land at liddington hall, guildford · the site is located to the north-west of guildford town...

Design Concept

Land at Liddington Hall, Guildford

September 2014

on behalf of Guildford College of Further and Higher Education

Design Concept

01 Introduction 2 02 Siteassessments 6

03 Constraints&Opportunities 19 04 DevelopmentConcept 21

05 IllustrativeMasterplan 23

06 Conclusion 25

Contents

Liddington Hall Design Concept Document

35 Old Queen StreetLondonSW1H 9JA

Tel: 0207 222 8345Fax: 0207 222 0488

54 Hagley RoadEdgbastonBirmingham B16 8PE

Tel: 0121 456 7444

Wharf HouseWharf RoadGuildfordSurrey GU1 4RP

Tel: 01483 579098

5a Doolittle MillAmpthillBedfordshireMK45 2ND

Tel: 01908 787435

Land at Liddington Hall, Guildford

Guildford College of Further & Higher Education

LONDON

GUILDFORD

WOKING

DORKING

FARNBOROUGH

FARNHAM

ALDERSHOTBASINGSTOKE

GOLDAMING

CRAWLEY

READINGWINDSOR

N

SITE

M3

A3

A31

A24

M25

M23

M4

A31

A3

M3

M4

M25

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Liddington Hall Concept Design Document Guildford College of Further & Higher Education

Not to scale

1.0 Introduction

1.1 Scope and Content

ThisdocumenthasbeenproducedbyAlliancePlanningonbehalf ofGuildfordCollegeofFurther&HigherEducationinsupportoftheproposeddevelopmentoflandatLiddingtonHall,locatedtothenorthofAldershotRoad,Guildford.

The current proposal is for a strategic housing land release that will make asignificant contribution to meeting housing needs within the Borough andaffordablehousingneedsinparticular.

The Design Concept document sets out the initial analysis, constraints andopportunities of the site, and puts forward design and development conceptsbasedonstrongurbandesignprincipleswithavisiontoguidefuturedevelopment.Thecontentofthevisionwillcontinuetoevolveincloseconsultationwithlocalstakeholders.

Thedocumentalsosetsoutthecontextforthedevelopmentintermsofplanningpolicy. This will summarise the relationship of the site to existing settlementandGreenBeltpolicy,andthecontextintermsofhousingprovisioninthelocalarea.Whilst presenting an analysis of the existing site, identifying its physicalcharacteristics,includingitspositiveandnegativeattributes.

Anindicativemasterplan,whichillustrateshowresidentialdevelopmentcouldbeaccommodatedonthesite,formspartofthisdocument.

outlines the purpose and processes involved in developing the options for future development and informs the local vision.

introduction provides an evaluation of the local context, local character, locally sustainable densities, site boundaries and local planning policies.

assessment illustrates the key issues and options based on the local development framework, assessments and site analysis.

options presents a clear concept for the site that reinforces the local vision and outlines the future layout, amount, access and scale of the development.

masterplan

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Guildford College of Further & Higher Education Liddington Hall Design Concept Document

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Not to scale

No dimensions are to be scaled from this drawing. Area measurements for indicative purposes only.

Wharf House, Wharf Road, Guildford www.alliance-plan.co.uk

Site location53065306-001-

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Land at Liddington HallGuildford College 1-9-14

land given to Parish Council for provision of public recreation area

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GUILDFORD

WOKING

ALDERSHOT

FARNBOROUGH

CAMBERLEY

M3

A3

M25

A323

A322

A331

A30

A324 A322

A31

A3A31

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The Site

Mainline Railway

Motorways

Other Important Roads

Other Railways

To Portsmouth

To Southampton

To London

LAND AT LIDDINGTON HALLSITE LOCATION

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1.2 The Site

Thesiteislocatedtothenorth-westofGuildfordTowncentre,betweenA3andFairlandsdevelopmentonthenorth-westernurban fringesand lieswithin theWorplesdonParishareaoftheGuildfordBoroughCouncil.ItisincludedintheDraftGuildfordLocalPlanasanallocationfor625unitsandtwotravellers’pitches.

Thesitemeasuresapproximately28.11hectares(69.46acres).ItliesentirelytothenorthofA323AldershotRoadwhichprovidesvehicularaccesstoLiddingtonHallviaLiddingtonHallDrive.LiddingtonHalliscentrallylocatedwithinthesiteareaandwasoriginallybuiltin1834,thelateGeorgianPeriod.A1960slinearestatedevelopment,runningnorth-south,ofsemi-detachedanddetachedhousesalongLiddingtonNewRoaddivides thesouthernpartintotwo,easternandwesternsections.AtrackrunsfromGravettsLane/KeenesLanebetweenthetwonorthernhalvesofthesitetoLiddingtonHallFarmhouseisboundedbyafenceonbothsidesandsectionsofhedgerow.ThesiteareaisboundedbytheGravettsLane,AldershotRoadandLiddingtonHallDriveinthewesternpartwhereastheeasternpartofthesiteismostlyisborderedbyprivateland,includingthegardensofresidentialproperties.

