South Godstone South Vision and Masterplan

Vision June 2017

GodstoneSouth Garden Village

BONNAR ALLAN © Nathaniel Lichfield & Partners Ltd 2017, trading as Lichfields. All Rights Reserved. Registered in England, no 2778116. 14 Regent’s Wharf, All Saints Street, London N1 9RL Formatted for double sided printing. ID15242 002 RevC Plans based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A. Contents

01 Introduction 1

02 The Site 3

03 Our Vision & Proposals 11

04 Phasing, Delivery & Infrastructure 17

05 A Spatial Strategy for Tandridge 23

06 Next Steps 26

07 About Bonnar Allan 27 01 Introduction

South Godstone Bonnar Allan is proposing a new Garden Village at South Godstone, expanding the existing settlement to deliver a vibrant Garden Village new community in line with emerging Council policy. Centred around the existing railway station, a new village centre and provides a unique new community facilities, the proposals could deliver new family opportunity within homes, multi-purpose schools, green spaces, a knowledge hub for rural enterprises including superfast broadband and an arts Tandridge to help and cultural centre, a food quarter and leisure facilities (including meet long term sports pitches), all within a high quality, visually attractive location. The facilities to be delivered, and shape of the whole housing needs and development, will be agreed through community consultation deliver facilities that and the plan process to respond to the needs of existing residents will benefit the District of Tandridge. South Godstone Garden Village provides a unique opportunity within Tandridge to meet the long term housing needs of the District in a way which accelerates infrastructure delivery alongside new homes. The sustainable new community will be located within walking distance of the railway station and the limited existing amenities. The proposed new facilities will be of significant benefit to existing residents in South Godstone and others in the southern half of the District. The Garden Village is a flexible proposal, capable of responding to the strategy for meeting local housing needs that Tandridge District Council chooses to pursue. This document sets out Bonnar Allan’s emerging vision for the area. Bonnar Allan is committed to working in partnership with the Council and the local community to create a truly distinctive place of which everyone can be proud. The image on page 2 shows the initial area identified for development. There are also other parcels of land assembled by Bonnar Allan for off-site landscape, highways, or further development and other land parcels at South Godstone being promoted by other parties.

South Godstone | Vision 1 Image caption

2 South Godstone© Google| Vision 02 The Site

Location South Godstone Located centrally within Tandridge District, South Godstone is a well- benefits from good connected village on the A22 just three A22 miles (4.8km) south of Junction 6 of transport infrastructure the M25 and also boasting a railway upon which station with hourly services to London. In consultation with railway operators improvements can there is the opportunity to safeguard A23 be brought forward and improve the frequency of service to Redhill and beyond and increased to sustain a larger capacity as necessary. community at the This location experienced growth in heart of the District the mid-1850s following the arrival of M25 the railway in 1842, the village also saw significant expansion in the mid-1950s which largely defined the current size and character of the community. Being well positioned to encourage sustainable travel, and situated three miles south west of the larger main town of Oxted, South Godstone provides a strategically well located settlement that can help meet Tandridge District’s local housing needs through a further period of growth. The site’s central location within

the District and its strong transport M23 connections via rail and road make it a good place to focus growth and investment, with a new secondary school in this strategic central location.

Based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Location of South Godstone in Tandridge District Office. © Crown Copyright reserved. Licence number AL50684A

South Godstone | Vision 3 The Site The proposed area for the Garden Village comprises a number of parcels of land which collectively can be knitted together to create a comprehensive expanded village at South Godstone. The land available is located mostly south of the railway line and therefore comprises areas within walking distance of the existing railway station. The site and area contains a number of constraints that will need to be addressed, but also features which provide opportunities for delivery of a Garden Village in this location. These are illustrated on the plans on pages 7 and 9 and have informed our proposals. The village of South Godstone provides a range of existing amenities, shops and services, including St Stephens Church, a Shell Garage with shop, St Stephens Primary School and the South Godstone Sports club. There are also a number of pubs/restaurants, with The Lagham opposite the railway station and The Fox & Hounds North West of the site. There is the opportunity to invest in new service and community facilities south of the station to add to and enhance the village centre.

4 South Godstone | Vision Site Features The site predominantly comprises gently undulating fields used for grazing and horse paddocks. Across the area there are hedges along field boundaries and small areas of woodland, some of which are protected, including Bradford Wood. Lagham Manor sits centrally within the area, but outside of the proposed site. The Grade II* listed manor and adjacent Grade II listed brew house, stable and oast house sit with a moated area designated as a Scheduled Ancient Monument. A wide tree belt fully screens Lagham Manor from the surrounding fields meaning any development can be sensitively planned around this designated asset. The site is free from any significant flood risk from watercourses, with the main area of flood risk interest following the stream to the south of Lagham Manor, which also creates an area of biodiversity opportunity. The site is not within an area of particular landscape sensitivity, unlike areas in the north of the District within the Surrey Hills Area of Outstanding Natural Beauty (AONB). Footpath link to train station Footpath under the railway connecting to the However, the site is - like all of the non-built up areas in the District – within the recreation ground Metropolitan Green Belt. Access to the various parcels within the site can be achieved from the existing roads surrounding the Garden Village, including the A22, Tandridge Lane and Harts Lane. New access links through the Garden Village, alongside opportunities to improve existing junctions, will be required to manage the traffic impacts, whilst there is an opportunity to create new and enhanced north/south pedestrian links across the railway line and enhanced access to Godstone Station. In particular, Harts Lane is relatively narrow and the two crossings (by underpass) of the railway line by Eastbourne Road and Tandridge Lane are also relatively constrained. South Godstone and the site present a number of opportunities which would benefit the creation of a new Garden Village community and, although there are site features that need to be considered, these can be fully addressed through a sensitively planned development View north from bridleway central with new areas of open space and parkland around these natural features.

