Green Belt Review

January 2020

EVIDENCE BASE DOCUMENT CONSULTATION DRAFT LOCAL PLAN 2018-2033 (Regulation 18) All maps reproduced by permission of Ordnance Survey on behalf of Her Majesty’s Stationery Office. © Crown Copyright & Database Right 2019. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. All Rights Reserved. 100021846. Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

CONTENTS

Contents ...... 2 Executive Summary ...... 3 Section 1: Introduction ...... 4 Section 2: Methodology...... 5 Section 3: Built up areas and larger villages ...... 11 Ashtead ...... 13 Bookham & Fetcham ...... 24 Dorking ...... 36 Leatherhead ...... 50 Beare Green ...... 63 Brockham & Strood Green ...... 70 Capel ...... 79 Charlwood ...... 83 Hookwood ...... 87 Westcott ...... 90 Section 4: Smaller settlements ...... 98 Betchworth ...... 98 Boxhill ...... 103 Buckland ...... 106 Headley ...... 110 Leigh ...... 115 Mickleham ...... 118 Newdigate ...... 122 South Holmwood ...... 127 Strood Green ...... 131 Westhumble ...... 132 Section 5: Wider Rural Areas ...... 137 Section 6 – Green Belt Boundary Anomalies ...... 144 Green Belt Boundary Anomalies: Ashtead ...... 145 Green Belt Boundary Anomalies: Bookham ...... 161 Green Belt Boundary Anomalies: Dorking ...... 165 Green Belt Boundary Anomalies: Fetcham ...... 190 Green Belt Boundary Anomalies: Leatherhead ...... 200

2 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Executive Summary

This Green Belt Review has been prepared as part of the evidence base for the Future Mole Valley Local Plan 2018-2033. A Constraints Analysis undertaken in 2017 concluded that there are exceptional circumstances to justify release of a certain amount of Green Belt, in order to meet objectively assessed development needs. However, further and more detailed analysis was required to underpin a judgement about how much Green Belt land might be released through the Local Plan process, and where.

To that end, this Green Belt Review analyses the performance of land throughout the Green Belt. It considers the extent to which land fulfils one or more of the five purposes of the Green Belt:

1. To check the unrestricted sprawl of large built-up areas. 2. To prevent neighbouring towns merging into one another. 3. To assist in safeguarding the countryside from encroachment. 4. To preserve the setting and special character of historic towns. 5. To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

The Green Belt Review considers broad areas around each settlement (Sections 3 and 4) and wider areas in the rural parts of the District (Section 5). Each broad area has been assessed against purposes 1-4 using a three point scale: minimal, moderate or significant (see Section 2, Methodology). Purpose 5 applies equally to all Green Belt land and therefore this Purpose has not been analysed in detail.

The review draws on previous reviews of the Green Belt in certain parts of the District (see Section 3). Where necessary, it updates and expands previous work to ensure a consistent approach throughout the District and to make sure that recent changes on the ground are taken into account. Additional analysis has also been undertaken to cover the more rural areas of the District (Sections 4 and 5), as these were not included in previous reviews.

The purpose of the Green Belt Review is to inform decisions about strategic options for development. It does not, in itself, identify specific sites for release from the Green Belt. However, the analysis has been used to inform the assessment and selection of potential sites, as detailed in the Strategic Housing and Economic Land Availability Assessment (SHELAA).

In the rural areas, the Green Belt Review also considers the character of each existing village, in terms of the level of openness within the village and whether it meets the criteria for being inset from the Green Belt (NPPF paragraph 140). This has informed emerging policy on the definition of village boundaries and whether each village is inset or washed over by the Green Belt.

Finally, section 6 identifies a number of locations on the edges of built up areas where there are minor anomalies in the existing Green Belt boundary, which should be addressed through the Local Plan. Similar anomalies around existing inset villages have been addressed as part of the process of the wider review of village boundaries.

3 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Section 1: Introduction

Approximately 75% of the District is designated as Green Belt. The areas which are excluded from the Green Belt are the very rural area in the south western corner of the District, known as Countryside Beyond the Green Belt, and a number of existing built up areas and larger villages.

4 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version This report analyses the Green Belt throughout Mole Valley, in order to reach some broad conclusions about its performance against the purposes of the Green Belt as defined in the NPPF. It builds on the Constraints Analysis published May 2017. The Constraints Analysis concluded that there are exceptional circumstances to justify release of a certain amount of Green Belt land, but that further and more detailed analysis is required to underpin a judgement about how much Green Belt land might be released through the Local Plan process, and where.

Section 2: Methodology

The fundamental aim of green belt policy is to prevent urban sprawl by keeping land permanently open. The NPPF states that the five purposes of the Green Belt are: 1. To check the unrestricted sprawl of large built-up areas. 2. To prevent neighbouring towns merging into one another. 3. To assist in safeguarding the countryside from encroachment. 4. To preserve the setting and special character of historic towns. 5. To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

Consideration of these purposes has led to the establishment of criteria against which broad areas of land within the Green Belt can be analysed.

The review is based on a series of “broad areas” which are defined in a fairly broad brush manner. These are identified on the maps at the beginning of each section. The aim has been to group together parts of the Green Belt where the physical characteristics are generally consistent and the whole area makes a similar contribution to the five Green Belt purposes.

Site appraisals in the SHELAA include further, site-specific analysis of Green Belt function, based on the contents of this review but applied to the specific situation within each site under consideration. In some cases there are differences between the performance of a broad area against the Green Belt purposes and that of a discrete parcel of land within that broad area. Where this is the case, the reasons for reaching a different view are incorporated in the site appraisal.

Section 3 focuses first on the larger built up areas and then on the six larger villages which are currently inset from the Green Belt:

 Ashtead  Bookham and Fetcham  Dorking  Leatherhead  Beare Green  Brockham (including Strood Green, which is not currently inset, but has a close geographical relationship with Brockham)  Capel  Charlwood  Hookwood  Westcott

5 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Section 4 then goes on to cover smaller settlements which are currently washed over by the Green Belt. Some of these currently have defined boundaries within which infill development is permitted (Core Strategy 2009, policy CS1). The analysis also covers other villages, which do not currently have a defined infill boundary, but have a clear identity as a settlement in their own right (e.g. Headley, Buckland). The inclusion of smaller villages is an expansion of the 2014 Green Belt Boundary Review, which did not consider any areas which were washed over by the Green Belt.

The villages covered in this section are:  Betchworth  Box Hill  Buckland  Headley  Leigh  Mickleham  Newdigate  South Holmwood  Westhumble

Although Strood Green is also washed over by the Green Belt, it has been considered alongside Brockham in Section 3, as the two are very closely related.

The analysis includes consideration of whether each village in sections 3 and 4 should be inset from the Green Belt, with reference to current NPPF guidance for the definition of village boundaries (NPPF para 140). This indicates that villages whose open character makes an important contribution to the openness of the Green Belt should be included in the Green Belt (i.e. washed over). In all other cases, villages should be inset from the Green Belt, with particularly important or special characteristics of a village being protected through other means, for example a conservation area. This guidance has been taken into account in deciding whether land within a village boundary should be inset or continue to be washed over by the Green Belt or countryside.

No separate analysis has been carried out for those very small villages which lie within the Surrey Hills AONB (eg Mid Holmwood, Coldharbour, Abinger Common, Holmbury St Mary, Wotton and Abinger Hammer). These are considered as part of the Greensand Hills wider rural area, in Section 5.

Villages which lie beyond the Green Belt (e.g. Ockley, Forest Green, Okewood Hill and Walliswood) are also excluded. A separate evidence paper provides an analysis of constraints applying within the Countryside Beyond the Green Belt.