Originally, the landbelonged to SurreyCountyCouncilwho leased it as aworking farm.Onthe1April1993,thesitetransferredtoMerristWoodFurtherEducationCorporationwhen,followingtheenactmentoftheFurther&HigherEducationAct1992,SurreyCountyCouncil, along with the other local education authorities ceased to be responsible forfurthereducationcolleges(TitleNumber:SY657255).MerristWoodCollegeusesthelandforagriculturalpurposes.Thefieldshavehaddifferentlandusesrangingfrombeingusedforcrops,cattle,grasslandandhemp.InApril1997,thesitewaslettoacommercialfarmer,whocontinuedtofarmitcommerciallyuntilhistenancyexpiredin2000andwasnotrenewed.

Currently,thesiteisownedbyGuildfordCollegeandhasbeenproposedbytheGuildfordBorough Strategic Housing Land Availability Assessment (SHLAA) andMonitoring report(June2014)forsustainabledevelopmentofupto625housesandtwotravellers’pitchesaspartofCouncil’sstrategichousingpolicy.ItisnowincludedasanallocationassuchintheDraftGuildfordLocalPlan.

Inthecontextof theCollege’s largerMerristWood landholding (inexcessof100ha), thelandatLiddingtonHall is surplus to requirements,but the responsibility for securityandmaintenance remains. The land is therefore being promoted to generate much-neededcapitaltofundtheCollege’scurrenteducational,equestrian,horticulturalandagriculturallanduseactivitieselsewhere.

A full presentationof theplanningpolicy context relating to the site is presented in thePlanningStatementthataccompaniesthissubmission.


Site area:28.11hectares/69.46acres

Not to scale

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2.1 Existing Movement Framework

ThehistorictownofGuildfordanditsfringesarewellconnectedtothestrategictransportinfrastructure, including the A3 motorway, mainline and secondary rail networksconnectingtoCentralLondonandanumberofA-roadsthatlinkthetownacrossSurrey.TheA323isthemainarterialroadintoGuildfordfromthenorth-west.

TheWorplesdonAreahasdirectandeasyaccesstothesemajortransportlinks.AccessisavailabletomajortransportcorridorssuchastheM3,M25,theA322,theA323andmainlinerailstationsofWoking,FarnboroughandGuildford.

Thesiteislocatedapproximately2milesfromGuildfordTowncentre.Itliesapproximately10 miles from Junction 10 on M25 motorway, and 9 miles from Junction 3 on M3motorway.Tothelocalrailstationsitisapproximately3milesfromWorplesdonStationand5milesfromAshandWarnboroughrailwaystations.

ThesiteisedgedbytheA323alongAldershotRoadtoitssouthandcurrentlyconnectsvia footpaths links to thenorth and east towards theA322WorplesdonRoad,whichprovidesthenearestshoppingandlocalfacilitieswithin20minutes’walkingdistance.From here, there are increased connections to Guildford town centre. Opportunitiesexisttoencouragesignificantmodalshiftstomoresustainableformsoftransportsuchascyclingandbus.

2.0 Site Assessments

35 Old Queen St, London SW1H 9JA www.alliance-plan.co.uk

Strategic services & facilities plan46144614/003-

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Strategic services and facilities plan

2km/25mins walking distance

1km /12mins walking distance

500m/6mins walking distance

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Isochrone plan showing distances from Liddington Hall site towards local facilities and town centre services



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LAND AT LIDDINGTON HALLEXISTING LAND USE

ALDERSHOT ROAD A323

BROAD STREET

WO

RPLESDO

N RO

AD A322

800 meters

400 meters

800 meters

400 meters

Fairlands

The Site

Rydes HillLodge

Chitty’sCommonFrosbury

Farm

GravettsFarm

Liddington Lodge

Rydes HillSchool

Stoughton Recreation Ground

Local Shops

Stoughton Youth Centre

Fairlands Surgery andLocal shops

Rokers Golf Course

WorplesdonPrimarySchool

Guildford Stoughton Emmanuel

Pine BusinessPark

Tangley PlaceFarm

Liddington Hall

St.Joseph’s Primary School

St.Mary’s Catholic Church

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2.2 Existing Land Use

The proposed site ismainly open land adjoining LiddingtonHall estate to the south.Theareastothenorthandeastarepredominantlyresidentialincharacter,withsomecommercialholdingstothewest.Thesiteisvisuallywell-containedfromthesurroundingareaduetoexisting,maturehedgesandvegetation.However,itisalsowell-connectedtolocalshops,Guildfordtowncentreandthesurroundingresidential,leisureandrecreationprovisionviapedestrianroutes,cycleroutes,andlocalpublictransport.

LocaltransportinfrastructureincludestheA323AldershotRoad,adjoiningthesouthernboundaryoftheproposedsite.ThisprovidesdirectconnectiontothecentreofGuildfordviaactivebusroutesandprovidesthemainvehicularaccesstothetowncentre,FairlandsestateandWorplesdonvillage.ThenearestbusstopscanbefoundonAldershotRoadandRydesHillRoad.

