rolls farm 070513
TRANSCRIPT
-
7/30/2019 Rolls Farm 070513
1/30
Lightwood Property | 1
ROLLS FARM
Proposed New Allocation SiteConceptual Development Proposal
MARCH 2013
-
7/30/2019 Rolls Farm 070513
2/30
2 | Lightwood Property
Site location in context
to neighbouring towns
-
7/30/2019 Rolls Farm 070513
3/30
Lightwood Property | 3
CONTENTS
1.0 Introduction1.1 Purpose o the Document
1.2 Site Location
2.0 Context2.1 Archaeological & Historical Site Context
2.2 Landscape Context
2.3 ransport Links
2.4 Local Facilities
3.0 Policy & Sites3.1 Policy
3.2 Te Sites
-
7/30/2019 Rolls Farm 070513
4/30
4 | Lightwood Property
-
7/30/2019 Rolls Farm 070513
5/30
Lightwood Property | 5
Introduction
-
7/30/2019 Rolls Farm 070513
6/30
6 | Lightwood Property
1.1 Purpose of the Document
Tis document has been produced in responseto the Councils Green Belt Boundary Review as
a preliminary submission o Rolls Farm and its
associated land, in Great Bookham or consideration
in line with the Neighbourhood Development Plan.
Te emerging scheme is ocused on providing an
exemplar inll development that accords with
national and local planning policy and which
provides high standards o design and sustainable
construction, whilst protecting and enhancing thelandscape and biodiversity assets through careully
located so landscape and design. Te vision is to
provide a residential housing scheme that will help
meet the uture needs o Mole Valley and enhance
and sustain Great Bookham as a high quality place to
live.
With increasing planning powers being handed
to local communities, the proposed development
seeks to oset the impact o development through
signicant environmental and social benets.Trough the initial design process opportunities have
been identied, however it is the intention that local
consultation will guide the process. Te community
benets need to outweigh the impact o development.
-
7/30/2019 Rolls Farm 070513
7/30
Lightwood Property | 7
-
7/30/2019 Rolls Farm 070513
8/30
8 | Lightwood Property
1.2 Site Location
Te proposed development site is located on theedge o the settlement to the South West o Great
Bookham. Great Bookham is a village located
between Leatherhead and Guildord in the
Mole Valley district o the county o Surrey. It is
approximately 13.5 kilometres North East o the
centre o Guildord and approximately 5 kilometres
to the South West o Leatherhead, with Dorking in
close proximity. Bookham rail station is just over
2 kilometres away and Engham Junction station
approximately 3.2 kilometres away. Both stationslie on the New Guildord Line operated by South
West rains with regular services to Waterloo and
Guildord.
Te site is located in Mole Valley District but abuts
the district boundary with Guildord District
Te site lies 4.1km south o the M25, Londons
Orbital Motorway, providing easy access to major
road links
Several bus stops surround the site with regular
services to Guildord, Leatherhead, Horsley, Epsom
and Woodbridge illustrating its location as being
highly sustainable
Tere are numerous schools in Bookham and
Fetcham ranging rom nursery to secondary withour schools being in close proximity to the site:
Manor House School, to the West o the site, is an
independent day school or girls aged between 2
and 16 years old; slightly urther West is Howard o
Engham School which is an academy school with
a science specialism or boys and girls aged between
11 and 18 which achieved an outstanding rating rom
the Osted report; to the South West, St eresas is the
Preparatory School or St eresas Engham which is
an independent boarding and day school or girls aged2-18 years old located just over a mile away in 48 acres
o rural grounds in a designated Area o Outstanding
Natural Beauty; and Te Dawnay School to the North
East is a primary school or boys and girls aged rom 4
to 11
o Te South East is Polesden Lacey which is
owned and run by the National rust and is one o the
rusts most popular properties. Tere are extensive
grounds, a walled rose garden, lawns and landscape
walks through part o the estates 1,400 acres
Adjacent to the site is Engham & Leatherhead
Rugby Club and to the South West is Engham Gol
Club
-
7/30/2019 Rolls Farm 070513
9/30
Lightwood Property | 9
-
7/30/2019 Rolls Farm 070513
10/30
10 | Lightwood Property
-
7/30/2019 Rolls Farm 070513
11/30
Lightwood Property | 11
1.3 Scope & Purpose
Tis document illustrates that any uture planningapplication is based on a good understanding o
local character and circumstances. Tis document
illustrates how a scheme is proposed which draws on
the successul precedents in the Guildord area and
the site character. It provides a ramework that ul ly,
and meaningul ly, engages with stakeholder views.