To complete the analysis, section 5 considers the more expansive, largely undeveloped areas of Green Belt in the most rural parts of the District. Five “Wider Rural Areas” are analysed, identifying the differing ways in which each contributes to the Green Belt purposes. The areas are as follows and are illustrated on the map at the beginning of Section 5.  North Downs  Westcott to Abinger Hammer  Dorking to Reigate  Greensand Hills  Low and Wooded Weald

In each section, the broad areas have been analysed using a combination of desk based study and site visits. Each broad area has been graded according to whether it has a minimal, moderate or significant contribution to each of the Green Belt purposes.

The way in which each Green Belt purposes has been analysed is set out below. Inevitably, there is a degree of subjectivity as the purposes encompass issues which cannot, on the whole, be measured in a purely quantitative manner. The commentary under each broad area explains the

6 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version reasoning which has been followed. The key objective has been to apply a consistent approach across the District, in order to inform decision-making about strategic options for development.

Finally, Section 6 highlights a number of specific locations where the existing Green Belt boundary requires amendment to address anomalies which have arisen over the years and to ensure that the boundary complies with current Government guidance on the definition of Green Belt boundaries.

7 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Purpose 1: To check the unrestricted sprawl of large built-up areas

Since this purpose relates to sprawl of “large built-up areas”, the first step was to identify existing settlements which fall into this category. Within Mole Valley, it was concluded that these would be the five main built up areas of Dorking, Leatherhead, Ashtead, Fetcham and Bookham. The analysis also considers urban sprawl on the periphery of Epsom, Reigate and Horley, which are larger urban areas lying just outside Mole Valley, but adjacent to the Green Belt boundary.

In the south eastern part of the District, Gatwick Airport is another highly urbanised site which could potentially also lead to outward and unrestricted sprawl, if not constrained by Green Belt policies. Therefore potential urban sprawl in locations close to the airport has also been taken into account, where relevant.

Broad areas which do not adjoin any of the above built up areas are assigned a “minimal” score for Purpose 1.

Where a broad area does adjoin one or more of the above built up areas, consideration has been given to the existing pattern of development on either side of the Green Belt boundary. The aim has been to distinguish between areas where there is already some established pattern of built development and those where the Green Belt adjoining a built up area is substantially undeveloped.

A “significant” score is assigned within areas where the Green Belt is substantially undeveloped and therefore the outward growth of the large built up area would constitute urban sprawl in a new location, with the greatest harm to openness.

A “moderate” score is assigned in areas where there is already some degree of built development and/or where there is a robust physical barrier which would act as a natural limit to the outward growth of the settlement. Examples of the latter are railway lines/major roads without existing crossing points (e.g. the M25), the River Mole and its floodplain and other definite physical barriers such as the steep scarp slope of Box Hill.

In Section 5 (Wider Rural Areas) a moderate score also reflects areas which have only a limited relationship to surrounding large built up areas.

Purpose 2: To prevent neighbouring towns merging into one another

This purpose focusses on locations where existing settlements are at risk of growing out towards each other, to the extent that their separate identities may be lost. Although the NPPF wording refers to “neighbouring towns” the Purpose has been interpreted broadly by MVDC, to include areas where smaller settlements are at risk of merging into one another. This includes areas where a settlement has two or more discrete enclaves which are currently separated by open land.

The assessment of merging takes into account a number of factors, including the distance between the settlements, the extent to which there are views from one to the other and whether there are robust physical barriers which will maintain separation in perpetuity (e.g. fluvial flood plains).

In broad terms, a “significant” score is assigned where settlements are already very close together (a gap of up to around 300m) and also in some areas where the gap is slightly larger, but there is a pattern of outlying development which already causes some blurring of the settlements’ separate identifies.

A “moderate” score is assigned in areas where the distance is up to around 800m and also in areas where the settlements may be closer together, but there is a robust physical barrier which would preserve separation between settlements even if the Green Belt designation were lifted. Examples include the River Mole floodplain, the North Downs escarpment and parts of the M25 where there is no existing crossing point.

8 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version The moderate score is also used in areas where the two enclaves which are at risk of merging are already part of the same settlement, so there is not a concern about the blurring of village/town identities.

A “minimal” score is assigned in areas where there are no nearby settlements and also in areas where there is some outlying development in the vicinity, but it is not regarded as being a settlement with its own clear identity.

Purpose 3: To assist in safeguarding the countryside from encroachment

This purpose focusses on the relationship between areas with established development and areas of open countryside. A “significant” score is assigned in those Green Belt areas which contain the most open and substantially undeveloped countryside – whether wooded, farmed or otherwise.

A “moderate” score indicates an area where the Green Belt already includes some urbanising features, such as an existing pattern of low density or sporadic built development. A “moderate” score is also assigned in locations where the broad area is substantially enclosed by the built up area or other urbanising features and/or is of a more formalised character, such as managed parkland or sports facilities on the edge of a settlement.

Those areas which are assigned a “minimal” score have a higher level of existing built development and are not considered to consist of “countryside” which has to be safeguarded from encroachment.

Under this heading, account is also taken of the strength of the existing boundary between the Green Belt and the built up area. Areas which have a very well-defined boundary, with a clear distinction between the character of the built up area and the adjacent countryside, generally have a higher score.

Purpose 4: To preserve the setting and special character of historic towns

This purpose focusses on the setting and special character of historic towns and villages.

Most of the towns and communities of Mole Valley are of a historic nature to some extent, although some have extensive areas of modern development around a historic core. This purpose has been interpreted broadly, to highlight parts of the Green Belt which are particularly important in providing an attractive setting to the adjacent settlement. They may be key open areas with a strong relationship to the historic parts of the settlement. Or they may provide attractive views in or out of settlements which contribute positively to their character.

Where they exist, Conservation Area appraisals and profiles have been used to identify parts of Green Belt which are most important to the setting of the most historic parts of Mole Valley’s towns and villages. The highest scores have been assigned in Green Belt areas which either contain extensive heritage assets (e.g. Conservation Areas or Registered Parks and Gardens) or have a very strong visual relationship with them. A “significant” score has also been assigned in certain areas which provide a strong landscape setting for a settlement as a whole (e.g. The Nower, Ashtead Common and Bookham Common).

A “moderate” score also indicates areas which provides an attractive setting for a settlement, but where the relationship with the “historic” parts of the settlement is more indirect or more limited in geographical extent.

A “minimal” score indicates parts of the Green Belt which adjoin the least historic settlements and/or where there is less of a visual connection between the Green Belt and the adjacent settlement.

9 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Purpose 5: To assist in urban regeneration by encouraging the recycling of derelict and other urban land

The aim of this criterion is to assist and encourage the regeneration of land in urban areas through the restriction of development outside of these areas. It is a long-established principle of planning policy in Mole Valley that development should be focussed on previously developed land and land within existing built up areas as far as possible. The fact that 75% of the District is Green Belt means that land which becomes available within built up areas and villages is quickly developed and there is little derelict or unused land.

The NPPF is clear that Green Belt land should only be released in exceptional circumstances (NPPF para 136-137) and also that strategic policies make as much use as possible of previously-developed land (NPPF para 117-118).

MVDC is taking a clear “brownfield first” approach during preparation of the Future Mole Valley Local Plan. The development of strategic options commenced with an analysis of the capacity of existing built up areas and previously developed sites to contribute to meeting Mole Valley’s objectively assessed development needs. A number of options are being explored to increase the capacity of brownfield sites.