Railway Stations: ThereisaccesstomainlineandsecondaryrailnetworksconnectingtoCentralLondon,PortsmouthandSouthamptonviaGuildfordRailStationapproximately2milesfromtheproposedsite.AnumberofB-roadslinktheproposedsiteacrossSurreytoWoking,FarnboroughandAldershotrailwaystationsandarelocatedwithin5-10miles.

Schools:TheWorplesdonPrimarySchool,RydeshillPreparatorySchoolandStJoseph’sCatholic Primary School are located close to the 800m (approximate 10-15minutes)walkingradiioftheLiddingtonHallsite.

Shops and other facilities: The nearest cluster of local shops including a pharmacy,takeaway, petrol station, bakery and off-license can be found at Board Street andWorplesdonRoadtothesouth-eastandeastofthesite.TheWorplesdonRoadfacilitiesfalljustoutsidethe800m(10-15minutes)walkingradiifromthecentreoftheproposedsite.TothewestliesFairlandsestate,whichhasaparadeofeightshops,apostoffice,adoctor’ssurgery,primaryschool,recreationground,youthcentreandcommunitycentre.

Recreation:ThenearestgreenopenspaceisatChitty’sCommonwhichlieswithin400m(5-8minutes’)walkingdistanceofthesite.StoughtonRecreationGroundandYouthCentrearelocatedtothesoutheastwithin15-20minuteswalkingdistanceofthecentreoftheproposedsite.RokersGolfCourseiswithinasimilardistancetowardsthenorth-west. It is evident that the site iswell connected to existing and established local centres,providingarangeoffacilitiestosupportthecommunity,aswellasaccesstoadditionaltransportconnections.

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Local shops, church and Rydes Hill Preparatory School on Aldershot Road

Petrol Station and local shops along Worplesdon Road

Local Surgery at Fairlands estate

Worplesdon Primary School at Fairlands estate

Bus stop on Rydes Hill Road


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Liddington Hall Concept Design Document

2.3 Townscape context

Guildfordhasa richandvariedtownscapewhichhasevolvedovercenturies.Thename Guildford comes from the Saxon word ‘gyldeforda’ meaning ‘golden ford’whichmayrefertothegoldensandintheriverbed.Thetownwasoriginallysettledby the Saxons, and by theMiddle Ages it had became a prosperousmarket andfarmingcommunitywiththegrowthofthewooltrade.MillingandfullingindustriesinfluencedthelandscapeandarchitecturewithintheRiverWeyvalleyandGuildfordisalso likely tohavehada role indistributingproduce fromthe locallyprevalentglass,ironandpotteryindustries.Thetownalsobecameaconvenientstopping-offpointontheroutebetweenLondonandPortsmouthwithanumberofcoachinginnsbeingbuiltalongtheHighStreet.

TheprincipalcauseofthegrowthinpopulationwasthearrivaloftheLondonandSouthWesternRailwayin1845.ThenewGuildfordline(built1885)madeitpossibletoliveinGuildfordandworkinLondonandsothepopulationofGuildfordstartedtoincreaserapidly.Thefirstlarge-scaleresidentialdevelopmentwasCharlotteville.Larger residentialpropertiessuchasPiccard’sRough,StCatherine’s, illustrate thelocalinfluenceoftheArts&CraftsschoolofarchitectureandtheinitialdevelopmentoftheSurreyVernacularstyle.

From 1960, Guildford continued to expand, mainly to the north along themainarterialroadrouteswithseveralpost1960sresidentialestatesofvariousstylesatParkBarn,RydesHill,Burpham,MerrowandBoxgrove.Mostfollowthegeneraldesignprinciples of housing established throughout thistime including apredominationofdetachedorsemi-detachedresidentialproperties,thecreationoffewnewlocallandmarksandover-dominanthighwayengineeringandcarparking.

TheGuildford LandscapeCharacterAssessment&Guidance study undertakenbyGuildfordBoroughCouncilandLandUseConsultantsin2007,identifies12differentTownscape Character Areas as part of present Guildford landscape. These areillustrated in the diagram alongside and demonstrate the rapid expansion of thetownfromtheoriginalcorewhichexistedatthetimeoftheOrdnanceSurvey1stEditionin1871.

TwoareasadjoiningtheLiddingtonHallsiteareidentifiedintheLandscapeCharacterAssessment.Thesearereferredtoas‘Inter-war/postwarsuburbs’and‘Post1960sresidentialestates’.Thecharacteroftheseareas,astheexistingbuiltcontextforthesite,isdescribedonthefollowingpage.