Te document ollows the recommendations
o circular 01/2006, employing an assessment-
involvement-evaluation-design process. Tis
process may be repeated many times as the design isormulated, tested and rened.
Tis document will orm the basis o an eventual
Design and Access statement, which will be part o
a comprehensive package o inormation submitted
with an outline application.
In this instance the function and purpose ofthe DAS is;
o explain the design process and provide a
concise description o the issues and evaluationsthat arose as part o the area analysis and
consultation with land owners
o set out the urban design and architectural
strategy or the development
o establish minimum quality thresholds and a
ramework that promotes good design
o set a basis or integrating detailed developmentproposals as they come orward over time to help
ensure a coordinated and coherent development
o support the development control process by
setting out criteria to evaluate and assess reserved
matters
o provide a means o brieng designers and
others involved on the standards required when
bringing orward development proposals
o provide a ramework to positively engage the
local community, ensuring the design principles,where possible, meet the needs o the exist ing
residents
Te developing DAS has a logical structure, which
ollows that o a successul design process. Te
ollowing sections set out the process in developing
the current scheme;
Assessment
Involvement
Evaluation Design
Conclusion
Context
-
7/30/2019 Rolls Farm 070513
12/30
12 | Lightwood Property
-
7/30/2019 Rolls Farm 070513
13/30
Lightwood Property | 13
2.1 Archaeological & HistoricalSite Context
A desk based search has identied no areas o high
archaeological importance (AHAP) in or around the
site.
Within the Local Plan the area to the North West
which borders the site is dened as a Conservation
Area with several local buildings being listed. Given
the proposed design o the development it is believed
that our proposal would not aect the characterand appearance o the Area and would not have any
impact on these buildings.
-
7/30/2019 Rolls Farm 070513
14/30
14 | Lightwood Property
-
7/30/2019 Rolls Farm 070513
15/30
Lightwood Property | 15
2.2 Landscape Context
Te site lies to the South West o Great Bookham onthe edge o sett lement. Te site comprises a mix o
grassland, playing elds and agricultural land used
primarily as arable land.
Te Northern and Eastern boundaries are bordered
by the medium density residential buildings o Little
Bookham and Great Bookham respectively with
the Eastern boundary being fanked by a screen o
mature trees and hedgerows. o the South o the site
is more agricultural arable land. o the West o thesite is low density residential use dened by detached
properties in large grounds and to the South West
medium density residential use covered by Policy
RUD1 Inlling in the Green Belt.
-
7/30/2019 Rolls Farm 070513
16/30
16 | Lightwood Property
2.3 Transport Links
As the site is close to established residential andemployment areas with a range o acilities and
services within a short cycle or bus distance, it
is considered to be a suitable location or new
development. Rail l inks to work, retail a nd leisure
destinations urther aeld are already in place in
Bookham and Engham Junction, just a couple o
kilometres away.
Vehicle Links
Te site would be integrated within the establishedhighway network. Strategically the site is easily
accessible rom the A246, the main artery road
between Guildord and Leatherhead. Te major
route o the M25 can be accessed at Junction 9 at
Leatherhead within 6 k ilometres and Junction 10 at
Cobham within 7 Kilometres.