Because of these underlying principles, it is concluded that the whole of the Green Belt assists in achieving the purpose of assisting in urban regeneration and therefore all parts of the Green Belt would have an equal score under this heading. For this reason, Purpose 5 is not analysed further.

10 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Section 3: Built up areas and larger villages

This section covers areas which are already inset (i.e. excluded) from the Green Belt, under current designations. They are as follows:  Ashtead  Bookham and Fetcham  Dorking  Leatherhead  Beare Green  Brockham (including Strood Green)  Capel  Charlwood  Hookwood  Westcott

The contents of this section draw on the following previous Green Belt Boundary Review work:  MVDC Green Belt Boundary Review Consultation Document February 2013  MVDC Green Belt Boundary Review & Sustainability Appraisal January 2014 (including Bookham Supplement)  Ashtead Neighbourhood Forum Green Belt Boundary Review, February 2014  Westcott Green Belt Boundary Assessment Final Report, March 2014

These previous studies have been reviewed and updated, to ensure consistency of methodology across the whole District and to respond to changing circumstances and issues raised during consultation on previous studies.

There are also some key changes in methodology, notably the inclusion of Purpose 1 (Urban Sprawl), which was excluded from the previous studies.

The 2013/14 Green Belt Boundary Review focussed on the immediate edge of the settlement, because the established strategic policy context had already identified that this would be the focus for any releases of Green Belt land. The 2014 version also excluded certain areas where there were other significant constraints on development.

In order to give a complete picture, the scope of this analysis has been extended to include those areas that were excluded in 2014 due to other constraints. This gives a more complete picture of the performance of all areas in terms of the five purposes of the Green Belt. The implications of other constraints (e.g. SSSIs, AONB, Flood Zones) are considered elsewhere in the Constraints Analysis.

In certain areas, new broad areas have been also included, which take in looser knit development beyond the edges of inset settlements, in order to give a more complete picture which can inform the strategic approach to be taken in the Local Plan. The new areas are as follows:  Leatherhead area LI: Pachesham Park  Leatherhead area LJ: South of Oxshott Road  Leatherhead area LK: Tyrells Wood, Leatherhead  Bookham area BE: Bookham Common  Bookham area BF: Woodlands Road  Fetcham area FD: Cobham Road Area  Dorking area DL: Ranmore Road Area

The analysis for Ashtead and Westcott draws on Green Belt Reviews undertaken by Ashtead Neighbourhood Forum and Westcott Village Forum respectively, as part of the initial work on Neighbourhood Development Plans. MVDC officers supported both Neighbourhood Forums during work on their Green Belt Review and the methodology followed was consistent with MVDC’s approach. However, some amendments have been made in this version to ensure consistency of

11 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version scoring between these two areas and other areas of Mole Valley. In particular, where an area was analysed by both MVDC and the Neighbourhood Forum, the two areas have been amalgamated and a composite analysis presented (see area LH between Ashtead and Leatherhead and area DI between Dorking and Westcott).

12 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ashtead

Ashtead is one of the larger built up areas in the District, with a population of about 15,000 (2011 Census). The modern settlement has grown up around the village centre which lies towards the south of the built up area, focussed on The Street. To the east is Ashtead Park - an historic estate which includes the campus of the City of London Freemen’s School and St Giles Parish Church.

North of the village centre is an extensive mainly residential area, with further local shopping parades and village services along Barnett Wood Lane, Craddocks Avenue and Woodfield Lane. The settlement continues to the north of the railway line, up to the edge of Ashtead Common.

Leatherhead lies immediately to the west and Epsom immediately to the east.

As noted in the Section 2, this section of the Green Belt Review draws on work published by Ashtead Neighbourhood Forum during preparation of the Neighbourhood Development Plan for Ashtead. Amendments have been made to ensure consistency of scoring between Ashtead and other areas of Mole Valley.

In the following locations, changes have been made to the broad areas which were defined by Ashtead Neighbourhood Forum, for the reasons stated:

 Areas B (Ashtead Park North) and C (Ashtead Park South) - amalgamated into a single area (now AB), since there are many similarities between the areas and the scores assigned under each Green Belt purpose were the same.

 Areas D (Gray’s Lane Fields) and E (Ermyn Way Fields North) - amalgamated into a single area (now AD), since the broad character of both areas was similar and the scores assigned under each Green Belt purpose were substantially the same.

 Areas G (Ashtead West Fields South) and H (Ashtead West Fields North) – amalgamated with Leatherhead area LH (M25 Corridor) and analysis updated to take account of issues identified in the ACV review.

Ashtead Neighbourhood Forum’s analysis did not cover the issue of restricting urban sprawl (Green Belt Purpose 1). Analysis under this heading has therefore been added as part of the updating process.

The Ashtead Neighbourhood Development Plan was adopted in May 2017 and includes policies relating to development within the Ashtead Neighbourhood Area.

The map on the following page illustrates the broad areas which are analysed in this Review.

13 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

14 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ashtead Common (AA)

The majority of this broad area is Common Land. Most of the area is woodland with an extensive network of footpaths and bridleways providing a high level of public access. Almost all of the wooded area is designated as a Site of Special Scientific Interest and National Nature Reserve. The Wood Field is a more open area of Common Land, lying to either side of the railway land and serving as an important public open space in the northern part of Ashtead. The Wood Field is designated as a Site of Nature Conservation Importance (SNCI).

Sprawl Merging Encroachment Setting / character

Significant – The Significant – Significant – Significant – broad area is on the There are two There is currently Ashtead Common edge of a large built parts of this large almost no built is a defining up area. Therefore it broad area which development feature of Ashtead, has a role in have a significant within the broad which is preventing the sprawl role in preventing area, which recognised in its of a large built up merging. provides an own right for its area. extensive area of archaeological and To the east, the woodland to the biodiversity value. The existing boundary area provides north of Ashtead. This extensive is mostly clearly- separation from area of Common defined and the The Wells estate In the majority of Land also defined distinction between (within the the area, the the limits of the the Green Belt and Borough of Epsom Green Belt settlement’s the built up area is & Ewell) and to the boundary is growth in the post clear. There is west it provides clearly defined by war era and minimal established separation from property continues to built development the Pachesham boundaries provide an beyond the built up Park low density and/or roadways. important area, so any urban housing landscape setting, sprawl arising from development to the particularly at the removing the Green north of Wood Field, where Belt designation Leatherhead. the Common Land would cause reaches into the significant harm to In the area heart of the openness. between these settlement and locations, the area provides an has a minimal role important open in preventing public space. merging of settlements.

15 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ashtead Park (AB)

The whole of this broad area is designated as a Grade II Registered Historic Park (Ashtead Park). The northern part (north of Rookery Hill) is also designated as a Site of Nature Conservation Importance and Local Nature Reserve. This area is owned by MVDC and is an area of woodland, including some ancient oaks, managed to provide public access. There are also a number of ponds, with fishing rights

The southern part of the broad area includes the Grade II* listed Ashtead Park House and its grounds (now City of London Freemen’s School) and St Giles Church, together with several other Listed Buildings.

(This area combines Areas B and C in the 2014 Green Belt Review prepared by Ashtead Neighbourhood Forum.)