Liddington Hall Drive

Extract from Guildford Landscape Character Assessment & Guidance (2007). The diagram illustrates the expansion of the town in phases from the period of the 1st Edition Ordnance Survey (1871) to 2007.(Source: Guildford Borough Council)


Sheepfold Road

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INTER-WAR/POST-WAR SUBURBS :

Themajorityoftheseareasabutandformtheurbanboundarywiththeurban/ruralfringeofGuildford.Theyhaveastrongvisualconnectionand influenceupontheseareasparticularlywherelocaltopographyallowsviewsintoorfromthesurroundingcountryside.

Street pattern is generally characterisedbywide streets of crescents, avenues andculdesacs.Oneofthemostnotable,andimportant,landscapeelementsisthefrontgardenwhichgives rise to the lushcharacterof thesesuburbs.Clippedhedgesaretypicalofthegardenboundariesandprovideaunifiedappearancealongthestreet.Thewidegrassverges,oftensupportingmaturetrees,arealsoanimportantfeatureofthesuburbs.

Keycharacteristics:• semi-detached properties and short red brick terraces are sometimes finished in

pebbledash or white render;• the buildings and streetscape are mostly constructed from mass produced materials;• wide grass verges with mature trees are important landscape elements;• front gardens and their boundaries (often clipped privet hedges) are an important

part of the street scene;• recreation grounds and parks provide public open space;• allotments and school playing grounds contribute to the leafy character of the

suburbs;• other landscape elements include small areas of woodland and native hedgerows

which contribute to the ‘rural’ character of the area and provide a link between town and country;

• views are framed along streets rather than across them, except where elevated• topography or where urban gaps allows longer distance views.TOWNSCAPE TYPE 8: Inter-war/Post-war Suburbs

Guildford Landscape Character AssessmentTownscape AssessmentConsultation Draft November 2006

TOWNSCAPE TYPE 8: Inter-war/Post-war Suburbs


POST 1960S RESIDENTIAL ESTATES:

ThistownscapetypehasbeencreatedinaperiodofsteadygrowthinresidentialaccommodationintheurbanareasofGuildfordandAshandTonghamfrom1960tothepresentday.Mostoftheareasinthistypeconsistofhousingestateswhichwerebuilt to infillbetweenolderareas for instanceof inter-war/post-warhousingorontheedgeoftheurbanarea.Mostestateswerebuiltallofapieceandshowthedesigninfluencesoftheirtime,forexampleFairlands.

Thestreetpatternischaracterisedbyanintricateandconfusinglayoutofshortstreets,crescentsandculdesacslinedbytwostoreydetachedhousesandshortterraces.Theearlierestateshavesubstantialfrontgardenswhileinlaterestatesbuildingstendhaveverynarrowgardens.Blocksofflatsaresituatedinclosesoffofmainarterialroutessurroundedbycommunalspace,parkingbaysandgarages.Thereisasimplehierarchyofroadsinthepost1960sEstateswithinteriorroadsformingamazelikemixofmarkedandunmarkedroadswithfrequentcul-de-sacsanddeadends.Theroadsarekerbedwithnarrowpavementsandsomehavegrassverges.

Keycharacteristics:• characterised by an intricate twisting pattern of short marked and unmarked roads and cul-de-sacs with major

arterial roads at the edges of the areas;• a mix of narrow and wide streets with pavements and sometimes narrow grass verges plus some segregated

pedestrian links and cut-throughs;• dense layout of detached houses, short terraces and blocks of flats as well as a few large scale commercial

buildings and 1-2 storey schools set in playing fields;• few landmark features contributing to a lack of orientation;• predominantly built of red brick, concrete, render and clay tile with some recent• buildings referring to historic and vernacular use of materials in their design;• garden treatments vary with some newer houses fronting directly onto the street while in other unbounded front

gardens are a feature;• other landscape elements include small areas of woodland which contribute to the enclosed, rural character of

some of the areas.


TOWNSCAPE TYPE 8: Inter-war/Post-war Suburbs


TOWNSCAPE TYPE 9: Post 1960s Residential Estates


TOWNSCAPE TYPE 9: Post 1960s Residential Estates


Examples of inter-war/post-war suburbs Examples of post-1960s estates


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2.4 Landscape context

TheWorplesdonRural-UrbanFringeCharacterArea, as identified in theGuildford LandscapeCharacterAssessment&Guidance(2007),coverstherural-urbanfringenorth-westofGuildford,formingpartoftheLondonBasin. Itencompassesthedistinctivesandyheathsandcommonsandsmallfieldsextendingnorthandwestoftheurbanedge(JuniperClose)andincludesthesettlementsofWorplesdonandJacob’sWell,plustheagriculturalcollegeatMerristWood.ThegravelterracesoftheRiverWeyformtheeasternboundary.

