South Godstone Village Extension

Vision Document | May 2017 Tim Martin Land Logic Limited 17 Adelaide Crescent Hove East Sussex BN3 2JF Tel: 01273 748196 Contents www.landlogic.co.uk

Quentin Andrews OSP Architecture Limited Introduction ...... 3 Broadmede House Farnham Business Park Weydon Lane Our Vision ...... 4 Farnham Surrey GU9 8QT Landscape Context ...... 6 Tel: 01252 267878 www.osparchitecture.com New Landscape Framework ...... 8

Transport ...... 10 Steve Parsons Vision Transport Planning Limited Dominion House 69 Lion Lane Opportunity ...... 12 Haslemere Surrey Masterplan ...... 14 GU27 1JL Tel: 01428 651579 www.visiontp.co.uk Delivery ...... 16

Summary ...... 17 Matthew Utting MatPlan Limited 7 Siskin Gate Bracknell Berkshire RG12 8BF Tel: 01344 4812049 www.matplan.co.uk

John Richards Vista Creative Limited 5 Sol-Y-Vista Frith Hill Road Godalming Surrey GU7 2EF  Credit Derwenthorpe, Osbaldwick, York by Richards Partington on behalf Tel: 01483 422318 of JRF - Exemplar housing development www.vistacreative.co.uk

2 Introduction

The National Planning Policy Framework (NPPF) sets the context for preparing a new Local Plan for Tandridge District. In this respect, paragraph 17 of the NPPF requires Local Planning Authorities to proactively drive and support economic development, making every effort to identify and meet housing, business and other development needs; to promote mixed-use developments; and to manage growth to make the fullest use of public transport, focusing development in locations which are or can be made sustainable.

The Technical Paper ‘The Objectively Assessed Housing Needs of Tandridge’, commissioned by Tandridge District Council in September 2015, concludes that it would be reasonable to plan to meet an Objectively Assessed Need for 9,440 additional dwellings and 87.4ha of employment land over the Local Plan’s operative period of 2013-2033. In order to meet these requirements, the District Council has committed to a review of Green Belt boundaries, which we welcome and support.

Paragraph 54 of the NPPF confirms that to deliver sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities, commenting that development in one village may support services in a village or network of villages nearby. In the context of reviewing the District’s Green Belt boundaries, the District Council has proposed the concept of an Expanded Settlement at South Godstone or Blindley Heath.

This document demonstrates how an Expanded Settlement at South Godstone would deliver a sustainable garden community of new housing and employment opportunities; retail and community facilities; new primary and secondary education provision; upgrades and enhancements to existing public transport infrastructure; and a comprehensive network of new landscape and green infrastructure, within new Green Belt boundaries that would endure for Local Plan period and beyond.

3 Our Vision Delivery of an exemplar garden community with high quality design, appropriate infrastructure and accessible greenspace.

The development of a vibrant garden community which responds to its context within the ‘Horley to Swaynesland Low Weald Farmland Landscape Character Area’.

The creation of a social, commercial and community hub for the central part of the District, providing of up to 4000 open market and affordable homes to meet local need within an attractive, safe and secure residential environment where people will aspire to live.

Provision of a range of commercial and community facilities which are accessible to all and which contribute to the social, economic and environmental sustainability and vibrancy of South Godstone in the long term.

The development will bring associated improvements to public transport and the local highway infrastructure which will benefit the village and the wider community. Best practice and innovative design will be used to enable it to be an award winning example of place-making and the creation of new communities.

4 5 Landscape Context

South Godstone village is set within a landscape It is important to consider first the concept of a character defined as ‘Horley to Swaynesland Low connective green framework. This would include Weald Farmland’, characteristics of which include the necessary links, spaces, ecological corridors, a historic landscape pattern made up of pockets habitats and the holistic rural quality that defines the of woodland, hedgerows, small water courses and locality. Together these would influence the form of brooks, gently undulating arable fields, small farms development, determining the future quality of life for and clusters of rural dwellings. new and existing residents of South Godstone.