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – The area Minimal – The broad Significant – This broad area adjoins a is enclosed on three area is enclosed on area is a key part of large built up area. sides by existing three sides by the historical Therefore it has a role development, all of existing settlement of in preventing the which is within the development. Ashtead, registered settlement of Although it is an as a Grade II Historic sprawl of a large built Ashtead. Therefore extensive area of Park which dates up area. it does not have a open space, it does back to the 17th role in preventing not extend out into Century and with the The area is contained merging between the wider countryside Grade II* listed St on three sides by settlements. and includes Giles’ Church which established built substantial areas of dates back to the development and built development 12th Century and there is already some and formal includes Roman sporadic residential landscaping remains within its and institutional associated with the grounds. City of London development. This Freemen’s School. The park separates would limit the extent Although there is already built-up to which further open countryside to areas and provides consolidation of the the south, the high the setting for the existing pattern of brick boundary wall listed buildings development could be along Park Lane mentioned above regarded as provides a clear and the Ashtead “unrestricted” sprawl. sense of House Conservation demarcation Area which lies to between these two the east, The park areas. Therefore the and playing fields area is considered to provide a pleasant have a minimal role vista for those in safeguarding the travelling along countryside from Rookery Hill road. encroachment. The northern part of the park is also of The Green Belt nature conservation boundary follows and recreational property boundaries. value and provides a In places it is well substantial and defined, including by valued open space the historic boundary for the village, with a walls around network of paths and Ashtead Park. But fishing in the lake. elsewhere the boundary is less

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Sprawl Merging Encroachment Setting / character clear, as a result of built development associated with existing uses within the Green Belt.

Gray’s Lane Fields and Chace Farm (AD) This broad area lies south of Ashtead and extends from Chace Farm in the west, past Crampshaw Lane and Gray’s Lane, to take in properties between Shepherd’s Walk and Park Lane. It continues to the District boundary, east of Farm Lane.

The area includes extensive areas in equestrian and/or grazing uses. There are several substantial equestrian properties, reflecting the area’s relationship with nearby Epsom Downs and the horseracing industry. A strong network of bridleways and other rights of way connects the area to the training gallops which lie south of the racecourse, within the Borough of Epsom and Ewell.

There is a strong network of ancient boundary hedges and tree belts both along the southern boundary of the area (particularly along Byway 116, south of Chace Farm) and running north/south along the continuation of Crampshaw Lane and Grey’s Lane. The route of an historic southern approach to Ashtead Park can still be seen on the ground, in the form of an avenue of trees between Shepherd’s Walk and Park Lane.

(This area combines Areas D and E in the 2014 Green Belt Review prepared by Ashtead Neighbourhood Forum.)

Sprawl Merging Encroachment Setting / character

Significant – The Minimal – The Significant – Moderate– The broad area is on the village of Headley Existing built area provides a edge of a large built lies to the south, but development is very rural setting to the up area. Therefore it there is extensive limited and south of Ashtead, has a role in open countryside predominantly farm supplying pleasant preventing the sprawl between the two and stable buildings. views to walkers on of a large built up settlements. The Green Belt the various public area. boundary is well- bridleways, paths defined and views of and roads, with The existing boundary the built up area some particularly is mostly clearly- from the extensive ancient hedge and defined and the rights of way tree boundaries. distinction between network are very the Green Belt and limited. From a very the built up area is few directions, the clear. Although there top of the is some sporadic ExxonMobil development south of buildings can be the built up area, it is seen to the west, but largely of a rural the rest is screened character, including by a heavily wooded several equestrian border. The area as properties. There are a whole has the few existing signs of character of open

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Sprawl Merging Encroachment Setting / character outward growth of the countryside, with a urban area, so any focus on equestrian urban sprawl arising uses. from removing the Green Belt designation would cause significant harm to openness.

18 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ermyn Way Fields (AF)

This area lies south west of Ashtead, between the built up area and the M25. The northern margin comprises parts of Green Lane and Ermyn Way, part of an old route from Leatherhead to London and the southern margin abuts the M25.

The land is farmed for cereal crops, but the northern margin is an ancient tree belt and there is also a much younger planted tree belt alongside the M25 cutting. To the north is a headquarters office building and associated car parking and landscaped areas, as well as a residential area.

Sprawl Merging Encroachment Setting / character

Moderate – The Moderate – The Moderate – The Minimal –The area broad area is on the area is part of the area is agricultural as a whole has little edge of a large built gap between land separated by a role in providing a up area. Therefore it Leatherhead and road and track (with setting for the has a role in Ashtead, but the an associated historic parts of the preventing the sprawl substantial belt of wooded ancient settlement. of a large built up open land between margin) from However, the area. the M25 and A24, existing residential historic tree margin on the Leatherhead and office provides an The existing side of the development. The attractive edge to boundary is mostly motorwayalso Green Belt boundary this part of Ashtead clearly-defined and contributes to is clearly-defined and is part of a the distinction separation between and there is a continuous green between the Green the settlements. marked transition corridor into area Belt and the built up from the built up AD and through the area is clear. development to the countryside south However, the M25 is north to the of Ashtead. a significant boundary agricultural land feature which means within this broad that there is little area. However, the scope for an proximity of the “unrestricted” pattern M25, which can be of sprawl to emerge. both seen and Any outward growth heard, limits the of the built up area sense of would be limited by encroachment into the edge of the wider countryside. motorway. On this basis, a moderate score is assigned.

19 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version M25 Corridor (LH)

See Leatherhead section for analysis of this area.

Ashtead Woods (AI)

This area lies between Ashtead Common and properties in Lower Ashtead which back onto the Rye Brook.

To the north of Ashtead Woods Road are a number of substantial properties in large plots, with associated paddocks and some stables, in leafy surroundings with many mature trees. South of Ashtead Woods Road are a series of pastures sloping gradually down towards the Rye Brook and mainly used for horses.

The Rye Brook flows from east to west through an area known as Ashtead Rye Meadows which is being managed as a wetlands habitat.

Green Belt Analysis

Sprawl Merging Encroachment Setting / character

Moderate – The Minimal – There Significant – The Moderate – Albeit broad area adjoins a are no nearby Green Belt boundary that this area is not large built up area. settlements to the is well defined along intrinsic to the Therefore it has a role east and north. the property historic character of in preventing the boundaries to the the town, it does However, to the sprawl of a large built south and there is a form part of its west this area up area. clear demarcation setting. The area is immediately adjoins between the built up a characteristic part the narrow M25 The moderate score area and the of Ashtead with Corridor (Area LH) reflects the fact that immediately substantial which has been there is a degree of adjacent Rye properties in a leafy assessed as having existing built Meadows area, area between the a significant role in development in the which is being southern margin of preventing merging area, with sporadic managed for its Ashtead Common between Ashtead residential nature conservation and the meadows and Leatherhead. development along value. adjoining the Rye Ashtead Woods Brook. Road. The area is Although there are contained between some substantial Ashtead Common dwellings in the (see Area AA) and the northern part of the edge of the built up area, and there are area, so further other urbanizing consolidation of this signs such as roads pattern of and pylons, there is development would also a strong sense be of a limited extent. of openness by virtue of the open paddocks and wetlands area which lie immediately north of the built up area. The existing housing is very low density and overall the area has a rural character

20 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

21 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ashtead East (AJ)

This area comprises a series of small parcels of land, adjacent to the District boundary and contiguous with a larger expanse of open Green Belt land to the east, which is within the Borough of Epsom and Ewell. On the west side of Farm Lane, the area includes the Farm Lane Nurseries (a retail nursery with glasshouses, sales building and car parking), the small field immediately to its north and part of the walled garden to the south. On the east side of Farm Lane, the area includes a large domestic garden, the Ashtead Park Garden Centre and a former chalk pit. The Garden Centre includes a range of sales buildings, car parking and other hard surfaced areas.

Parts of the area fall within the Ashtead House Conservation Area and the land on the west side of Farm Lane is also within the Grade II Registered Ashtead Park. There are also a number of Listed Buildings, in and adjacent to the area, including the Grade II* Listed Ashtead Park Farm House to the north.