TheWorplesdenSandyHeathsformadistinctlandscapetothenorth-westofGuildfordcomprisingamosaicofheathandwoodedcommonlandinterspersedwithareasofpastureandhorsegrazing,historicsettlement(Worplesden)andtheresidentialsuburbatJacob’sWell.Thelowlyingareaprovidesastrongcontrasttothechalklandscapestothesouthofthetown.ThecommonsaremostlydesignatedasSSSI (WhitmoorCommon)andcontainapatchworkofwoodland,scrubandmoreopenheathland.Originallyamoreextensiveopenheathlandlandscape,itwouldhavebeenmanagedbylocalcommonerswithgrazingrights.Declineingrazinghasresultedinamoremixedlandcovermosaicofscrub,heathandwoodland.Wherethecommonsadjointheurbanareatheyhaveanimportantfunctionincontainingtheurbanedgeandprovidingarapidphysicalandvisualtransitionbetweentownandcountry.

Thenorth-westernurbanedgeofGuildford isundistinguished,comprising inter-war/postwarsuburbsandmorerecentresidentialestateswithlow-risesuburbanhousing.Backgardensandfencesfromtheinterfacewithurbanareas.

Characterisedby its level, low-lyingtopography,thisareacannotgenerallybeperceivedfromwithintheurbanarea;likewisetheurbanedgeisrarelyvisiblefromwithinthearea.

Key Positive Landscape Attributes: ThekeypositivelandscapeattributeswithinWorplesdonRural–UrbanFringewhichshouldbeconservedandenhancedare:

• The commons with their habitat mosaic of heathland, woodland and scrub - biodiversity and historic interest, plus importance for recreation;

• Remnant historic landscape features including the Bronze Age barrow, plus more subtle features indicating the history of use and management of this area;

• The strong and distinctive landscape character on the edge of the town and strong contrast and abrupt transition between the compact densely developed urban area and an unsettled rural common land.


Liddington Hall siteExtract from Guildford Landscape Character Assessment & Guidance Final Report (January 2007)Volume 2: Rural-Urban Fringe Assessment

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LAND AT LIDDINGTON HALLSITE CONTOURS - TOPOGRAPHY PLAN

72m

60m

55m

50m

50m

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7m

45m

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2.5 Topography

Astheadjoiningdiagramillustrates,themajorityofthesiteonitswesternsideislargelylevel.ThegroundisthereforeconsistentinlevelwithadjoiningdevelopmentalongGravettsLane.

Theeasternhalfofthesiterisesfromapproximately45mAODto72mAOD.ThehighestpointofthesiteadjoinsRydesHillRoad,andtheeasternboundaryisformedbythereargardensofpropertiesalongRydesHillRoad,ClaytonDriveandRydesHillCrescent.Thesepropertiesthereforeformanexistingbuiltedgetothesitealongthishighergroundand,insomecases,formtheskylineinviewsfrombelow.

Despitethisexistingimpact,itwillneverthelessbeappropriatetoaccountfortherisinglevelsinrelationtothemasterplanningofthesiteandtoconsiderhowthedevelopmentmaybebetterabsorbed into its immediateandwidercontextby limiting theextentofdevelopmentonthehigherpartsofthesite.


View of incline looking east View of incline looking west

Illustration of site topography (based on Ordnance Survey contours)


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2.6 Ecology

Awalkoversurveycompletedon20thAugust2014showedthesitetobedominatedbypoor semi-improved grasslandmanaged for hayborderedbydefunct and intact nativehedgerowsofvaryingspecies-richness.

A concrete access track and residential road bisected the site from north to south,residentialestatesborderedthesitetothenorth,eastandsouthontheeasternhalfofthesiteandGravettsLaneborderedthesitetothenorthandAldershotRoadborderedthesitetothesouthonthewesternhalfofthesite.

The site supports a range of commonly-occurring plant species with areas dominatedbyspeciestypicalofmanagedgrasslandsitesthroughoutlowlandBritain.Thegrasslandhabitatstobeaffectedbytheproposal,althoughtypicalofneutral,poorsemi-improvedgrasslands,areconsideredtobeofnospecialecologicalimportanceinawidercontexti.e.county,regionalornationallevel.

Theparcelsofwoodlandonsiteareconsideredtobeofnospecialecologicalimportanceinawidercontext,butareofecologicalvalueatthesitelevel;andpossiblyofgreatervalueshouldnotablefaunabefoundtoutilisethewoodland.

Additional detailed surveys in relation to evidence of Great Crested Newts, Bats andBadgerswillneedtobeundertaken,butnoneofthesewillprecludeearlydelivery.


Phase 1 Survey Plan (John Wenman Ecological Consultancy)

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2.7 Access

ATransportFeasibilityAppraisalhasbeenpreparedbyMotiontoconsidertheeffectsofresidentialdevelopmentonthissite.ThekeypointsidentifiedwithintheAppraisalinclude:

• The site is accessible by public transport, walking and cycling and there area number of local amenities available in the surrounding village centres.Improvementstoexistingpedestrianfacilitiestolinkthesitetotheseamenitiesislikelytobeappropriate.

• Itisconsideredthatthesitebenefitsfromaccesstoregularbusservicesandthatthereareopportunitiestotraveltothesitebytrainaspartofalinkedbusorcycletrip.