These elements together permit views to and from the wider surrounding high ground. However, views through the area surrounding South Godstone are often truncated by tree canopies and hedge-lined roads, offering only glimpses of the wider landscape. Often you may find yourself along a lane or farm track, unaware of the rural dwellings, a village or the activity of farming in the adjacent field. With that sense of place in mind, South Godstone has been identified by the District Council as offering an opportunity to expand its size. This would provide dwellings and amenities to support an expanded village population, and the existing local landscape character would formulate a landscape-led strategy to define the form of development.

 Derwenthorpe, Osbaldwick, York

6 7 New Landscape Framework

To deliver a green framework as part of the landscape strategy, three key ideas will be championed. Firstly an ecological strategy that delivers the structure to enhance what is already there, fostering bio-diversity and habitat creation. It will include the delivery of a new landscape web knitted into the fabric of the development. Secondly, a social well-being strategy to allow all residents easy access to green spaces, footpaths, cycle ways, and landscape features for play and quiet contemplation alongside a green travel plan, ensuring the population really can live without a car. Thirdly, a visual co-ordination strategy: here the process of planning the development will prioritise how buildings relate to the landscape, determining how the two elements will be entwined to form a place of character and cohesion aligned with the rural location of South Godstone.

In taking this approach to provide a structure for all landscape, public realm and recreational uses, we can confidently plan to deliver a future-thinking, twenty- first-century garden village, where the quality of landscape spaces contributes to fostering a stronger South Godstone community.

8 In taking this approach to provide a structure for all landscape, public realm and recreational uses, we can confidently plan to deliver a future- thinking, twenty-first-century garden village, where the quality of landscape spaces contributes to fostering a stronger South Godstone community.

 Derwenthorpe, Osbaldwick, York 9 Transport

South Godstone railway station is located on the southern edge of Caterham the village and provides direct rail services to London Bridge (circa 46 minutes) and London Victoria (circa one hour); and to Tonbridge and Redhill. Bus services 409, 486 and 487 are accessed from bus stops situated along the A22 Eastbourne Road which runs centrally through the village and serve a range of destinations including as M25 Blindley Heath, Caterham, Chelsham, Godstone High Street, Oxted Oxted A25 and Warlingham.

As such, whilst South Godstone already has excellent access to public A25 transport facilities, a new garden community will be built on further Redhill enhancements, to include: Reigate Improved pedestrian and cycle connectivity north and south of the railway, through provision of a pedestrian/cycle underpass.

Improved facilities at South Godstone railway station, to South Godstone include more car and cycle parking, better waiting facilities and provision for better disabled access and real-time travel information. M23

A22 Enhanced bus services, focusing on service frequency and times Edenbridge of operation, new shelters and better waiting facilities and provision for disabled access (raised kerbs and suchlike) and real-time travel information. Enhanced pedestrian and cycle links through the garden community and across the A22 Eastbourne Road to South Horley Godstone railway station. Improvements to the A22 Eastbourne Road, to enhance the environment for pedestrians and cyclists, whilst maintaining the Dormansland free flow of through traffic. Local road junction improvements to enhance road safety and Gatwick Airport capacity.  A Transport Strategy for the new garden community will therefore maximise the opportunities for sustainable travel; minimise the Felbridge need to travel beyond the new garden community; provide safe and East Grinstead suitable access for all within the garden community; and deliver cost effective improvements to local public transport infrastructure. Crawley Down

Transport connections with South Godstone

10 Expanding South Godstone provides a real opportunity to deliver a development that maximises the use of sustainable travel and minimises impacts on the highway network.