22 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

Sprawl Merging Encroachment Setting / character

Moderate – The Significant - The area is Minimal – The Moderate – Most broad area contiguous with the Epsom and area is of the area is adjoins two large Ewell Borough boundary. The adjacent to and screened by walls built up areas majority of the Green Belt land between or trees from the (Ashtead and in the vicinity is within Epsom already roads, other than Epsom). and Ewell, where the Borough developed the nursery Therefore it has a Council has previously areas and fronting Pleasure role in preventing expressed concerns (in contains a Pit Road. the sprawl of representations on the Ashtead number of However, the these large built NDP) about the area’s role in existing uses area includes up areas. preventing merging between which have a parts of the Ashtead and Epsom. The degree of built Ashtead House The moderate wedge of Green Belt land development. Conservation score reflects the immediately to the east of the Development Area and the fact that there is District boundary (within would thus not Grade II an established Epsom and Ewell) is much result in any Registered pattern of built more open than the land within significant Ashtead Park. development in Mole Valley and performs a encroachment There are a the Farm Lane significant function in into open number of listed area, as well as separating the two settlements. countryside, buildings, in adjacent parts although there although the The southernmost extent of the of Epsom would be some majority are within Green Belt land within Mole Borough. The intensification the built up area. Valley (Ashtead Park Garden land parcels in and Centre and the Chalk Pit) forms Therefore, Area J are small consolidation of part of a very narrow gap although public and their the existing between residential areas on views into much development pattern of the edges of Ashtead and of the land are would development. consolidate an Epsom. Therefore, this small limited, the area existing pattern of part of the area could be does make some development, regarded as having a contribution to the rather than significant role in preventing setting of this resulting in merging. more historic part of Ashtead. “unrestricted” However, further north, the outward sprawl of small parcels of Green Belt This is particularly either settlement. land within Mole Valley are in the case in the line with the established pattern northern part of of residential development the area, to either within Ashtead and would not side of Farm materially increase the existing Lane, which level of merging between provides a Ashtead and Epsom. spacious green setting to this cluster of heritage assets.

23 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Bookham & Fetcham

This built up area contains three original village centres - Little Bookham, Great Bookham and Fetcham. All three now lie within a more or less continuous settlement, of predominantly residential use. The boundaries within the built up area are sometimes difficult to discern on the ground, although the village centres have separate and distinct characters.

The area lies between the more urban centre of Leatherhead to the east and the village of Effingham to the west. To the north of Bookham, Bookham Common is an important expanse of Common Land, recognised for its nature conservation importance. To the south lies the landscape of the North Downs, including areas of national and European importance for their nature conservation and heritage value. The River Mole flows between Fetcham and Leatherhead, to the east.

The Bookham Neighbourhood Development Plan was adopted in May 2017 and includes policies relating to development within the Bookham Neighbourhood Area.

The map on the following page illustrates the broad areas which are analysed in this Review.

24 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

25 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

Fetcham - Monks Green (FA)

The Monks Green assessment area, north of Fetcham, is accessed from the village via Cobham Road. The area consists of an area of gently undulating fields rising to the north with hedgerows and small pockets of woodland. To the east is the River Mole flood plain, to the south is the railway line beyond which is the main shopping area in Fetcham.

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – the Moderate – The Minimal – The broad area adjoins a nearest settlement area is area does not have large built up area. to the north is predominantly any close Therefore it has a role Cobham, which is undeveloped relationship with in preventing the over 2km distant. farmland and the historic parts of sprawl of a large built woodland Fetcham. up area. subdivided into small parcels of The moderate score land. It is on rising reflects the fact that ground. There is there is a degree of some built existing built development, development in the including sporadic area, with several housing beyond the residential properties built up area fronting Cobham boundary, which Road and more leads to a limited built “moderate” score. development on River However, parts of Lane, beyond the built the area, up area boundary. particularly the farmland around Barracks Farm - is much more open.

Where the existing Green Belt boundary is formed by the railway line, it is strong and contributes well to preventing encroachment. However, other parts of the boundary are less well-defined.

26 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Fetcham - South of Hawks Hill (FB)

This area is bordered by the properties on Hawks Hill to the north and extends into the landscape of Norbury Park to the south. It consists mainly of small fields/paddocks laid to grass bisected by footpaths and hedges and in places is on steeply sloping land.

Apart from a small area immediately south of the water works, almost the whole area is within the AONB and AGLV.

Sprawl Merging Encroachment Setting / character Significant – The Minimal - Although Significant – This Moderate – This broad area is on the views of south is generally an area area is not part of edge of a large built Leatherhead are of open, rolling, the designated up area. Therefore available from this countryside. It Historic Park at it has a role in broad area, the consists of Norbury Park but preventing the distance is around moderately sized development on sprawl of a large 1km and the river fields bounded by this land would be built up area. Mole and railway hedgerows and is clearly visible from line help to fairly exposed that area. The existing preserve the giving an boundary is mostly separate identifies undeveloped feel to clearly-defined and of the settlements. the entrance of the distinction Fetcham. There between the Green are areas of Belt and the built up woodland area is clear. There particularly to the is very little built south. The existing development south Green Belt of the built up area, boundary is on the other than the whole strong, being Bocketts Farm formed of the back complex, which gardens of homes remains largely of a and the B2122. rural character. There are few existing signs of outward growth of the urban area, so any urban sprawl arising from removing the Green Belt designation would cause significant harm to openness.

27 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Fetcham - Commonside (FC)

The Commonside area predominantly consists of detached houses of moderate size and individual design in large gardens laid on a north-south axis. There is generous tree cover throughout most of the area and vehicular access is via small lanes. To the south is the railway line creating a feeling of separation from Fetcham, to the north is a further area of very low density detached homes and paddocks, Bookham Common and fields. There are sporadic patches of ancient woodland. The land rises to the north.

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – the Moderate - There Minimal – This broad area adjoins a nearest settlement is already area makes only a large built up area. to the north is residential limited contribution Therefore it has a role Cobham, which is development within to the setting and in preventing the over 2km distant. this area and it character of historic sprawl of a large built does not have the parts of Fetcham up area. characteristics of and adjoining open countryside. Bookham. The moderate score However it is well reflects the fact that wooded which there is a degree of contributes to existing built preventing development in the encroachment. The area, with significant existing boundary low density residential of Fetcham and the development north of Green Belt is the the railway, accessed railway line which from The Glade and forms a firm, well (on foot) Kennel Lane. defined boundary to the community.

28 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Cobham Road area (FD)

The Cobham Road area takes in the countryside west of the River Mole and north of Fetcham and Bookham, beyond Bookham Common (area BE) and Monks Green (area FA). Much of this area is farmland with a patchwork of open fields mainly used for grazing livestock. There are also some equestrian uses and some small pockets of woodland. Along Cobham Road, there is sporadic built development, including the campus of the Yehudi Menuhin School. There is an important group of listed buildings at Slyfield House, just south of the River Mole, at the District boundary.

Sprawl Merging Encroachment Setting / character Moderate – Although Minimal – The gap Moderate – this is an Minimal – the area the broad area is not between Fetcham and area of open has no strong immediately adjacent Cobham is more than countryside, but relationship with to a large built up 2km and the river already contains historic settlements. area, it is close to the Mole and M25 are some sporadic edge of Fetcham and physical barriers development, There is a small Bookham. It is also which reinforce the especially ribbon Conservation Area close to Cobham, to separate identities of development along within Elmbridge the north. Although these settlements. Cobham Road. The Borough, as well as Elmbridge BC do not M25 is also an the cluster of listed define Cobham as a urbanising feature. buildings at Slyfield tier 1 urban area, it is Farm. However, a comparable size to these rural heritage Fetcham and assets are not Bookham so its regarded as a “historic proximity is of some settlement” in their relevance under this own right and their heading. setting is protected by other policy The moderate score mechanisms. reflects the fact that the area does not immediately adjoin these urban areas, as well as the fact that there is already some sporadic development along Cobham Road.