• SuitableandappropriateaccesstothesitecanbeachievedfromAldershotRoadandGravettsLaneinaccordancewithcurrentbestpracticeguidelines.

TheAppraisalconcludesthatthesiteiswellconnectedtoexistingservices,facilitiesandcommunities.Suitableaccesscanbeprovidedontotheadjoininghighways,andtheimpactofthedevelopmentonthewidertransportnetworkcanbeaccommodated.


Illustrative access planGeneral arrangement, new access Aldershot Road (Motion)

Key:

Principal access

Secondary access

Footpath

Other routes with public access


2-VieweastupinclinetowardsrearofRydesHillCrescent

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2.8 Site photographs

The images on the following pages illustrate the existing site, including some of its existing features and neighbouring development.

The location of these views is indicated on the key plan below.


1-ViewsouthalongLiddingtonHallDrive.

4-Viewnorth-eastfrompublicfootpathtorearofSimeClose3-Viewnorthalongfootpath,towardsGravettsLanePhotokeyplan

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5-ViewwestfromfootpathtowardsGravettsLane. 7-ViewwestalongGravettsLane.6-Viewwestfromfootpathintowesternhalfofsite.

10-ViewnorthfromAldershotRoadtowardsGravettsLane.8-ViewfromGravettsLaneeastwards 9-ViewnorthalongGravettsLane.


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2.9 Density Comparables

Alldevelopmentsitesrepresentanopportunitytopreserveorenhancethecharacterandidentityofaplace.Thedesignresponseforasuccessfuldevelopmentsitewillneedtodrawonelementsofthecontextappraisal.Formanysites,theappropriatedesignsolutionwillbeoneembeddedintheexisting‘sitecontext’,andwhichcomplementsandblendswiththeexistingcharacterandidentityofthelocality.

AspirationsforthecharacteranddensityoftheproposedsiteatLiddingtonaretobedrawnfromtheanalysisofitslocalcontext.Whetherfittingin,strengtheningorenhancingtheexistingorcreatinganewidentity,theanalysisofthelocalcontextisvital.Anapproachthatfitstheproposeddevelopmentneatlyintotheexistingcharacterofthearea,wherethetypologymayneedtobefollowedascloselyaspossibletostrengthentheidentityandqualityoftheareawillbedrawnfromthisanalysistoinfluencethesitedevelopmentatLiddingtonHall.Thereforeadensitycomparablestudyhasbeenundertaken tobetterunderstand the local context in termsof theexistingdensities, urban form,building scale andmassing,streettypologiesandbuildingmaterialsthatimparttheareaitsuniquecharacter.Thefollowing,adjoininglocalneighbourhoodshavebeenconsideredforthispurpose;

Fairlandsisathelargestnewsettlement(neighbourhood)ofWorplesdonbasedon‘gardensuburbs’pattern.ItisavillagewithacivilparishcouncilintheBoroughofGuildford,Surrey,England.Theneighbourhoodiscentred2.6miles(4.2km)north-westofGuildfordandisabout15minuteswalktotheproposedsiteatLiddingtonHall.Fairlandshasaparadeofeightshops,apostoffice,adoctor’ssurgery,primaryschool,recreationgroundandcommunitycentre.Thesmallsettlementdevelopedinthe1930sfromfarmsandheath/woodlandontheinsidebendoftheAldershotRoadbydevelopingafewroadsofsemi-detachedhousesandbungalows.Fairlands’mainbuildingperiodwasaround1960whenmanymoreroadswerebuilt.

Rydeshill has been identified as a ‘post 1960sresidential estate’ in the Landscape CharacterAssessment.It issituatedonthenorthwesternedge of Guildford urban area and abuts thesite acrossAldershot Roadopposite LiddingtonLodgeas the rural/urban fringeofGuildford tothewest.

Woodbridge Hill hasbeen identifiedas a ‘postwar’suburbinLandscapeCharacterAssessment.It is situated in the north eastern part ofGuildford and is reached by two main feederroadsofftheAldershotRoad-Northway(tothenorthoftheAldershotRoad)andSouthway(tothe southof theAldershotRoad). It abuts andformstheeasternboundarytotheproposedsiteatLiddingtonHall.

Materials Predominantly built of red brick, concrete, render and clay tile with some recent buildings referring to historic and vernacular use of materials in their design;

Fairlands, Worplesdon (1970)

Streets

Buildings Higher number of detached and semi-detached units; Height varies from 2, 2.5 to 3 storeys; Limited range of architectural styles, often repeated;

Urban Form Regular perimeter blocks with strong building lines; Formal layout pattern; Uniform setbacks and building line around the block;

Density 22 dwellings per ha across sample tissue. 30 dwellings per ha at its most dense;


Twisting pattern of short roads and cul-de-sacs joining major arterial roads; mix of narrow & wide streets with pavements and verges; features unbounded front gardens with varying depths, depending on the housetypes;

Keytodensitycomparableareas

FAIRLANDS

RYDES HILL

WOODBRIDGE

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Materials Maintain a simple palette of materials which is predominantly brick or render with clay tile roofs and a few concrete blocks of flats;

Woodbridge Hill, Guildford (Post War)

Streets Generally characterised by crescents, avenues and cul de sacs; Enclosed corridor views down roads framed by boundary walls, hedges and fences are typical;

Buildings Higher number of semi-detached house and short terraces.; Height is generally 2 storeys; Some Large detached houses of fairly uniform scale with local variations;

Urban Form Small perimeter blocks with consistent building lines; Mix of informal cul de sacs and formal main street layouts; Lesser degree of setbacks from the streets and pavements;


Materials Building materials include brick, render, timber frame and occasionally stone with clay or slate roof tiles used to reflect a vernacular style.