11 Opportunity A2022 A235

A23 A2022 Farleigh The extension of South Godstone will provide a new garden community at the heart of the District enabling the delivery of A237 services and facilities to surrounding settlements. Whyteleafe

Warlingham A233 Historically developments have grown up at the junction of A23(T) Tatsfield transportation routes. South Godstone has grown up at a key location in the centre of the District where the A22 crosses the Woldingham railway. This offers the opportunity for an extended settlement Caterham which is located to serve an extensive rural hinterland whilst 7 Chaldon maintaining a separation with Godstone and Oxted / Hurst Green to the north. A23 A25 8

M25 6 Oxted

Godstone Hurst Green Bletchingley Tandridge Nutfield

South Nutfield

South Godstone

Crowhurst

n Outwood Blindley Heath River Ed e M23

Horne Lingfield

Smallfield Dormansland A25

9a 9 Burstow A23 A22 Dormans Park Shipley Bridge A264 South Godstone transport junction Felbridge Copthorne A264

A2011 A2220 East Grinstead South Godstone is ideally positioned to provide a new hub servicing the settlements in Tandridge south of the M25

12 The extension of South Godstone to provide a new garden community presents the opportunity to create a strong social and physical hub at the District’s geographical centre enabling delivery of services and facilities to surrounding settlements.

13 Godstone M25 Masterplan

Concept masterplan Capacity study

The initial concept masterplan included in this document An initial capacity study has been undertaken to ensure the deliverability has considered how a sustainable extended community can of the required numbers of homes and associated facilities, open space and be delivered to provide approximately 4000 new homes, infrastructure. community facilities including a new primary school, secondary school and community centre, commercial facilities The proposed site area measures 156.7 hectares (387.2 acres) including employment and retail space and associated landscape, open spaces and infrastructure. The land budget, subject to masterplan development is as follows:

The extended settlement will have a strong sense of place 4000 dwellings at an average density of 35DPH = 114.3 hectares which responds to its location, established settlement Population 4000 x 2.4 = 9600 people structures and local building traditions to ensure that it is Open space provision (2.4 hectares / 1000 population) = 9.6 x 2.4 = 23.04 appropriate to its context. The new village centre facilities hectares will establish a strong community heart to the extended settlement. Infrastructure (main highway routes through development, enhancements Redhill and new junction with A22, village square, energy centre, SuDS London Victoria The proposal will incorporate a number of character areas. attenuation basins, foul pumping station (if required), and electricity The highest density development will be focussed around substations – 3 hectares the Village centre straddling the A22 through the village and Foodstore (2100sqm net sales space) with employment space / apartments from there densities will reduce outwards to green edges above and associated delivery yard and car parking – 2 hectares where there would be a very soft interface with the wider countryside and Green Belt. The design of the extended 8 small retail units (total 800sqm) with employment space above and village will ensure that walkable neighbourhoods will be associated parking – 0.15 hectares created with infrastructure delivered to enable safe travel, 2 form entry primary school with reserve land to extend to 3FE – 3 prioritising walking and cycling and enhancing access to hectares Tonbridge public transport. A key aim will be to create a healthy and fully inclusive environment and a low carbon community. 6 form entry secondary school – 5 hectares Primary Care Trust (Medical centre including doctors and dentists surgeries, pharmacy and associated parking) – 0.3 hectares Community building, parish office and library and associated parking and garden – 0.3 hectares Felbridge East Grinstead Employment (B1 space) – 4.5 hectares Public house / family restaurant – 0.4 hectares 60-80 bed care home facility – 0.25 hectares

Key 0 500 1000m Access Existing village (1:10,000) High street (A22) Potential housing Local roads Primary school Green routes (footpath/cycleway) Secondary school Existing Public Rights of Way (PRoWs) Playing field Local open space Neighbourhood centre / high street frontage Woodland Railway line Ancient woodland Godstone station Landscape buffer Village square Watercourse Potential employment zone Water body Gateway Illustrative secondary street network Concept Plan - Option 1 South Godstone Village Extension 17157 / SK01C 1:10,000 @ A2 May 2017