Te site abuts the A246 and access would be
achieved directly rom it with secondary access
points onto Old Rectory Lane and Lower
ROadImprovements to the junctions would berequired including trac calming measures which
would provide signicant saety improvements or
the local community.
Public Transport
Bookham railway station is situated 2 kilometres toNorth o the site. Te station is managed by South
West rains whose typical service provides trains
between London Waterloo and Guildord via Epsom
every 30 minutes.
Similarly, Engham Junction which lies just over
3 kilometres away to the North West o the site, is
also managed by South West rains and is situated
at the junction o the New Guildord Line, rom
London Waterloo to Guildord, and the line romLeatherhead, which carries trains rom London
Waterloo via Epsom.
Te site is served by the No.478, 479 and 489 buses
with a number o bus stops being located adjacent
to the site. Tese provide regular services between
Guildord, Leatherhead and Epsom.
Foot & Cycle LinksAs part o t he proposed development signicant
improvements, including a cycle path, would becompleted to provide a direct link to Engham
Junction Station helping to improve movement rom
Great Bookham.
-
7/30/2019 Rolls Farm 070513
17/30
Lightwood Property | 17
-
7/30/2019 Rolls Farm 070513
18/30
18 | Lightwood Property
2.4 Local Facilities
Development o the site will provide highly sustainablehousing or local people with specic landscape and
ecological benets.
Te closest primary school to the site is Te Dawnay
School which is less than 500 metres to the North East
o the proposed housing development on the site. Te
nearest secondary school is Manor House School, which
is only 400 metres to the West o the site.
Te diagram opposite shows the site and the surrounding
environs. Strategically the sites location oers numerous
benets including;
Less than 5 kilometres away rom the centre o
Leatherhead, accessible by car, cycle and bus
Excellent bus and road links to Guildord on the A246
and the M25
A local primar y school and secondary school within
500 metres
Close proximity to the existing services o both
Bookham High Street and Engham A range o leisure acilities in the immediate vicinity
including gol, rugby and horseriding
Direct access to countryside and public open space
-
7/30/2019 Rolls Farm 070513
19/30
Lightwood Property | 19
-
7/30/2019 Rolls Farm 070513
20/30
20 | Lightwood Property
-
7/30/2019 Rolls Farm 070513
21/30
Lightwood Property | 21
Policy & Sites
-
7/30/2019 Rolls Farm 070513
22/30
22 | Lightwood Property
3.1 Policy
Te ollowing are a range o the design relatedpolicies and design guidance documents which
have been relevant to the evolution o the scheme
proposals or the site.
National Planning Policy Framework
Te NPPF states at Paragraph 56 that:
Te Government attaches great importance to
the design o the built environment. Good design
is a key aspect o sustainable development, is
indivisible rom good planning, and should
contribute positively to making places better or
people.
At Paragraph 58 the NFFP states that:
Local and neighbourhood plans should develop
robust and comprehensive policies that set out
the quality o development that will be expected
or the area. Such policies should be based onstated objectives or the uture o the area and
an understanding and evaluation o its defning
characteristics.
Planning policies and decisions should aim to
ensure that developments:
will unction well and add to the overall quality
o the area, not just or the short term but over the
lietime o the development
establish a strong sense o place, using
streetscapes and buildings to create attractive and
comortable places to live, work and visit
optimise the potential o the site to
accommodate development, create and sustain an
appropriate mix o uses (including incorporation
o green and other public space as part o
developments) and support local acilities and
transport networks
respond to local character and history, and
reect the identity o local surroundings and
materials, while not preventing or discouraging
appropriate innovation;
create sae and accessible environments where
crime and disorder, and the ear o crime, do not
undermine quality o lie or community cohesion;
are visually attractive as a result o good
architecture and appropriate landscaping
-
7/30/2019 Rolls Farm 070513
23/30
Lightwood Property | 23
Councils Core Strategy dated 2009 andadopted Local Plan dated 2000
Policy CS3
States that the Council is seeking to provide a
balanced housing market and that it will require
housing proposals to take into account and reect
local housing needs in terms o tenure, size and
type o dwellings. In this respect the Council will
particularly seek the provision o two and three
bedroom dwellings suitable or occupation or all
sectors o the community including newly orming
households, young couples and expanding
amilies.