Rydes Hill, Guildford (1960s)

Streets

Narrow winding roads (often private) are generally unmarked and with marked kerbs and footpaths; Street and garden trees and hedges of native species reflect the underlying rural character;

Buildings Mainly detached houses and semi-detached houses of fairly uniform scale, although with local variations, are set in wide fronted plots;

Urban Form Irregular perimeter blocks with less formal building lines; Informal layout pattern; Houses setback from the streets and pavements;





Constraints & opportunities53065306-004-

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LAND AT LIDDINGTON HALLCONSTRAINTS & OPPORTUNITIES

Chitty’sCommon

Liddington Hall

*KEY :

THE SITE BOUNDARY

MAIN VEHICULAR ROADS

PRESERVED LANDSCAPE FEATURES

POTENTIAL VEHICULAR ACCESS POINTS

EXISTING BACK GARDENS OF RESIDENTIAL UNITS

RETAINED LANDSCAPE BUFFERS/HEDGEROWS

POTENTIAL TO DEVELOP PEDESTRAIN/CYCLE ROUTES

POTENTIAL TO DEVELOP ACTIVE FRONTAGES

PROPOSED MAIN ACCESS ROUTES

EXISTING WATERBODIES

EXISTING DEVELOPMENT

KEY VIEWS

EXISTING LANDSCAPE

GRADE II LISTED BUILDING

119


KEY :

THE SITE BOUNDARY


ACCESS ROUTES

POTENTIAL PRESERVED LANDSCAPE FEATURE

PROPOSED VEHICULAR ACCESS POINTS

EXISTING BACK GARDENS ADJOINING SITE

PROPOSED ACCESS ROUTES

PROPOSED PEDESTRAIN/CYCLE ROUTES


EXISTING WATER BODIES


EXISTING LANDSCAPE FEATURES

KEY VIEWS

GRADE II LISTED BUILDING*

KEY :

THE SITE BOUNDARY


ACCESS ROUTES

POTENTIAL PRESERVED LANDSCAPE FEATURE

PROPOSED VEHICULAR ACCESS POINTS

EXISTING BACK GARDENS ADJOINING SITE

PROPOSED ACCESS ROUTES

PROPOSED PEDESTRAIN/CYCLE ROUTES


EXISTING WATER BODIES


EXISTING LANDSCAPE FEATURES

KEY VIEWS

GRADE II LISTED BUILDING*

Not to scale

3.0 Constraints and Opportunities 20

The assessments of the site and its physical characteristics should inform theemergingproposalsforpotentialdevelopment.Identifyingthephysical‘constraints’todevelopmentareparticularlyimportantindefiningthelayout,scale,contentandcharacterofafuturescheme.Thelevelofconstraintwhichexistingfeaturesimposewilldependontheirsignificance,buttheyshouldalwaysbeidentifiedintheearlystagesofaproposaltoensurethataschemeiswellinformed.

Adevelopmentsitecanalsogiverisetoanumberofpositiveopportunitiesindesignterms,utilising the site’s characteristics to informa suitableandbeneficialdesignresponse.Insomecases,thismayrelatetothepositionandorientationofexistingbuiltformadjoiningthesite,thepresenceofexistinglandscapeordrainagefeaturesorviewsacrossthesitetoparticularlandmarks.

In this instance, issues of landscape, topography and linkage are of particularimportancetothedesignprocess.Thepotentialforthesetobeintegratedwithinanappropriatedevelopmentlayoutishighlightedatthisstageandshouldbemaintainedthroughthedesignevolution.

Thehistoricfieldpatterns,evidentinexistinglandscapedboundaries,areoneoftheexisting‘structural’considerationsofthesite’scharacter.Theseareshownindicativelyinthediagramtotheright,andshouldhelptoinformthelocation,layoutandscaleofproposedbuiltform.


Illustrative landscape framework based on existing trees and hedgerows


Guildford College of Further & Higher EducationNo dimensions are to be scaled from this drawing. Area measurements for indicative purposes only.