Pedestrian right of way, south of railway

South Godstone | Vision 5 Site Features

KEY

Site boundary

South Godstone train station

Existing trees / hedgerows

Streams / ponds

PROW

Pedestrian underpass

Existing buildings / structures

Contours

Park Pale

Principal access route

Local access route

75 70

6 South Godstone | Vision Constraints

The constraints and opportunities analysis records the characteristics of the site to help establish the framework for future development. The following points were identified to inform the design of the masterplan.

KEY

Site boundary

Existing vegetation

Principal route

Local access routes

PROW’s

Park Pale

Railway

Barrier effect of embankment and planting along railway

Pedestrian underpass

Traffic light controlled junction single access under bridge

Streams and ponds

Flood zone

Listed buildings

Scheduled ancient monument

Dwellings with outlook of site

Existing settlement (built area)

Views into site

Long range views from north

Site of nature conservation importance

Ancient woodland

Area of great landscape value

Biodiversity opportunity area

South Godstone | Vision 7 8 South Godstone | Vision 1 .5 km

1 .5 km

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s n ) m m ta 3. Sports Club s in 80 t t w in 0m i a o 4. Local Conveniencet 00 Store a w (1 i l a m 0 n o8 8 k l m ) 5. Public Houses 0 t k 800 m n 0m r m in ) a tr 800 m w (1 in a 8

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s 8 800 ta t 8 Existing settlement (built area) io 00 n m ) m m (1 Potential options for new 800 0 m 00 secondaryin school location 8 w m 800am 800 m Potentiallk village hub 800 t ra Potential icommunityn hub 800m s ta t m Elevated vantageio point 800 m n 800 ) m Views over surrounding

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8 800m 800m Park Pale 800m 800m

800m

800m 800m

800m 800m 800m 800m 800m

800m 800m

800m South Godstone | Vision 9 800m

800m

800m 10 South Godstone | Vision 03 Our Vision & Proposals

South Godstone Our Vision Garden Village “We want to deliver a self-sufficient and sustainable South Godstone, creating a community which balances presents the unique the best of town and country. A place where people can live in attractive homes close to amenitie and walk opportunity to deliver to school or catch the train to work. The Garden Village will continue the rich heritage of distinctive towns and villages that the District of Tandridge enjoys, with a range of modern amenities and community facilities, a an exceptional, wealth of green space and easy access to the countryside around.” sustainable community with beautifully Our Proposals supermarket, a hotel/pub, community meeting points, designed homes medical facilities and a food quarter as well as employment The District currently has a significant opportunity to creatively meet opportunities and a full range of its housing needs over the next 20 years and rebalance the areas of services and facilities significant housing development away from Caterham and Oxted. 6. A community hub/knowledge hub could also be provided Our proposals are inherently flexible and scaleable and can be within the emerging masterplan to support new and existing for existing and new adapted to align with the Council’s preferred strategy for growth in rural businesses and other employment alongside an arts and cultural facility as well as a new leisure hub residents the District. Our proposals can include: 1. The ability to deliver up to 5,000 beautifully designed new homes 7. New pedestrian and cycle routes to integrate the existing village drawing from a range of land parcels, providing a full range of with the new and to encourage active modes of travel between types and sizes of homes, but flexible in terms of how the Garden homes and facilities Village can grow over the next 15-20 years 8. Promoting sustainable travel through enhanced access to the 2. Provision of affordable housing for both first time buyers, through railway station, including provision of a new entrance from the the Government’s Starter Homes initiative, shared ownership and south with improved station parking, and increased bus services for households on lower incomes within the District to rent 9. Improvements to the local road network and provision of new 3. Around one third of the site given over to a network of quality link roads through the development between Tandridge Lane public spaces, recreational areas and parkland, characterised by and the A22 providing new traffic routes. In tandem with mature trees and attractive landscapes, and including areas for Surrey County Council Highways we are investigating potential active play through children’s play parks, and other recreational improvements to the A22 to deliver enhanced road safety and sporting facilities that could include sports pitches, an outdoor within the village and better traffic flow through the settlement gym and skate park 10. Create new Green Belt boundaries which, through use of 4. A new primary school with nursery provision will be provided as existing natural features and sensitive buffer landscaping, can well as investment in expanding St Stephens Primary School. A hold the line for future generations new secondary school to address current capacity issues and serve 11. Creation of a public park, generous open space and provision the south of the District is proposed to the north of the existing of more sports pitches settlement, but there is also potential for the school to be provided on site, with good access to and from the station Our emerging proposals and vision will be refined in collaboration with the Council and through stakeholder and community 5. A new village hub/market square which will provide a range of engagement to ensure they respond to local aspirations and deliver services and facilities agreed in consultation with the community a place which local people can be truly proud. close to the railway station. This could include shops and a