Te proposed development direct ly seeks to address
this need, and in particular seeks to provide an
element o aordable amily housing or local people
o Bookham & Leatherhead.
Policy CS14
States that all new development must respectand enhance the character o the area in which it
is proposed whilst making the best possible use
o the land available, and that the Council will
resist development o a poor quality o design.
Development must also incorporate appropriate
landscaping with particular attention to the use o
trees and hedges native to the locality.
Design principles have been incorporated into
the proposed development so as to ensure that it
respects and enhances both the residential and open
character o Bookham.
Policy CS19
States that new development will be required to
minimise energy use through its design, layout
and orientation; maximise on-site recycling
acilities and the re-use and recycling o materials
used in construction; to meet at least Level 3 o
the Code or Sustainable Homes or housing and
this must include a 10% reduction in total carbon
emissions through the on-site installation and
implementation o decentralised and renewable or
low-carbon energy sources
-
7/30/2019 Rolls Farm 070513
24/30
24 | Lightwood Property
Te ollowing policies o the Mole Valley Local Plan
2000 are relevant to the design o this proposal:
Policy ENV22
Tis policy sets out the Councils general
development control criteria and states a design
and layout will be required which:
is appropriate to the site in terms o its scale,
orm and appearance and external building
materials
does not signicantly harm the amenities
o the occupiers o neighbouring properties by
reason o overlooking or its overshadowing or
overpowering eect, noise, trac or other adverse
environmental impact
respects the character and appearance o the
locality
has regard to attractive eatures o the site such
as trees, hedges, walls or buildings that contribute
to the character o the locality
provides any necessary screening and
landscaping suitable to the character o thelocality;
provides sae access to the site and adequate
parking to adopted standards
provides a satisactory environment or
occupiers o the new development.
Policy ENV23
States that development will normally be
permitted where it respects its setting taking
account of:
the scale, character, bulk, proportions and
materials of the surrounding built environment.
Developments will not be permitted where
it is considered they would constitute over
development of the site by reason of scale, height
or bulk or in relation to the boundaries of the site
and/or surrounding developments;
public views warranting protection.
Opportunities will be sought to create attractive
new views or vistas;
townscape features such as street patterns,
familiar landmark buildings, and the space about
buildings; and
the requirement that pitched roofs will
normally be expected
Policy ENV24
States that development will not be permitted
where it would result in a cramped appearance
having regard to the general space around
buildings in the locality.
Policy ENV25
States that proposals or development should
demonstrate that particular care has been taken
in the provision, use and design o spaces between
buildings and that the hard and sof landscape
design is suitable or the site and orm o
development.
Te development proposal is being designed to meet
all o these pol icies. Te scheme will evolve thorough
local consultation. Te scale, placement and
orientation o the proposed development will respect
patterns o the surrounding residential roads and
the open character o the wider countryside beyond
the sites boundary to the west, whilst providing
or a development that would have its own sense o
place and identity. Variety will be introduced into
the proposed design through variations in height
and the incorporation o traditional architectural
character using details and materials prevalent inthe locality
-
7/30/2019 Rolls Farm 070513
25/30
Lightwood Property | 25
-
7/30/2019 Rolls Farm 070513
26/30
26 | Lightwood Property
3.2 The Sites
Tere are two possible development opportunities atthe site; rstly the parcel o land on the edge o the
settlement boundary between the A246 and Lower
Road (Site 1); and secondly on the land at Rolls Farm
(Site 2).