Illustrative concept layout53065306-005-

drawing:

job no:

drawing no:

rev:

project:

client:

date:



drawn by :

checked by:

scale:

APCSnts

LAND AT LIDDINGTON HALLILLUSTRATIVE CONCEPT LAYOUT

Chitty’sCommon

Liddington Hall

KEY :

SITE BOUNDARY

MAIN ROUTES

ACCESS ROUTES

RETAINED

PROPOSED VEHICULAR ACCESS

KEY FRONTAGES

PROPOSED DEVELOPMENTPARCEL

PEDESTRIANACCESS

PROPOSED NEW PUBLIC OPEN SPACE/COMMON

EXISTING WATERBODIES


EXISTING GREEN OPEN SPACE

21

Not to scale

4.0 Development Concept 22

The development concept plan alongside provides an early indication of the locationand extent of built form, basedon the assessment of the site, and the constraints andopportunitiesarisingfrominitialanalysis.

Oneof thekeyparameters forguiding the locationofdevelopment is theavailabilityofvehicularaccess.Twolocationsareshown:theprimaryfromAldershotRoad,andtwofurthersecondaryaccessesfromGravettsLane.Theseaccesspointswouldservethemajorityofthedevelopmentlocatedonthewesternhalfofthesite.Theywouldalsoprovideforaccesstoamorelimitedextentofbuiltformontheeasternsideofthesite.ThislatterareamayprovidefrontageontoLiddingtonHallDrivesetbehindabufferofexistinglandscapingandadditionalopenspace.Theexistingopenareatotheeastofthesitewouldbemaintainedasopenspace,adjoiningexistingdevelopment,and forminga linkbetween theexistinglandscaping,woodlandandinformalfootpathroutes.

The development layout is based around the formationof traditional perimeter blocks,maximisingactivefrontagetothepublicrealmandformingtraditionalstreets.Appropriateedgetreatmentsandbufferswouldbeformedtoexistingsiteboundariesandfrontagestomaintainasenseofopennessaroundthesite,andthestreetsanddensitywouldreflectthelocalcontext.


Precedent examples of built form and open space

23


Not to scale

5.0 Illustrative Masterplan 24

Theillustrativemasterplanbeginstoshow,inmoredetail,howthedevelopmentconceptcouldevolveintoanarrangementofdevelopmentblocks.Itshowshowalayoutcanrespondtothecontainmentprovidedbyexistingboundaryplanting,andhowdevelopmentcanbelaidoutintraditional‘perimeter’blockformtocreateaseriesofconnectedstreetsandspaces.

Theprinciplesofthemasterplandemonstratethemeansbywhichtheproposeddevelopmentcouldbeformedwithrespectfortheexistingcontext,bothintermsofconnectivityandtoensurethatbuiltformiscontainedwithinareaswhichwillminimisevisualimpactontheimmediateandwidercontext.

Theretentionofthelandalongtheeasternedgeofthesiteasopenspacewilllimittheextentofbuiltformonhigherground,butwillalsomaintainanexistingamenityforthecommunityinRydesHill.

AlongGravettsLane,carewouldbetakentomaintainexistingboundaryplantingtoretainthe‘rural’ character of this route. In addition, existing,mature planting and a significant bufferof open spacewould bemaintained along Aldershot Road to limit the visual impact of thedevelopment.Similarly,alongtheAldershotRoadfrontage,themaximumexistinglandscapingwouldberetainedtomaintainthecharacterofthisrouteontheapproachtothetown.

Withinthesite,thebuiltformwouldbesetwithinaframeworkofopenspaceandlandscaping,tocreateadevelopmentwhoseidentityderivesfromthesite’sexistingcharacteristics.Thedetaileddesign of the schemewould pay careful attention to the principles set out in theGuildfordBoroughResidentialDesignGuide(2004).


Extract from Guildford Borough Residential Design Guide (2004).


25

Liddington Hall Concept Design Document Guildford College

6.0 Conclusion

Theillustrativemasterplandemonstratestheprinciplesunderpinningaresidentialdevelopmentofthissite.

By responding to existing physical characteristics and potential opportunities for access andimprovedconnectivity,thedevelopmentcanbeaccommodatedsuccessfullywithinitscontext.

Themasterplanillustratesthattheproposeddevelopmentcanbelocatedanddesignedsoastomaintainorenhancethesite’sexistingrelationshipswithadjoining landuse.This includestheprovisionofappropriaterelationshipswithadjoiningresidentialcommunities,andalsotheretention and enhancement of public open spacewhere it performs an important visual orlandscaperole;thisisparticularlyrelevantintheretentionofthehigherlandoneasternpartofthesitefreefrombuiltform,andalsointheformationofadeeplandscapedbufferalongbothAldershotRoadandGravettsLane.

Themasterplanalsoindicatesthepotentialtodeliveradevelopmentofupto625unitsbasedondensitiesofbetween30and35dwellingsperhectare.Theexactnumberofdeliverableunitswoulddependonfurtherdetailedworkandtheagreementofappropriatedensities,unittypesandsizesacrosstheschemeasawhole.

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Liddington Hall Concept Design Document Guildford College

land at liddington hall, guildford · the site is located to the north-west of guildford town...

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