South Godstone | Vision 11

5,000 New schools Investment in A22 new homes including new enhancing road secondary school safety and traffic flow for South of District

Public parks Improved rail Connectivity sports facilities service and station enhancing pedestrian and pitches and cycle links

New village Creating New community centre 3,400 jobs services with shops (permanent direct and indirect jobs) to enhance sustainabity and services and employment premises of South Godstone

12 South Godstone | Vision Developing the Masterplan The site lies within the periphery of South Godstone, mostly to the south of South Creating a modern village hub/market square with enhanced parking for shoppers Godstone Station. The design concept is to preserve and enhance the existing and those from outlying areas who may drive to the station will create a village hub woodland areas within the site to set a framework within which we can create a which currently does not really exist in South Godstone as it is today. This will greatly public park, generous open space for recreation, sports and leisure. The housing and improve the array of amenities available to current and new residents. This will be community hub will then be carefully planned within this Garden Village framework. further enhanced by the provision of a primary school along with additional community buildings specified in collaboration with the Council and existing Tandridge residents to The site covers an area of approximately 195 hectares, of which 110 hectares will be deliver a truly sustainable development at the heart of the District. allocated to housing, with an average density of 35 units per hectare proposed across the residential areas. There is also additional land parcels that could form potential Any excess in surface water run-off will be collected in swales, ponds and lakes, future phases. The following gives an indication of the proposed land use mix: providing not only a sustainable drainage system but also visually pleasing design features interspersed within the site encouraging natural habitats. Up to 195 hectares total, which could be divided as follows; Public access through the site will be encouraged using the existing footpath south of the • 110 hectares of residential area railway line, enhancing the two footpaths that go under the railway line and creating new • 12 hectares for a new secondary school footpaths within the site, not only allowing full access to the site but also linking through • 7.5 hectares for a mixed-use community village hub including employment space to Bradford Woods and Lagham Manor. The path along Park Pale will be extended through the woodland area leading towards Harts Lane. • 25 hectares of parkland Access to the site will be principally from Eastbourne Road and Tandridge Lane, but • 2.5 hectares for a primary school each road will have two entrance and exit points allowing alternative routes therefore • 38 hectares of open land, natural landscape and existing woodland and water ensuring that there will be no congestion points. Although our masterplan is conceptual, attenuation areas initial work providing greater detail on some of the proposed road junctions illustrates how suitable access can be achieved (see page 22) and we are also keen to explore ways Land totalling some 12 hectares will be necessary to accommodate a new secondary in which the development could help to deliver improvements to the A22. school. There are a number of options for how this could be delivered. One location for this could be on land to the north of South Godstone adjacent to the existing Seeking to understand the design characteristics that make up South Godstone and the St Stephen’s Primary School. This land to the north – which is not controlled by neighbouring villages will inform the proposed development character; it is our intention Bonnar Allan – has also been promoted for development through the emerging that the proposed design will not only capture the best of the local vernacular, but will Plan. Alternatively, there is capacity within the 195 hectares of Bonnar Allan’s site to seek to improve the architectural character by varying street scenes, roof lines, setbacks, accommodate a secondary school to the south of the settlement. In this respect, there is incorporating enclosures and designing landmark buildings. flexibility as to the best way to accommodate this important infrastructure requirement. We will seek to incorporate office and employment accommodation near to the Maintaining the perimeter woodland landscaped boundaries along with the inner core station to help offset the loss of commercial space in Caterham in recent years under woodland areas, in particular that of Bradford Woods and woodlands off Park Pale, will permitted development. We have contacted the promoter of development to the north help the proposed development settle into its environment and maintain the existing and west of the village to establish a forum for working together to create cohesion in wildlife habitats. the masterplanning process that will make potential growth north of the railway line integrate with our own plans. The creation of a 25 hectare public parkland along with green open spaces at the core of residential areas, with roads and footpaths linking through to landscaped boundaries It is these factors that have influenced our emerging concept for the Garden Village. allows for an integrated and cohesive design using a combination of both formal and informal amenity space.

South Godstone | Vision 13 Concept Plan

KEY

Community hubs, new and existing

Green parkland corridor

Integrated woodland and hedgerows

Movement corridor/ strategic links

Green spaces

800m walking distance

14 South Godstone | Vision The Key Design Principles of our illustrative masterplan are: • ‘Multi-functional green spaces’: A key feature of the proposed development is maintaining and where necessary, enhancing the outlying landscaped boundaries. • ‘An identifiable place’: The development will seek to enhance and improve the character of South Godstone by not only drawing on the most visually appealing This will not only help the proposed development settle into the existing landscape aspects of the existing vernacular and street patterns, but also by establishing a sense of allowing a seamless transition between new and existing communities, but also place through the quality of architectural design, massing, open space and landscaping. maintain and encourage the existing natural habitat to flourish. Keeping and protecting the outer landscape boundary to Lagham Manor will provide a buffer • ‘Village centre and mixed use community hubs’: As part of the proposals between this important ancient monument and the proposed development. We have the existing run-down railway station carpark would be replaced with a larger, fit for also sought to keep the landscaping which runs parallel to the southern edge of the purpose car park which would include external lighting for safety and security, a coffee railway line and therefore will provide not only a visual barrier but also an acoustic shop and news agency. The car park would be linked to a new village hub/market one to the proposed dwellings. The creation of a park on the site will also benefit square which could provide shops, a hotel/pub, healthcare, a food quarter, community current and future residents in South Godstone and beyond for informal recreation space and further car parking. The development could also deliver a community hub/ as well as more formal sport through both indoor and outdoor space. knowledge hub for rural businesses enterprises including superfast broadband and