Te emerging development proposal would
represent an opportunity to allocate an innovative
and careully considered design response to the
context o the sites and respond to national and local
guidance and policies o the Mole Valley District
Council.
Te schemes would be designed in accordance with
the signicant changes that have taken place in
local and national planning policy including the
National Planning Policy Framework 2012 which
at paragraph 56 seeks - a presumption in avour o
sustainable development and to secure high quality
design and a good standard o amenity or all
existing and uture occupants o land and building
as well as taking account o the character o thedierent area and the scheme would be drawn up
to refect the principles o a design-led approach to
development.
Te schemes would achieve high standards o
design or both the buildings and the so and
hard landscapes. Tey would be well related interms o scale and design to the existing buildings
adjacent and in the local ity. Te results would be
an enhanced environment with no negative impact
on the amenity o the neighbouring properties.
Tey would be high qual ity developments which
incorporate appropriate provision or access and
amenity.
Te qualities o the proposals can be summarised as
ollows:
Adheres positively to National and Local
Planning Guidance and Local Planning Policies and
Guidance
Respond positively and innovatively to the
guidance set out in Mole Valley District Planning
Policies
Responds to the quality and characteristics o its
context
Brings under-used land into more ecient use
Te building orm responds to the constraintsand opportunities o the site
Is adequately serviced without harming the
amenities o neighbours or creating highways
hazards
Does not overshadow or overlook adjoining
properties or cause harm to their amenity
Provide high quality attractive accommodation,which takes advantage o the site setting
-
7/30/2019 Rolls Farm 070513
27/30
Lightwood Property | 27
Site 1
Te overall development area o Site 1 is 24ha. It ismade up o a consortium o land owners with land
within our ownership amounting to 6ha. 2ha o
land is existing playing elds and it is proposed to
retain this use and incorporate into the developing
masterplan. O the 24ha it is proposed to develop
17ha as residential with the remaining being
allocated as public open space.
Te proposed scheme would comprise o 625
residential dwellings including 240 aordable houses
and 7 hectares (17 acres) o open space to meet with
policy requirements.
Te range o dwelling sizes proposed includes 75No.
5-bed houses, 125No. 4-bed houses, 94No. 3-bed
houses, and 81No. 2-beds with a proposed density o
35 dwellings per hectare.
Te indicative site layout provides a comprehensive
development, which would present an ideal inl l
opportunity, rounding o the Great Bookhamsettlement.
-
7/30/2019 Rolls Farm 070513
28/30
28 | Lightwood Property
Site 2
Te overall development area o Site 2 is 6.7ha. It ismade up o a single land owner and comprises the
land and buildings at Rolls Farm. It is proposed to
develop a small low density inll with open space
potentially comprising a reti rement scheme o
housing or the over 65s. 2ha o the area would be
used as open space.
Te proposed scheme would comprise o 70
residential dwellings.
-
7/30/2019 Rolls Farm 070513
29/30
Lightwood Property | 29
Scale, Massing and Appearance
Te scale o the development swould be domesticresidential, comprising modest detached and semi
detached houses. Most would be 2 storeys with 47
pitch roos responding generally to the houses in the
immediate locality on Te Lourne, Hawkwood Rise
& Rectory Lane
Te houses would be designed to refect the
character o the wider locality rather than just the
style o the houses immediately adjacent.. Te Surrey
vernacular is characterised by a variet y, particularly
o construction materials, oen unique to single
buildings. Tis is the product o time, alterations
and changes refecting the changing needs and
availability o materials and skills. Te architectural
treatment o the schemes thereore will need to
recognise and use the locally evident materials and
apply styles which are practical and easible or
modern construction and living requirements.
Te scheme would aim to create identiable
attractive places through the use o streetscape,landscape and enclosure.
-
7/30/2019 Rolls Farm 070513
30/30
30 | Lightwood Property
Thames House, 77a High StreetEsher, Surrey KT10 9QATel: 01372 464 819 Fax: 01372 471 163