29 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version West of Bookham (BA)

Predominantly to the north west of Bookham, this area consists of small to moderate sized fields laid to grass principally used for horse related activities. There are also some farm and equestrian related buildings and areas of woodland. To the north, the area adjoins Bookham Common. There are a series of lakes to the west of Little Bookham on the boundary with Guildford Borough. The land slopes down to the west away from Bookham towards the lakes before rising again. The railway line dissects the area to the north.

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – although Moderate – There Moderate – This broad area is on the to the south this is development land does not have edge of a large built assessment area abutting parcels of a significant role to up area. Therefore it abuts area BB, land on more than play in terms of has a role in where development one side in many protecting the preventing the sprawl in Bookham is places and the setting and of a large built up already very close Green Belt character of historic area. to that of boundary is not Bookham and Little Effingham. There always clearly Bookham but it The moderate score is also some identifiable on the does abut the reflects the fact that outlying housing ground apart from Conservation Area there is a degree of north of Effingham the railway line to to the south and existing built which is around the north. The area south-east. development in the 800m from the contains small to area, particularly to edge of Bookham. moderate sized the north of the tree lined fields but railway around the the undulating south western edge of nature of the Bookham Common, landscape does accessed from mean that the Maddox Lane and visibility of various Little Bookham Street. parcels of land will However, the vary. In some southern part of the cases they are area is more open. more exposed and in others they are well screened with a feeling of containment.

30 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Preston Cross (BB)

This small area is characterised by mixed, low density development focused around the cross roads between Rectory Lane, Lower Road and Little Bookham Street. Most of it is within the Little Bookham Conservation Area. Views of open countryside are in many places restricted by the presence of buildings, but they are more of a feature of Rectory Lane and around Manorhouse Lane. The area contains houses, the Preston Cross Hotel, small commercial units and a number of small fields / paddocks.

Sprawl Merging Encroachment Setting / character Moderate – The broad area adjoins Significant – Minimal – This Significant – a large built up Bookham and is an area of low Almost all the area. Therefore it Effingham in density area is within the has a role in places already development Little Bookham preventing the appear to have with large Conservation sprawl of a large merged and properties, care Area. It also built up area. there are few homes, hotel etc. contains a clear gaps along in a historic number of listed The moderate Lower Road. setting. It is buildings. score reflects the Further therefore already Bookham fact that there is a development an area with a Conservation degree of existing would predominantly Area Appraisal built development consolidate the built- up identifies views in the area, with a limited character and of Effingham significant amount separation that the contribution it Church from this of low density exists. makes to area as being a development safeguarding the feature of the between Bookham open townscape, plus and Effingham, countryside from views across along Lower Road. encroachment is various aspects Within Mole Valley, minimal. of this small this includes a area particularly range of residential to the south of and institutional the hotel. uses and the pattern continues beyond the District boundary, where existing development in the Green Belt include the buildings of the Howard of Effingham School and extensive garden centre/nursery buildings.

31 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version North of Guildford Road (BC)

This area includes a series of small open fields, lying between Rectory Lane and the western boundary of Bookham and extending west of Rectory Lane, between Effingham village and the Little Bookham Conservation Area. The northern most part of the area also includes the Lower Road Recreation Ground. The fields to the south of the Recreation Ground are generally unused, containing immature scrub but with some mature trees on the boundaries. Some are in agricultural use. The area has a generally open feeling and there are views across the broad area from Guildford Road and from Rectory Lane towards a significant tree belt to the west of The Lorne.

Sprawl Merging Encroachment Setting / character

Moderate – The broad area is on Significant – Moderate – The Moderate – the edge of a large This area is an area is adjoined The built up area. important area of on two sides by Conservation Therefore it has a open land development, Area Appraisal role in preventing between and the identified the sprawl of a Bookham, properties on views from large built up area. Rectory Lane, Rectory Lane The Grange to Preston Cross can be regularly the west, The moderate and the seen from the towards this score reflects the Effingham area area. The part of the fact that the area is beyond. existing Green Belt as largely enclosed However there boundary of the being a feature between the are some mixed Green Belt is of this area. existing built area views with some clearly defined. and the sporadic seeing it as development critical to retain beyond Rectory and others Lane to the west considering that (see area BB). due to the The degree of development containment by surrounding this existing, well- broad area the established feeling of development limits separation is the extent to which already development within compromised this area could be and the role this regarded as lands plays in “unrestricted maintaining this sprawl”. is less significant.

32 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version South of Bookham (BD)

This area is characterised by open rolling farmland typical of the North Downs, used for a mix of uses including growing crops, grazing sheep and equestrian purposes. There are few field boundaries and limited woodland. The area is punctuated by a riding centre and a number of fields used for equestrian purposes. All the land is within the Area of Outstanding Natural Beauty (AONB) and Area of Great Landscape Value (AGLV) with exception of the land at the equestrian centre which is AGLV only. The northern boundary is formed by a clearly defined area of housing, to the south is Polesden Lacey National Trust property and grounds.

Sprawl Merging Encroachment Setting / character

Significant – The broad area is on Minimal – The Significant – Significant – the edge of a majority of the This is This area large built up broad area lies generally an predominantly area. Therefore it south of the area of open, consists of park has a role in settlement, where rolling land. These are preventing the there are no countryside in themselves sprawl of a large merging issues. and parkland. historic built up area. It consists of landscapes. It However, the large fields with contains the The existing western part of the hedgerow tree-lined boundary is broad area has a boundaries approach to mostly clearly- more significant intersected by a Polesden Lacey, defined. Although role in preventing limited number of a National Trust there is some merging, being winding lanes. property and one limited part of the existing The existing of the top tourist development gap between boundary attractions in the south of the built Bookham and between the South East. up area, it is of a Effingham. Green Belt and rural character, the village is including clearly defined by equestrian and recognised agricultural features and in buildings many places surrounded by this is extensive open reinforced by a land. The strong tree belt. distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

33 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Bookham Common (BE)

Bookham Common lies to the north of Bookham and is an extensive area of Common Land, owned by the National Trust and designated as an SSSI. The Common also extends south of the railway, creating a triangular area of Common Land between two residential areas, to either side of Little Bookham Street. Much of the Common is wooded, with an extensive area of ancient woodland to the north. The area also includes a number of ponds and clearings. There is an extensive network of paths providing public access and it is an important area for informal recreation as well as for nature conservation.

Sprawl Merging Encroachment Setting / character Significant – The Minimal – the Significant – There is Significant – This broad area is on the nearest settlement currently almost no extensive area of edge of a large built is Cobham, which built development Common Land up area. Therefore it is over 2km away. within the broad area, provides an important has a role in which provides an landscape setting for preventing the sprawl extensive area of the northern part of of a large built up woodland to the north the settlement, area. of Bookham. particularly at Little Bookham Street, The existing boundary In the majority of the where the Common is mostly clearly- area, the Green Belt Land provides a defined. The boundary is clearly wedge of open land distinction between defined by property that is attractive in its the Green Belt and boundaries and/or own right and also the built up area is roadways. opens up views clear and there is no towards the more emerging pattern of extensive woodland uncontrolled or north of the railway. sporadic development.