offices as well as an arts and cultural facility, which could include a library. Across these • ‘Streets and landscaped corridors designed as places’: Having housing hubs there will also be employment opportunities for existing and new residents in the fronting onto all public open spaces will allow the main street pattern to be directly local area. Within the main body of the proposed site development there would be a connected to the landscaped open spaces, this will not only improve the aspects from new leisure hub in the form of a leisure centre and sports pitches. The development all the respective properties, but also create visually interesting journeys throughout also contains a new primary school and assumes expansion of the existing primary the site. school. A new secondary school would also provide for the needs of residents across • ‘Quality homes’: Well-designed houses, allowing plenty of light, views and internal the south of Tandridge District where currently one does not exist. This provides vastly planning suitable to today’s family lifestyle and flexible working environments, improved amenities allowing a sustainable, attractive and thriving place to live for combined with the social and environmental infrastructure will provide a cohesive South Godstone and the rest of the District. community and a sense of pride of place. With a density of around 35 dwellings per hectare, the provision of a public parkland, open green spaces, mature • ‘A walkable place’: The existing location of the train station means that even the furthest parts of the site, being around 1.6km away should only take circa 20 minutes to existing woodlands, community hubs and schools, will lead to a high standard and walk (see Concept Plan on page 14). We have shown an attractive network of footpaths sustainable development. allowing either more direct routes to the schools, community facilities and employment or more peripheral, landscaped paths for recreational walking.

South Godstone | Vision 15 Masterplan A22 KEY Indicative spine routes Indicative spine road extension north of railway line Green Core Woodland Indicative local access route Residential areas Indicative higher density residential areas Mixed use village hubs Primary school Potential location for a secondary school South Godstone Station Station expansion / car park Existing trees / hedgerows / landscape Existing Primary School Indicative proposed new planting Potential Secondary School Sports pitches Existing primary school Existing sports club SOUTH GODSTONE Initial area identified for development Other land assembled by Bonnar Allan for off-site South Godstone Station landscape, highways, or further development Existing Sports Club Station Car Park Other land at South Godstone being promoted by other parties

Woodland Screen

Lagham Manor Community Hub/ Lane Tandridge Knowledge Hub

Tilburstow Hill Road

Primary School

Sports Pitches

A22

Bradford Woods This high level masterplan is illustrative of one possible way development could be accommodated on the site. The location of roads and buildings are simply indicative to show how potential blocks of development might look. We would welcome Mixed use village Hub the opportunity to refine the masterplan through community engagement and collaborative working with the Council.

16 04 Phasing, Delivery & Infrastructure

A Deliverable Scheme The site has no Suitability Phasing fundamental The proposed site represents land suitable for development of a South Godstone Garden Village can deliver new homes quickly new Garden Village. There are no fundamental constraints that in order to assist Tandridge District Council in demonstrating constraints to delivery would mean the site is unsuitable for development. Although a five year supply of housing land. The timescales for delivery and is scalable with there are sensitive areas on and around the site, including of the Garden Village will relate to the final planned size of the historic buildings, existing protected trees and areas of ecological proposal. Assuming the largest scale of development, the Garden many combinations interest, this is typical of sites of this size and, with sensitive and Village would provide a long-term repository for housing growth of a number of sympathetic design; these features can be retained and enhanced. in the District for both the current Tandridge Local Plan period The development will also have respect for the existing nearby and beyond. It is anticipated that around 5,000 new homes could parcels available to hamlet communities- particularly on Tandridge Lane- through be delivered in a phased manner over a 15 year period and with come forward for appropriate landscaping measures, while also providing sustainable further growth beyond the plan period. This would mean an access for the existing residents to the services provided at the average delivery of c. 270 new homes each year, which would be development of circa South Godstone Garden Village. achieved by ensuring several house builders are on site delivering new homes from 4–5 sales outlets at any one time, with a mix of 5,000 homes and a Ownership types and tenure including build to rent and affordable tenures.1 full range of We consider that, should the Council wish to pursue South The land parcels within the Garden Village can either come community and Godstone Garden Village as an option for meeting the growth forward independently of each other or simultaneously, providing of the District, the whole location would be able to be delivered flexibility in the way the Garden Village can grow. There are transport infrastructure in a comprehensive manner. The site assembled and presented also additional land parcels – either agreed or with ongoing by Bonnar Allan is made up of parcels which all have existing negotiations with landowners – that can provide further capacity or emerging agreements with landowners, and there are other for development forward as potential future phases of the Garden parcels at South Godstone that are being promoted independently Village and/or to provide open space options. of Bonnar Allan. The site is therefore available with willing However, the scalability of the Garden Village proposals means landowners who have signalled their intention to release their land. that parcels can come forward independent of one another, but These parcels would all be seen as ‘available’ within the Council’s the infrastructure benefits accrued will be directly related to the Housing and Economic Land Availability Assessment (HELAA) overall size of the scheme undertaken. As such, the infrastructure methodology. The Council can use its planning powers – through provision of the development increases when more parcels of the the Local Plan – to ensure a comprehensive development. site are delivered. Feasibility Bonnar Allan is still seeking the agreement of additional parcels within walking distance of the station, principally next to the area Bonnar Allan has undertaken a detailed appraisal of the scheme already shown within our outline masterplan. and has established that South Godstone Garden Village is a financially viable scheme. The housing market in Tandridge District is exceptionally buoyant and the values that could be achieved through a development of this scale would enable significant infrastructure investment to be made in the local area early in the development.