© Copyright exists on the designs and information shown on this drawing. This drawing may be scaled to the scale bar for planning application purposes only. Do not scale for any other purpose, use figured dimensions only. Subject to site survey and all necessary consents. OSP Architecture, Broadmede House, Farnham Business Park, Weydon Lane, Farnham, Surrey, GU9 8QT, Tel: 01252 267878, www.osparchitecture.com All dimensions to be checked by user and any discrepancies, errors or omissions to be reported to the Architect before work commences. This drawing is to be read in conjunction with all other relevant materials. Ordnance Survey data © Crown Copyright. All rights reserved. Licence number 100007327 Godstone Godstone M25 M25

Godstone Godstone M25 M25

Redhill Redhill London Victoria London Victoria

Redhill Redhill London Victoria London Victoria Tonbridge Tonbridge Godstone M25

Felbridge Felbridge East Grinstead East Grinstead Tonbridge Tonbridge

Felbridge Felbridge East Grinstead East Grinstead

Redhill London Victoria

Tonbridge

Key Key 0 500 1000m 0 500 1000m Access Existing villageAccess Existing village (1:10,000) (1:10,000) High street (A22) Potential housing High street (A22) Felbridge Potential housing Local roads East Grinstead Primary schoolLocal roads Primary school Green routes (footpath/cycleway) Secondary Greenschool routes (footpath/cycleway) Secondary school Existing Public Rights of Way (PRoWs) Playing fieldExisting Public Rights of Way (PRoWs) Playing field Key KeyLocal open space NeighbourhoodLocal centre open space/ high street frontage Neighbourhood centre / high street frontage 0 500 1000m 0 500 1000m Access ExistingWoodland villageAccess RailwayExisting lineWoodland village Railway line (1:10,000) (1:10,000) High street (A22) PotentialAncient housingHigh woodland street (A22) GodstonePotential stationAncient housing woodland Godstone station Local roads PrimaryLandscape schoolLocal roadsbuffer VillagePrimary squareLandscape school buffer Village square Green routes (footpath/cycleway) SecondaryWatercourse Greenschool routes (footpath/cycleway) PotentialSecondary employmentWatercourse school zone Potential employment zone 0 250 500m

Existing Public Rights of Way (PRoWs) PlayingWater fieldExisting body Public Rights of Way (PRoWs) GatewayPlayingWater field body Gateway (1:5000) Local open space NeighbourhoodIllustrativeLocal centresecondary open space/ high street street network frontage NeighbourhoodIllustrative centresecondary / high street street network frontage Woodland Railway lineWoodland Railway line Concept Plan - Option 1 Concept Plan - Option 1 15 Ancient woodland Godstone stationAncient woodland Godstone station South Godstone Village Extension South Godstone Village Extension Landscape buffer Village squareLandscape buffer Village square 17157 / SK01C Watercourse Potential employmentWatercourse zone Potential employment zone 17157 / SK01C 1:10,000 @ A2 May 2017 1:10,000 @ A2 May 2017 Water body Gateway Water body Gateway

© Copyright exists on the designs and information shown on this drawing. This drawing may be scaled to the scale bar for© Copyrightplanning application exists on the purposes designs only. and Doinformation not scale shown for any on other this purpose,drawing. useThis figured drawing dimensions may be scaled only. toSubject the scale to site bar survey for planning and all application necessary purposes consents. only. Do notOSP scale Architecture, for any other Broadmede purpose, useHouse, figured Farnham dimensions Business only. Park, Subject Weydon to site Lane, survey Farnham, and all necessary Surrey, GU9 consents. 8QT, Tel: 01252 267878,OSP Architecture, www.osparchitecture.com Broadmede House, Farnham Business Park, Weydon Lane, Farnham, Surrey, GU9 8QT, Tel: 01252 267878, www.osparchitecture.com Illustrative secondary street network All dimensions to be checkedIllustrative by user and secondary any discrepancies, street errors network or omissions to be reported to the Architect before workAll dimensions commences. to beThis checked drawing by is user to be and read any in discrepancies,conjunction with errors all other or omissions relevant materials. to be reported to the Architect before work commences. This drawing is to be read in conjunction with all other relevant materials. Ordnance Survey data © Crown Copyright. All rights reserved. Licence number 100007327 Ordnance Survey data © Crown Copyright. All rights reserved. Licence number 100007327 Concept Plan - Option 1 Concept Plan - Option 1 South Godstone Village Extension South Godstone Village Extension 17157 / SK01C 17157 / SK01C 1:10,000 @ A2 May 2017 1:10,000 @ A2 May 2017