34 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Woodlands Road (BF)

This area lies mainly to the south of Guildford Road and west of Chalk Pit Lane, taking in development on the edge of Effingham village which lies within the District of Mole Valley. There is a well-established ribbon of development along the southern frontage of Guildford Road and to either side of Woodlands Road, to the south. The majority of properties are residential and lie towards the front of their plots. However, much of the land behind the dwellings is fragmented into narrow plots and paddocks. There is a significant amount of sporadic built development behind the main road frontage, including built development linked to a range of equestrian and commercial businesses. Chalkpit Lane forms a boundary to this pattern of development, to the east. To the west, the plots extend to a belt of trees along the District Boundary.

Sprawl Merging Encroachment Setting / character Moderate – The Significant – Minimal - This is an Minimal – Because of broad area does not There is a gap of area which already the existing pattern of immediately adjoin a under 500m of contains extensive development, this large built up area, as open land between ribbon development. area is not considered it is separated from Bookham and The open areas are to contribute to the the edge of Bookham Effingham along highly fragmented, setting of Bookham or by approximately the Guildford Road with a mix of Effingham. It is 500m of open land frontage. Further equestrian and somewhat detached (see area BC). development would commercial uses, from the Conservation However, this is consolidate the including sporadic Areas of Effingham considered sufficiently limited separation built development. It and Little Bookham. close proximity that that exists. does not have the the area has a role in character of open preventing the sprawl However there are countryside. of a large built up some mixed views area. about the The whole area is significance of the currently designated The moderate score remaining gap, with as Green Belt, so reflects the fact that some seeing it as Green Belt boundary there is a significant critical to retain and definition issues do existing pattern of others considering not arise, although development, with that the feeling of Guildford BC propose ribbon of development separation is to exclude Effingham along Guildford Road already from the Green Belt in and Woodlands Road, compromised. their submission draft with sporadic built Local Plan. The development behind existing settlement these road frontages. boundary around Woodlands Road is not clearly defined on the ground, as it does not follow a physical boundary.

35 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Dorking

Dorking is a traditional market town, serving the surrounding villages and rural areas. It continues to offer a wide range of shops, businesses and leisure facilities, within a town centre that retains much of its historic character. The modern town has a population of approximately 11,000 people (2011 Census).

The historic centre is focussed on the High Street, West Street and South Street. The town spread outwards during the 19th and early 20th centuries, particularly to the south along the A24 Horsham Road. The modern settlement area takes in the villages of Pixham to the east and North Holmwood to the south, which are part of a continuous built up area but retain something of their own distinctive character.

Throughout the town there are striking views of the surrounding countryside and this strong relationship with its surroundings is a key feature of the settlement. Around the edges of the built up area, the Nower and the Glory Woods extend right into the heart of the town and reinforce this strong landscape setting.

The map on the following page illustrates the broad areas which are analysed in this Review.

36 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

37 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Pixham, Dorking (DA)

This area of Green Belt comprises land to the north east of Pixham Lane, along the course of the River Mole and below the steep slopes of Box Hill.

The area is generally in residential use but there is also a former nursery garden, a sewage works and the Pixham recreation ground. It is dominated by the steep south facing slopes of Box Hill which rise up to the north and east. To the south west is the Aviva office complex, Dorking and Deepdene railway stations and the built up area of Dorking. The area is within the AONB. Pixham Conservation Area lies about half way along Pixham Lane and lies almost entirely within the Green Belt.

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – albeit Minimal – There is Significant – The broad area is on the that the separate low density degree to which edge of a large built identify of Pixham development this area preserves up area. Therefore it that is currently throughout the area the setting and has a role in maintained by the so it plays only a character of the preventing the sprawl presence of the two minimal role in historic parts of of a large built up railway lines and safeguarding the Pixham is variable area. the recreation area countryside from but in many parts should be retained. encroachment and will be significant. There is an ensuring openness. There are a established pattern of The boundary is number of historic low density variable in strength properties and a development within and not always conservation area. the broad area. It is immediately The area is also well contained obvious ‘on the dominated by the within the area ground’. southern slopes of bounded by the River Box Hill which is Mole, the A24 dual itself an important carriageway and the landscape and edge of Dorking’s built views to and from it up area. Beyond the are a significant River Mole, the abrupt feature in the upwards slope onto setting of both Box Hill is a further, Pixham and physical constraint on Dorking. the outward spread of the urban area.

38 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Dorking - Betchworth Park (DB)

The Betchworth Park Assessment Area is located to the east of Dorking, south of the A25. It includes the former Chalcraft nurseries and adjacent land to the east of the railway. The land rises from south to north reaching a peak a short distance to the south in a wooded area, beyond which is a number of residential properties (see area DC). To the north is Dorking Cemetery and housing, to the west is Dorking town centre, and to the south and east is Betchworth Park Golf Course and agricultural land.

The whole area is in the AGLV and most of it is in the AONB (excluding the former Chalcraft Nursery site).

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – The Moderate – There Moderate – The broad area adjoins a nearest settlement are some area forms part of large built up area. to this side of undeveloped areas the entrance to Therefore it has a role Dorking is which are covered Dorking from the in preventing the Brockham, which is with a mixture of east. There are sprawl of a large built over 1km away. scrub vegetation extensive views up area. and more from the area substantial areas of towards Box Hill. The moderate score woodland The However this area reflects the fact that area includes a does not there is an existing former nursery and significantly pattern of much of it is not contribute to the development, open countryside. historic setting and including some However, the character of residential wooded areas Dorking. development along nevertheless have Reigate Road and a somewhat rural more extensive low character. density development Punchbowl Lane immediately to the provides a well south (see area DC). defined boundary between the Green Belt and the built- up area of Dorking.

39 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version South East Dorking (DC)

The South East Dorking area is a small area formed mostly of detached individual properties in large grounds, often with significant tree cover. There are also areas of woodland and paddocks. The area rings a higher outcrop of greensand. There are extensive views to the countryside beyond. Local roads are narrow and often winding.

The area is within the AONB and AGLV, the boundary of which lies just to the east (where the landscape becomes less wooded).

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – The Moderate – The Moderate – There broad area adjoins a nearest settlement area consists of are very extensive large built up area. to this side of very low density views from much of Therefore it has a role Dorking is residential this area across in preventing the Brockham, which is development and many miles to the sprawl of a large built over 1km away. small pockets of south and east. Its up area. woodland. In most contribution to the parts this area historic character of The moderate score does not have a the town itself is reflects the fact that strong sense of minimal but it there is an existing openness, but it borders the pattern of loose knit has a rural feeling Deepdene Estate development off setting it apart from to the south west; a Punchbowl Lane, much of Dorking Historic Park and including several town to the north Garden the setting dwellings at Park and west. The of which is Copse and around Green Belt important to Chartwood House. boundary is well preserve. defined by Punchbowl Lane and garden boundaries.

40 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Dorking – Cotmandene, Glory Wood and Deepdene Estate (DD)

This substantial area is located close to the centre of Dorking and takes in a series of undeveloped areas, most of which are also protected for their historic and/or nature conservation value. It includes small areas of grazing land, which are principally used for grazing horses. The remaining land is largely wooded and also includes the restored historic landscape of the Deepdene Estate (a Grade II* Registered Park) and part of Dorking’s Conservation Area, at Cotmandene. It is undulating land, the gradient of which can be steep in places as a result of the underlying greensand. There is also a set of allotments in the western part of the appraisal area and to the north it abuts Dorking town centre.

The part of the area which is east of the A24 is within the AONB and AGLV.