1 Bonnar Allan’s internal feasibility work envisages 2,100 market homes for sale over 18 years which equates to an average 10 units per month.

South Godstone | Vision 17 Flexibility This plan shows land interests that provide future flexibility for the growth of the Garden Village. For example these parcels may be future phases of development land that can be used to deliver infrastructure or land that could be used to offset land removed from the Green Belt through compensatory improvements to the environmental quality or accessibility of these parcels of Green Belt land.

Bonnar Allan potential land interests in South Godstone

18 South Godstone | Vision Infrastructure South Godstone Garden Village will be accompanied by a comprehensive package of The delivery of the new Primary School will be accommodated within the site as in infrastructure, provided in a timely manner to support its growth. Bonnar Allan will the masterplan. For the proposed Secondary School, Bonnar Allan has considered the work with the Council, County Council and delivery partners to ensure the transport potential for location either on or off-site. At this stage, it is considered that the secondary links, services and community buildings that the Garden Village needs is put in place. school could be located on land to the north of the existing settlement, adjacent to St Bonnar Allan is partnered by a large property company, Telereal Trillium with over Stephen’s Primary School, this and the expansion of the existing primary school falls £6 billion in assets. It is able to finance infrastructure without being subject to outside of the red line boundary for Bonnar Allan’s proposals and would be reliant on the commercial or banking constraints. delivery of a road. However, there is flexibility as to the approach that can be adopted in this regard and thus a location in the south of the Bonnar Allan site is also considered an Delivering Community Infrastructure option for the secondary school. Community infrastructure comprises the range of services, facilities and amenities we There is scope to deliver employment provision on site as well as an arts and cultural use within our day-to-day lives, from schools, to doctor’s surgeries, to shops and cafés. space in a Community Hub/Knowledge Hub. Potentially the employment provision The early delivery of these within the development of large scale schemes is important could be delivered in the form of a small business quarter for the rural service sector to to help engender a sense of community and help create an attractive place where people help support new and existing rural enterprises by providing room to expand, a flexible will want to live. Bonnar Allan will seek to provide the key elements of community working space and a place to network, providing a mechanism for enhancing rural infrastructure within the first 5 years. business productivity. However employment opportunities will be offered across the hubs The critical mass of a place – how many people live there, work there or visit there – of the development. There is also scope to provide arts and cultural facilities including a determines what types of facilities and community infrastructure it can sustain. Many library, gallery or museum in the same location to ensure a hub of activity throughout the rural areas struggle to maintain a vibrant mix of shops, services and facilities because day. The scale of development would also secure the delivery of superfast broadband to they are insufficiently large to support them. At South Godstone Garden Village, there is the benefit of new and existing residents, schools and local businesses. the opportunity to grow a community that at larger sizes would justify delivering greater Sports and Recreation facilities can be delivered to promote healthy living and leisure levels of infrastructure. There is a clear infrastructure benefit to thinking big in what the pursuits in the Garden Village. This could include an extensive country park, but also a Garden Village can bring forward. more formal Leisure Hub providing a leisure facility in the form of a leisure centre with The development of the South Godstone Garden Village of around 5,000 dwellings gym, sports pitches, swimming pool or even a lido. This will create a ‘recreation corridor’ could sustain a broad range of community infrastructure to help sustain the vibrancy of forming from the existing South Godstone Sports Club southwards through the new settlement, as well as provide important shared facilities that make available a the site. These facilities will materially enhance the daily lives of existing residents of resource for existing communities around the site. South Godstone. The tipping points for the delivery of community infrastructure is considered opposite, The figure on the following page illustrates the trigger points (the amount of housing a summary of each of the facilities is set out below. It is emphasised that the exact delivered, denoted by the grey line in the figure) at which various infrastructure items community infrastructure delivered will be determined through consultation. would be justified. These have been calculated using a range of benchmarks sourced from various public bodies and past precedents. It is envisaged that the Garden Village would contain a Village Hub/Market Square close to the railway station. This would facilitate a hub of community activity and The figure then compares the quantity of homes needed to justify delivery of specific could contain shops and a small supermarket, a hotel/pub, medical facilities including infrastructure with a broad indication of what stage Bonnar Allan would actually seek GP surgery and dentist and potentially a vibrant food quarter to extend activity in the to deliver these items. This ensures they support the growth of the Garden Village and area into the evening containing café’s, restaurants and space for a Farmer’s Market. A expedite the corresponding infrastructure so that it is delivered in advance. village hall could also be provided as an important multi-purpose building that provides A strategic benefit of South Godstone as a choice for the District’s new Garden Village is innovative facilitates for group activity of various sorts. its existing infrastructure. The existence of its railway station with capacity to offer much improved service and the A22 facilitating good access north and south within the District are both key strategic benefits.

