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Rolls Farm 070513
Rolls Farm 070513
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CONTENTS
1.0 Introduction
1.1 Purpose of the Document 1.2 Site Location
2.0 Context
2.1 Archaeological & Historical Site Context 2.2 Landscape Context 2.3 Transport Links 2.4 Local Facilities
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Introduction
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To establish minimum quality thresholds and a framework that promotes good design To set a basis for integrating detailed development proposals as they come forward over time to help ensure a coordinated and coherent development To support the development control process by setting out criteria to evaluate and assess reserved matters To provide a means of briefing designers and others involved on the standards required when bringing forward development proposals To provide a framework to positively engage the local community, ensuring the design principles, where possible, meet the needs of the existing residents The developing DAS has a logical structure, which follows that of a successful design process. The following sections set out the process in developing the current scheme; Assessment Involvement Evaluation Design Conclusion
Context
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Vehicle Links
The site would be integrated within the established highway network. Strategically the site is easily accessible from the A246, the main artery road between Guildford and Leatherhead. The major route of the M25 can be accessed at Junction 9 at Leatherhead within 6 kilometres and Junction 10 at Cobham within 7 Kilometres. The site abuts the A246 and access would be achieved directly from it with secondary access points onto Old Rectory Lane and Lower ROadImprovements to the junctions would be required including traffic calming measures which would provide significant safety improvements for the local community.
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3.1 Policy
The following are a range of the design related policies and design guidance documents which have been relevant to the evolution of the scheme proposals for the site. Planning policies and decisions should aim to ensure that developments: will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation; create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion;
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Councils Core Strategy dated 2009 and adopted 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 reflect local housing needs in terms of tenure, size and type of dwellings. In this respect the Council will particularly seek the provision of two and three bedroom dwellings suitable for occupation for all sectors of the community including newly forming households, young couples and expanding families. The proposed development directly seeks to address this need, and in particular seeks to provide an element of affordable family housing for local people of Bookham & Leatherhead.
Development must also incorporate appropriate landscaping with particular attention to the use of 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 of Bookham.
Policy CS19
States that new development will be required to minimise energy use through its design, layout and orientation; maximise on-site recycling facilities and the re-use and recycling of materials used in construction; to meet at least Level 3 of the Code for Sustainable Homes for housing and this must include a 10% reduction in total carbon emissions through the on-site installation and implementation of decentralised and renewable or low-carbon energy sources
Policy CS14
States that all new development must respect and enhance the character of the area in which it is proposed whilst making the best possible use of the land available, and that the Council will resist development of a poor quality of design.
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The following policies of the Mole Valley Local Plan 2000 are relevant to the design of this proposal:
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 ENV22
This 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 of its scale, form and appearance and external building materials does not significantly harm the amenities of the occupiers of neighbouring properties by reason of overlooking or its overshadowing or overpowering effect, noise, traffic or other adverse environmental impact respects the character and appearance of the locality has regard to attractive features of the site such as trees, hedges, walls or buildings that contribute to the character of the locality provides any necessary screening and landscaping suitable to the character of the locality; provides safe access to the site and adequate parking to adopted standards provides a satisfactory environment for
Policy ENV25
States that proposals for development should demonstrate that particular care has been taken in the provision, use and design of spaces between buildings and that the hard and soft landscape design is suitable for the site and form of development. The development proposal is being designed to meet all of these policies. The scheme will evolve thorough local consultation. The scale, placement and orientation of the proposed development will respect patterns of the surrounding residential roads and the open character of the wider countryside beyond the sites boundary to the west, whilst providing for a development that would have its own sense of place and identity. Variety will be introduced into the proposed design through variations in height and the incorporation of traditional architectural character using details and materials prevalent in the locality
Policy ENV24
States that development will not be permitted where it would result in a cramped appearance
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The schemes would achieve high standards of design for both the buildings and the soft and hard landscapes. They would be well related in terms of scale and design to the existing buildings adjacent and in the locality. The results would be an enhanced environment with no negative impact on the amenity of the neighbouring properties. They would be high quality developments which incorporate appropriate provision for access and amenity. The qualities of the proposals can be summarised as follows: 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 of its context Brings under-used land into more efficient use The building form responds to the constraints and opportunities of the site Is adequately serviced without harming the amenities of 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 of the site setting
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Site 1
The overall development area of Site 1 is 24ha. It is made up of a consortium of land owners with land within our ownership amounting to 6ha. 2ha of land is existing playing fields and it is proposed to retain this use and incorporate into the developing masterplan. Of the 24ha it is proposed to develop 17ha as residential with the remaining being allocated as public open space. The proposed scheme would comprise of 625 residential dwellings including 240 affordable houses and 7 hectares (17 acres) of open space to meet with policy requirements. The range of dwelling sizes proposed includes 75No. 5-bed houses, 125No. 4-bed houses, 94No. 3-bed houses, and 81No. 2-beds with a proposed density of 35 dwellings per hectare. The indicative site layout provides a comprehensive development, which would present an ideal infill opportunity, rounding off the Great Bookham settlement.
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Site 2
The overall development area of Site 2 is 6.7ha. It is made up of a single land owner and comprises the land and buildings at Rolls Farm. It is proposed to develop a small low density infill with open space potentially comprising a retirement scheme of housing for the over 65s. 2ha of the area would be used as open space. The proposed scheme would comprise of 70 residential dwellings.
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Thames House, 77a High Street Esher, Surrey KT10 9QA Tel: 01372 464 819 Fax: 01372 471 163
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