Conservation or Special Protection Area) • SSSI Impact Risk Zone • Site of Importance for Nature

Conservation • Site of Geological Importance • Flood Zones 2 or 3



Landscape and Visual Impact Is the site low, medium or high sensitivity in terms of landscape and visual impact? Low sensitivity: site not visible or less visible from surrounding locations, existing landscape or townscape character is poor quality, existing features could be retained Medium sensitivity: development of the site would lead to a moderate impact on landscape or townscape character due to visibility from surrounding locations and/or impacts on the character of the location. (e.g. in built up area); High sensitivity: Development would be within an area of high quality landscape or townscape character, and/or would significantly detract from local character. Development would lead to the loss of important features of local distinctiveness- without the possibility of mitigation.





Versatile Land



Comments


• Conservation area • Scheduled monument • Registered Park and Garden • Registered Battlefield • Listed building

No .

4

• Known archaeology• Locally listed building






poorly located


The site is on the edge of Alfolds Crossways, and moderately located in terms of the villages’ facilities and services. The site is however isolated from essential health services, public transport, employment and education facilities.




Unknown


Public Right of Way No



Yes No Comments

Ground Contamination Unknown. An assessment would need to be undertaken, although contamination is not likely to be found on an agricultural green field site.


Characteristics


Comments


Flat


No

5


Availability

Yes No Comments


Landowner has entered into an option agreement with Thakeham Homes Ltd. Thakeham Homes Ltd are promoting the site for residential development in partnership with Care Ashore.



0-5 years


Conclusions

Please tick a box







• The Site is adjacent to the built form of the village and located in the rural environment in ‘Countryside outside the Green Belt’ (Policy RE1), where the intrinsic character and beauty of the countryside is to be recognised and safeguarded in accordance with the NPPF;

• The site is adjacent to the Rural Settlement Boundary of


Development of the site directs growth to the northeast, elongating the linear character of the built form of the village

Any other comments? An economic viability assessment been carried out for the proposed development

6

Alfold, where the Council will only permit appropriate development in line with Policy RD1 (Rural Settlements) which is well-related in scale and location to the existing development within or adjacent to the village;

• The site is greenfield and currently in agricultural use; • A portion of the site may be suitable for a limited amount

of development in line with Policy RD1 (Rural Settlements) which is well-related in scale and location to the existing development within or adjacent to the village. Safe pedestrian access would need to be established.

1




Springbok Estate, Alfold Crossways GU6 8HQ




5.5


-



2

Context





WA/2015/1381 Part full/ part outline application. Full application for the erection of a building to provide a 60 unit independent living care facility with 20 associated bungalows following demolition of part of existing care home; Erection of 125 dwellings including a shop and café; all with community facilities including sports pitches, public open space and associated works; the provision of 2 new accesses, one on the Dunsfold Road and one on the Loxwood Road. Outline application for the erection of up to 275 dwellings, care home and primary school with associated open space. (For the outline part of the application all matters to be reserved except means of access) (as amended by plans received 06/08/2015). The application is accompanied by an Environmental Statement which has been the subject of a Regulation 22 request (as amended by additional EIA information received 14/10/2015). Decision Date 30/06/2016 Decision Refused Appeal Reference: APP/R3650/W/16/3155714 Appeal Dismissed Appeal Decision Date 01/12/2017

WA/2017/0360 Full application for the erection of a building to provide a 60 unit independent living care facility with 20 associated bungalows following demolition of part of existing care home; erection of 125 dwellings including a shop and café; all with community facilities including sports pitches, public open space and associated works; the provision of 2 new accesses, one on the Dunsfold Road and one on the Loxwood Road. Outline application for the erection of up to 275 dwellings (250 residential units (Class C3) and a 25 bed residential care facility (Class C2)) and primary school with associated open space. (For the outline part of the application all matters to be reserved except means of access) This application is accompanied by an Environmental Statement (Revision of WA/2015/1381). Decision Date 17/07/2017 Decision Refused

Suitability



There is no direct access to a public highway. There is potential to create an access onto Loxwood Road, however this would require access across adjacent land that is outside the red line site area.

3



The site is located on the eastern edge of Alfold Crossways village and 500m from the Alfold By-Pass (A281 Horsham Road). The site is located close to a bus route and a bus stop with an irregular timetabled bus service to Guildford, Pullborough and Cranleigh.










mitigation

The site is within 1km to the Chiddingfold Forest SSSI.


An ecological survey of the impact of development on the ecological capital of the site would be required for a planning application.










Versatile Land

4



Comments



No






poorly located


The site is on the edge of Alfold Crossways, and over 10 minutes walk from the villages’ facilities and services. The site is remote from essential health services, public transport, employment and education facilities.




Unknown





Yes No Comments


Significant infrastructure crossing the site i.e. power lines/ pipe lines, or in close proximity to hazardous

5


Availability

Yes No Comments


Thakeham Homes Ltd currently have an Option on the land. Landowner has entered into an option agreement with Thakeham Homes Ltd. Thakeham Homes Ltd are promoting the site for residential development in partnership with Care Ashore.



0-5 years


Conclusions

Please tick a box

installations

Characteristics


Comments


Flat


No


Yes Scale of development may harm the character of the

settlement and would be a departure from the existing linear form of the village.