South Godstone | Vision 19 4,200 4,200

KEY 3,900 3,900 Needed at 3,600 Accelerated 3,600 infrastructure deliver y 3,300 3,300 Deliver ed at 3,000 3,000

2,700 2,700

2,400 2,400

2,100 2,100

1,800 1,800 Number of Homes Delivered Number of Homes Delivered 1,500 1,500

1,200 1,200

900 900

600 600

300 300

0 0

300 School 300 Community LIBRARY Centre

Existing South Existing South 600 600 Existing South Godstone Village Godstone Village

Shops

GP Surgery Village Shop Food Quarter Country Park Dental Surgery Secondary School Multi-Use Facilities Equipped Play Areas New Primary School Rural BusinessLibrary Centre & Arts Centre Swimming Pool/Lido Village Hub/ Multi-use Education/ Community Hub / Sports and Market Square Leisure Hub Knowledge Hub Recreation Expand Existing Primary School

20 South Godstone | Vision Delivering Transport Improvements Creating the right transport strategy and access for the site is highway pinch-points around South Godstone. Our diagram important to ensuring the Garden Village promotes sustainable (right) shows some initial options which we are investigating modes of transport and enables movement through and around and we would very much want to work together to develop South Godstone is enhanced. A high level transport and access these options further. strategy for the site has been developed, maximising the potential of the existing rail station and reflecting the role of the A22 as a Railway/Walking/Cycling transport corridor. The proposals include a mix of new facilities and amenities, which will reduce the need to travel over long distances for These proposals provide a unique opportunity to many journey purposes, including the school run. The layout secure much needed investment in improvements of the Garden Village will encourage walking and cycling for to the A22 and rail network that would otherwise shorter journeys, including for accessing the station where not occur. They can form the basis of a sustainable longer journeys, such as those by commuters, can be made by rail. Well-lit and inviting walking routes will be integrated into transport strategy serving the existing and new the design and will include new crossings under the railway to community. knit together the two sides of the line. To encourage use of the train, and make best use of the unique transport opportunity Roads that the existing station provides, we will create a new and better station entrance to the south of the existing platforms, In order to improve road safety and minimise the impact of the which will also link in with enhanced bus services and cycle existing A22 through South Godstone, we are looking at several facilities along the existing A22, which could also be brought options for ‘bypassing’ the existing alignment through the centre into the residential areas of the Garden Village. We anticipate of the village. We will create access to the development via a that focusing development on this rail corridor will enhance number of new junctions with existing roads. This could include the prospects of an improved frequency of the service and we a new 4-arm roundabout junction to the south of the railway have held preliminary discussions with Govia Thameslink to bridge, linking into parcels of land east and west of the A22. this end. Preliminary discussions have also commenced with Further entrances to the site will be created via new or improved Network Rail about upgrading the station and improving access junctions on the A22, Tandridge Lane and Harts Lane. A “shuttle” services to Redhill. To complement our high quality spine road through the site will link various parcels to the wider transport infrastructure, we will produce a Travel Plan which road network. In addition, upgrade works to Harts Lane and the encourages the uptake of sustainable transports modes by existing junction with the A22 will improve road safety, alleviate future residents. existing traffic problems and ensure good access. The proposals will ensure that access to the Business Park is enhanced and allow Delivering Utilities and Services for any expansion. Bonnar Allan is investigating the practical requirements for We have held a preliminary meeting with Surrey County Council bringing utilities (including water, wastewater, electricity, gas and discussed the traffic issues facing the A22 corridor and the and superfast broadband) onto the site, with the relevant need for broader improvements, including at junctions near service providers. As master developer, Bonnar Allan will East Grinstead and Junction 6 of the M25. Growth at South ensure all development parcels are fully serviced before Godstone could help provide the mechanism for funding such bringing in a partner housebuilders to deliver the new homes. improvements, including providing financial contributions to solve This will minimise any potential for up-front site preparation wider problems as well as directly providing localised highway works to affect the delivery of new homes. improvements to avoid placing any further pressure on the

South Godstone | Vision 21 An Emerging Access Strategy Improvements to M25 J6 Enhanced Bus Services to Oxted and Caterham

New Roundabout

West Relief Road Option

Rail Services to Redhill and London Eastbourne Road (A22) SOUTH GODSTONE Distributor Road Option

Rail Services Possible New Roundabout to Tonbridge Expansion Inner Relief of Lamb’s Road Option Business Park