© Copyright exists on the designs and information shown on this drawing. This drawing may be scaled to the scale bar for© Copyrightplanning application exists on the purposes designs only. and Doinformation not scale shown for any on other this purpose,drawing. useThis figured drawing dimensions may be scaled only. toSubject the scale to site bar survey for planning and all application necessary purposes consents. only. Do notOSP scale Architecture, for any other Broadmede purpose, useHouse, figured Farnham dimensions Business only. Park, Subject Weydon to site Lane, survey Farnham, and all necessary Surrey, GU9 consents. 8QT, Tel: 01252 267878,OSP Architecture, www.osparchitecture.com Broadmede House, Farnham Business Park, Weydon Lane, Farnham, Surrey, GU9 8QT, Tel: 01252 267878, www.osparchitecture.com All dimensions to be checked by user and any discrepancies, errors or omissions to be reported to the Architect before workAll dimensions commences. to beThis checked drawing by is user to be and read any in discrepancies,conjunction with errors all other or omissions relevant materials. to be reported to the Architect before work commences. This drawing is to be read in conjunction with all other relevant materials. Ordnance Survey data © Crown Copyright. All rights reserved. Licence number 100007327 Ordnance Survey data © Crown Copyright. All rights reserved. Licence number 100007327

Delivery

Masterplan concept options will be produced as a basis for engaging with the local community, Tandridge District Council, Surrey County Council and other key stakeholders.

Once South Godstone is selected as the preferred option for delivery of an expanded settlement, an Area Action Plan and Design Code would be prepared to set out the vision, key components and design approach for the new community.

The Design Code would draw on successful traditional towns and villages locally and good contemporary examples of new housing nationally and in Europe to ensure delivery of exemplar new homes and community and commercial facilities which meet the highest levels of energy efficiency and environmental sustainability.

Our team has extensive experience in delivering large scale residential led masterplans for new and extended communities. We will use this experience to engage positively with the local community, Tandridge District Council, Surrey County Council and other key stakeholders to develop a masterplan for a contemporary and innovative garden community for the twenty-first-century.

16 Summary

Extension of South Godstone will benefit the village and district as follows: Deliver economies of scale which would not be possible with smaller piecemeal development Enable improved access to local employment Provide improved retail opportunities Deliver new and improved social, landscape and physical infrastructure Enhance the quality of life by improving the existing village environment Improve accessibility to services and facilities Improve educational and community provisions to foster a broader sense of community Deliver open market and affordable housing to meet local need Deliver improvements to South Godstone railway station Provide local bus services with potential peak time shuttle buses servicing the extended community The development will be set within a quality landscape framework knitted into the existing rural fabric

17 Tim Martin Land Logic Limited 17 Adelaide Crescent Hove East Sussex BN3 2JF Tel: 01273 748196 www.landlogic.co.uk

Quentin Andrews OSP Architecture Limited Broadmede House Farnham Business Park Weydon Lane Farnham Surrey GU9 8QT Tel: 01252 267878 www.osparchitecture.com

Steve Parsons Vision Transport Planning Limited Dominion House 69 Lion Lane Haslemere Surrey GU27 1JL Tel: 01428 651579 www.visiontp.co.uk

Matthew Utting MatPlan Limited 7 Siskin Gate Bracknell Berkshire RG12 8BF Tel: 01344 4812049 www.matplan.co.uk

John Richards Vista Creative Limited 5 Sol-Y-Vista Frith Hill Road Godalming Surrey GU7 2EF South Godstone Village Extension Tel: 01483 422318 www.vistacreative.co.uk Vision Document | May 2017