Any other comments? An economic viability assessment been carried out for the proposed development. This should be used as evidence the site is viable for the development proposed.

6







• The Site is adjacent to the built form of the village andlocated in the rural environment in ‘Countryside outsidethe Green Belt’ (Policy RE1), where the intrinsiccharacter and beauty of the countryside is to berecognised and safeguarded in accordance with theNPPF;

• The site is adjacent to the Rural Settlement Boundary ofAlfold Crossways, where the Council will only permitappropriate development in line with Policy RD1 (RuralSettlements) which is well-related in scale and location tothe existing development within or adjacent to the village;

• The site is greenfield and currently in agricultural use;• The site currently does not have direct access onto a

public highway;• A portion of the site may be suitable for a limited amount

of development in line with Policy RD1 (RuralSettlements) which is well-related in scale and location tothe existing development within or adjacent to the village.It is considered that development of the entire site wouldbe unsuitable due to the scale and impact on the village.

1


Site Reference / name HM10


Horders Meadow, Loxwood Rd




0.4


876



Context




2


No

Suitability



There is no direct access to a public highway. There is however, potential to create an access onto Loxwood Road.



The site is located on the northern edge of Alfold Bars village on the B2133 Loxwood Road. The site is located 200m from a bus stop with an irregular timetabled bus service to Guildford.










mitigation

The site is over 1km to the Chiddingfold Forest SSSI.


An ecological survey of the impact of development on the ecological capital of the site would be required for a planning application.







3




Versatile Land



Comments



No






Moderately located


The site is on the edge of Alfolds Bar, which is limited in terms of facilities and services as well as wider services such as education and health. The site is within 200m of a bus stop.


Are there any Tree Preservation Orders on the site? Unknown


Unknown



Existing social or community value No

4


Availability

Yes No Comments




0-5 years

(provide details)


Yes No Comments



Characteristics


Comments


Flat


Development would narrow the gap between settlements.


No, however, development of the site would elongate the village and there may be other options that would represent a more logical rounding of a settlement that

could meet the housing requirement.

Any other comments?

5


Conclusions

Please tick a box







• The Site is adjacent to the built form of Alfold Bar villageand located in the rural environment in ‘Countrysideoutside the Green Belt’ (Policy RE1), where the intrinsiccharacter and beauty of the countryside is to berecognised and safeguarded in accordance with theNPPF;

• Development of the site would elongate the village andthere may be other options that would represent a morelogical rounding of a settlement that could meet thehousing requirement. The site is greenfield and currentlyin agricultural use;

• This site is potentially appropriate for allocation but if itemerges that development of the site would conflict withstrategic gap policies in the Neighbourhood Plan it maybe ruled out on this basis.

1


Site Reference / name GC18


Garden Centre, Horsham Road

Current use Previously a garden centre, now closed and adjacent greenfield land.



3.1


472



Context




Site planning history Have there been any previous applications for development on this land? What was the

Planning Application WA/2016/0114 - Valid From 19/01/2016 Alfold Garden Centre, Horsham Road, Alfold, Cranleigh, Surrey,

2

outcome? GU6 8JE

Outline Application For The Erection Of 10 Dwellings Including 2 Affordable With Associated Access Works Following Demolition Of Existing Garden Centre Buildings And Associated Works. Access And Layout To Be Considered At Outline (As Amended By Plan Rec

Planning Application WA/2017/0198 - Valid From 24/01/2017

Alfold Garden Centre, Horsham Road, Alfold, Cranleigh, Surrey, GU6 8JEOutline Application With All Matters Reserved Except Access And Layout For The Erection Of 27 Dwellings Including 9 Affordable With New Access And Associated Works Following Demolition Of Existing Buildings

This more recent application was refused on grounds of urbanising nature and poor layout and design.

Suitability



Existing access may be adequate, if not there is potential for access to be improved.



The garden centre is not directly adjacent to the village although if the wider site was considered for development, this would join up with Alfold Crossways. It is within walking distance to facilities (including adjacent petrol station/shop) and public transport.










mitigation

The site is less than 2km from the Chiddingfold Forest SSSI.



3










Versatile Land



Comments



Some impact, and/or mitigation possible No impact





Where a site is poorly located if > 800m, moderately located if 400m to 800m, and

poorly located


The site is slightly removed from the village, facilities and services.

4


Availability

Yes No Comments


The site is being actively promoted for development.

favourably located if < 400m from services.




Unknown





Yes No Comments

Ground Contamination An assessment would be needed. Former use as garden centre and adjacent to petrol station.


Characteristics


Comments


Flat


No


Yes, if the wider site was developed.

Any other comments?

5



0-5 years


Conclusions

Please tick a box





Landowner housing development capacity Up to 39



• The site is a mixture of brownfield (former garden centre)and greenfield;

• The site is available• Development of the whole site would have an urbanising

impact as recognised in the recent planning refusal andwould not meet the Neighbourhood Plan objectives ofallocating sites for a lower amount of development (up to10 units). It is recommended that this site should beconsidered for allocation beyond the 10 units alreadygranted if it is found that there is not another suitable siteor sites to meet the residual housing requirementelsewhere in the village.



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