Tandridge Lane Tilburstow Hill Road Road Hill Tilburstow

A22

Enhanced Bus Services to Lingfield / East Grinstead

A22 improvements at East Grinstead

22 South Godstone | Vision 05 A Spatial Strategy for Tandridge

Garden Villages Meeting Tandridge’s Housing Needs Garden Villages offer The Government’s National Planning Policy Framework Tandridge is one of the least affordable Districts in the country (NPPF) supports the principle of planning for larger scale to live being within the top 10% least affordable locations within big opportunities developments to meet housing needs, setting out that: the Country.2 This has significant implications for many local residents, with the lack of housing available causing younger “The supply of new homes can sometimes be best achieved through for transformational people to stay at home with their parents longer, families to planning for larger scale development, such as new settlements or extensions struggle to get onto the housing ladder and can mean local people long-term housing to existing villages and towns that follow the principles of Garden Cities. on modest incomes are forced to move out of the area to meet Working with the support of their communities, local planning authorities growth which are their housing needs. The lack of affordable housing in Tandridge should consider whether such opportunities provide the best way of achieving has also left many of those most in need of housing without crucial for meeting sustainable development.” suitable accommodation. In 2015 there were 870 households housing needs. The The government has reaffirmed its commitment to delivering in priority bands on the housing waiting list in Tandridge with schemes bring with housing of this scale through both the proposed draft changes a further 180 existing affordable housing tenants in need of to the NPPF, a consultation for which opened in December alternative accommodation.3 them the appropriate 2015, and from within its prospectus on ‘Locally-Led Garden Recent evidence produced by Tandridge District Council Villages, Towns and Cities’ (March 2016). The Housing White infrastructure concludes that the objectively assessed housing need of the Paper (February 2017) re-affirmed this commitment, stating: necessary to meet District amounts to 470 new homes per annum equating to 9,400 “Well-planned, well-designed, new communities have an important part to dwellings over the twenty year Local Plan period 2013 to 2033.4 current needs and play in meeting our long-term housing needs. Provided they are supported by the necessary infrastructure, they are often more popular with local support growth in communities than piecemeal expansion of existing settlements.” a way piecemeal The draft changes to the NPPF propose to strengthen national 12.71 1,050 development cannot planning policy to provide a more supportive approach for new settlements and urban extensions to meet housing need ratio by which average households currently house price in Tandridge in need of affordable through larger scale developments. Combined with this, a exceeds lower quartile housing in the District change to national policy is also proposed which would expect earnings local planning authorities to require higher density development around commuter hubs including rail stations. The location of the South Godstone Garden Village at a railway station and the principle of its development as a 11th 35th Garden Village accords with both these proposed changes to the NPPF. least affordable place least affordable place to outside London live in the Country The Garden Settlements prospectus recognises that whilst each place is unique, they all offer “big opportunities for transformational and long-term housing growth”. The new potential contribution of 2 Department for Communities and Local 50% Garden Village at South Godstone would support many of South Godstone to the Government (CLG) Live Table 577 District’s housing need 3 Strategic Housing Market Assessment 2015: the principles established in the prospectus including that it Calculation of Affordable Need Technical Paper will be of a scale which supports the housing growth needs of (September 2015) Tandridge, will be well designed, built to a high quality and 4 Strategic Housing Market Assessment 2015: Tandridge’s Objectively Assessed Housing Need provides the necessary infrastructure required to ensure it is Our scheme can deliver a broad offering of circa 1,750 affordable Technical Paper (September 2015) a location where people want to live and be part of the local homes and dedicated facilities for assisted living. community. South Godstone | Vision 23 South Godstone One of the key requirements for the local plan is the delivery of a sustainable spatial strategy. This means balancing development and service delivery within the District, minimising the need to travel and minimising the impact on the environment. Each of these objectives is met by South Godstone Garden Village. By providing new homes, community facilities, jobs and transport investment these proposals encourage a more sustainable community to prosper in the south of the District, addressing the current imbalance.

Constraints Compared to other parts of the district, South Godstone is not subject to any national level constraints. It does not fall within the large expanse of the Surrey Hills or the High Weald AONB nor does it fall within any of the other national and international designations which would be incompatible with delivering growth around the existing settlement. It is 99% free from areas of flood risk. As such, it is a good location for large scale development. South Godstone Garden Village is well located to serve the centre and south of the District. It is also a way from the congested north of the District where the green belt forms an important function in separating settlements. Government policy within the NPPF sets out that Local Planning Authorities should Accessibility positively seek to meet the development needs of their area and that Local Plans should set out to meet housing need unless the adverse impacts of doing so would significantly South Godstone is also in a highly sustainable location for development within and demonstrably outweigh the benefits. In Tandridge this will mean looking to new Tandridge District. The Garden Village will be sustainably located within walking opportunities for accommodating growth in a sustainable manner. distance of the railway station which runs services to London Victoria (41 mins) and London Bridge (55 mins) and is also located on the A22 which provides a transport The Council’s ‘Tandridge Housing and Economic Land Availability Assessment’ corridor, including a range of bus services. The NPPF lists a set of 12 core land-use (HELAA, December 2015) identifies that developable sites exist in the District for only principles that should underpin the planning system. These include: 855 dwellings if locations in the Green Belt are excluded. If all of these were to be delivered, it would not even meet 10% of the identified housing needs of Tandridge “actively manage patterns of growth to make the fullest possible use of public transport, walking and District. There is a clear need for more sites, from a wider range of sources, to be cycling, and focus development in locations which are or can be made sustainable” considered to ensure the housing needs of Tandridge can be met. This will inevitably These proposals enable targeted investments to safeguard and improve rail services, have to include assessments of sites in the Green Belt. fund improvements to the A22 that would otherwise would not occur and deliver safe new pedestrian and cycle provision enabling more sustainable patterns of movement.

24 South Godstone | Vision Serviced delivery South The current size of the settlement of South Godstone means it does not currently Godstone support services such as a GP surgery, secondary school or local centre, whilst it also Criteria does not make fullest use of the existing railway which serves the settlement. Garden Our proposals for a South Godstone Garden Village would create a critical mass of Village population to support these services and provide the mechanism to deliver them for the benefit of both new and existing residents. Meeting Tandridge’s current and future housing needs through a  holistic, well planned, option (NPPF paragraph 14 and 47) In particular, there is currently no secondary school in the south of the District and the three secondary schools that are located within the District are nearing capacity. The Delivers a Garden Village in line with the Government’s proposed  delivery of the South Godstone Garden Village creates a unique opportunity to provide changes to national policy and supports the principles of Garden good quality secondary education provision in the south of the District. Villages (NPPF paragraph 52 and Draft changes to the NPPF December 2015) In summary, we believe that South Godstone Garden Village is the best way to sustainably deliver a large part of the housing that Tandridge Sustainable transport options, with excellent accessibility by rail and  needs and supports the existing community in the centre and south of road (NPPF paragraph 17, 30 and 38) the District. It represents a unique opportunity, at a location which can A less sensitive part of the District and Green Belt (NPPF paragraph  promote the fullest use of sustainable transport modes, and in form 14 and 83) which is comprehensive, self-sustaining and delivers an exceptional package of infrastructure. Allocation of South Godstone as a broad location for Delivers all of the infrastructure required to benefit both the new and  growth within the emerging Local Plan would fully respond to the challenges faced by existing residents of South Godstone (NPPF paragraph 38 and 70) the Council and would represent a core component of a forward looking, aspirational Delivering a secondary school to meet educational needs in the south  and deliverable spatial strategy for the future of Tandridge. part of the District (NPPF paragraph 72) Although the emerging Local Plan is at a relatively early stage, we are considering ways in which we can sensibly and efficiently bring forward community assets that make South Godstone Garden Village an attractive place to live, including enhanced prospects of an improved frequency of the railway service. We can see uses for the schools at weekends and evenings that will underpin community sports and adult education opportunities. We also envisage a modern development that can provide for education, sporting, social and cultural activities to involve as much of the community as possible in an active and culturally rich way.

South Godstone | Vision 25 06 Next Steps

The vision and illustrative masterplan We are committed shown in this document form only the to delivering an first step in developing our proposals for a new Garden Village at South Godstone. exceptional new We are progressing technical work which development will help us to shape how we will fully address the impacts of development and and welcome the how we can deliver maximum benefit to involvement of Tandridge. We are committed to ongoing engagement with the Local Plan process stakeholders and the and we will share our further work with community to help the Council as the Local Plan evolves. shape proposals to The emerging plans and information set out in this vision represent our create a place of initial thoughts for how a South which local people Godstone Garden Village could flexibly grow to respond to the challenges can be proud facing the district. Bonnar Allan is committed to delivering an exceptional new development and there will be opportunities for stakeholders and the community to help us shape our proposals, to ensure they create a place of which local people can be proud.

26 South Godstone | Vision 07 About Bonnar Allan

Bonnar Allan is a company wholly focused on masterplanning Our first scheme is known as Drake Park in Walton on Thames new communities and urban extensions. Our motivation is in the Borough of Elmbridge. Working with the Council, we are to create large scale vibrant communities which deliver the progressing an application for just over 1,000 new homes with amenities, schools, green spaces and transport links needed to a large park and community infrastructure. The company is meet established housing needs in a quality and sustainable also working to bring forward several other schemes in Surrey, way. We do this with the goal of working in a wholly Oxfordshire and Buckinghamshire, each between 1,000 and consensual manner to assist local authorities in planning for the 7,000 homes. development needs of their area. The Bonnar Allan team is led by Nigel Rankine, an economist Bonnar Allan is funded by Telereal Trillium Ltd to deliver and former investment banker with 14 years’ property new communities by pursuing local plan allocations and experience and includes Alan Barry (an accountant with professionally prepared planning applications in conjunction 12 years’ experience in property finance and development), BONNAR ALLAN with a broad team of professional advisors. This secure financial Tom Coyle (a builder/developer/investor with over 30 years’ standing gives us the ability to deliver our ambitious schemes experience) and Steven Fidgett, formally head of the 120 and provide infrastructure and servicing to new communities in strong planning advisory function at WYG. Bonnar Allan has a timely way. assembled a strong team of professional consultants to help develop and deliver our vision for South Godstone. Our approach is to provide consented housing land which we joint-venture with quality housebuilders to build-out. The Telereal Trillium is one of the UK’s larger property companies significance of this approach is that Bonnar Allan acts as a with assets worth over £6 billion. It owns all of the properties vanguard for excellence in our schemes, ensuring that the used by BT and the Department of Work and Pensions among developers/builders don’t seek to diminish commitment to others. It bought Lands Improvement Holdings Ltd in 2015 to design, infrastructure and delivery. expand its involvement in strategic land development and in 2017 has created a partnership with Bonnar Allan. We retain a stake throughout the delivery of our new communities and, with a company ethos to build generously sized family accommodation to a good standard, our partner selection process ensures the end results are well designed homes in places where people aspire to live.

South Godstone | Vision 27

GodstoneSouth Garden Village

PROJECT TEAM

Bonnar Allan Developer

Nathaniel Lichfield & Partners Planning, Economics, Masterplanning and Graphic Design

WS Planning & Architecture Planning

LIME Associates Architecture

The Stilwell Partnership Engineering

The Ecology Consultancy Ecology

BONNAR ALLAN