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – Moderate – In Significant – This broad area adjoins a Although the land many parts this area is key to the large built up area. does not contribute area of Green Belt historic character of Therefore it has a role towards preventing extends into the the central area of in preventing the towns from town and does not Dorking. Views of sprawl of a large built merging it does have the the town from the up area. provide an appearance of Cotmandene to the important area of open countryside north are identified The area is contained openness within because of the in the Conservation on three sides by the town and relationship with Area Appraisal and established built creates a feeling of the built up area. much of the area development and separation between But further south which is on high there is a limited different parts of and east, the area ground is visible amount of sporadic Dorking and North extends beyond the from Ranmore and development, Holmwood. boundaries of the Denbies, breaking including an office town into more up the profile of the building and some open countryside. town in the residential properties. landscape. The The degree of land includes the containment is the Deepdene Grade main feature which II* Registered Park limits the extent to and forms part of which further the wider setting of development could this heritage asset. result in “unrestricted” sprawl of the urban area.

41 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version South and East of North Holmwood (DE)

This is an area of mostly open farmland on gently undulating land bisected by two small brooks. It is bordered to the west and north by the residential areas of North Holmwood. To the east is open farm land intersected by hedgerows and small areas of woodland from which far reaching views are often possible. To the south is Holmwood Common, where there are extensive areas of woodland owned by the National Trust.

Sprawl Merging Encroachment Setting / character Significant – The Minimal – although Significant – Moderate – This broad area is on the there is a small Extensive views area does not edge of a large built residential enclave are possible across significantly up area. Therefore it at Blackbrook, large areas of open contribute to the has a role in 800m to the south, countryside. Due to historic character of preventing the sprawl it does not have a its undeveloped, the town. However of a large built up strong identity as a rolling and it is very rural in area. separate generally open nature and settlement in its nature this area of extensive views The existing boundary own right. Green Belt plays a across the is clearly-defined by significant role in countryside are roads and property safeguarding the possible from many boundaries which countryside from parts contributing follow a very clear and encroachment. The to the setting of the consistent pattern. existing boundary town. There is some of the built up area sporadic development is clearly defined along Blackbrook by Inholms Lane Road, including a and Chart Lane more substantial South. cluster of residential properties at Blackbrook, about 700m to the south. However, this is clearly separated from the main built up area and the buildings closer to the edge of Dorking are of an agricultural character.

The distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

42 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Holmwood Common/Spook Hill (DF)

This is a largely wooded area, almost all of which is designated Common Land and within the ownership of the National Trust. It lies to the south of North Holmwood and includes open, grassed areas on the edge of the village as well as some pockets of residential development. The land slopes up from west to east and the Parish Church sits in a prominent position, overlooking the Common.

Sprawl Merging Encroachment Setting / character Significant – The Moderate – the Moderate – In Significant – The broad area is on the small settlement of many parts this common is a key edge of a large built Mid Holmwood lies area of Green Belt part of the setting up area. Therefore it approximately extends into the of this area of the has a role in 400m to the south. town and does not town. preventing the sprawl have the of a large built up appearance of area. open countryside because of the The existing boundary relationship with is clearly-defined by the built up area. roads and property But further south, boundaries and the common land almost all of the area extends beyond the is designated boundaries of the Common Land. In the town into more main, the distinction open countryside. between the Green The existing Green Belt and the built up Belt boundary is area is clear and there strong. is no emerging pattern of uncontrolled or sporadic development.

43 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version South west of Dorking (DG)

This large area of open countryside is located to the west of Dorking. It consists of fields in agricultural use. Hedgerows, field trees and small pockets of woodland are characteristic of the landscape. To the north of this assessment are lies The Nower; an area of woodland on high ground and to the west is further open farmland. It is all designated AONB and AGLV.

Sprawl Merging Encroachment Setting / character Signficant – The Minimal – This Significant – The Moderate – The broad area is on the area has no role in countryside is open land makes a edge of a large built terms of preventing with large fields moderate up area. Therefore it the merging of and rolling contribution to the has a role in communities. landscape. Due to setting and preventing the sprawl its undeveloped character of the of a large built up and generally open historic town, the area. nature this area of town being Green Belt plays a characterised by The existing boundary significant role in being set in large is mostly clearly- safeguarding the parts within the defined, particularly in countryside from AONB. This is the south, where it encroachment. It is particularly follows the edge of visible from many important to the the A24 dual high points. The south where this carriageway. There is Green Belt undeveloped and some sporadic boundary is well open area of development outside defined where it countryside forms the built up area, but it abuts Dorking by the southern comprises isolated the A24. entrance to Dorking rural dwellings and and is highly agricultural buildings. visible. The distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

44 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version The Nower, Bury Hill & Milton Heath (DH)

Most of this area is publicly accessible land, popular for informal recreation and easily accessible from both Dorking and Westcott. It takes in the higher ground of The Nower, which a mainly wooded area and a prominent area of high ground overlooking the west of Dorking. It also takes in the lower woodland at Milton Heath, just south of the A25 and the Bury Hill Estate, in the Ward of Westcott. In the southern part of the area is a series of fishing lakes, known as Bury Hill Lakes

To the north and east are mainly residential areas, as well as two schools (see area DI). To the west is the Milton Street area of Westcott (see Westcott area WD).

The whole area is in the AONB and AGLV. Milton Heath is Common Land.

Sprawl Merging Encroachment Setting / character Significant – The Moderate – The Significant – Significant – views broad area is on the contribution this Although parts of of Dorking’s edge of a large built area makes to this area have Conservation Area up area. Therefore it preventing Dorking existing are available from has a role in and Westcott from development on The Nower. The preventing the sprawl merging is variable both sites, there Nower is also a key of a large built up dependent on the are strong feature of the area. precise location but boundaries in most skyline from much is more of a places and the of the town due to There is a degree of consideration in the areas of woodland its height. Looking historic ribbon area adjacent to give much of the west, the area development at the A25. Westcott area a strong rural adjoins Milton Longfield Road. is not visible from character. Street However, this Dorking and the Conservation Area terminates in a cul-de- wooded Nower and (see Westcott area sac which is well Milton Heath helps WD) and this area contained by the safeguard the of woodland, which woodland to the south separation of the reaches down into and west, much of communities. the Conservation which is designated Area, is highlighted Common Land. The as an important distinction between feature in the the Green Belt and Conservation Area the built up area is profile. clear and there is no emerging pattern of uncontrolled or sporadic development.

45 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version North West Dorking (DI)

This broad area of land to the west of Dorking includes areas north and south of the A25, and to the north up to the open areas between Ranmore Road and the railway line. It takes in areas of open farm land, together with sporadic development including a school, equestrian centre and traveller pitches off Ranmore Road (to the north of the area) and a number of residential and commercial buildings off Westcott Road at Milton Heath House and Sondes Place.

Beyond this broad area to the north east lie the steep slopes of Ranmore Common. Much of the broad area is within the valley bottom created by the Pipp Brook and adjacent rising land to both north and south.

Sprawl Merging Encroachment Setting / character Moderate – The Moderate – The Moderate - Low Moderate – The broad area adjoins a contribution this density assessment area is large built up area. area makes to development, part of the Pipp Therefore it has a role preventing Dorking residential / Brook valley and in preventing the and Westcott from business, the land rises to sprawl of a large built merging is variable recreational and both the north and up area. dependent on the farming related south. In some precise location but uses exist parts of the area The moderate score is more of a throughout the area there are extensive reflects the fact that consideration in the which reduces its views. There are there is sporadic area adjacent to contribution to the also views of the development beyond the A25 and more openness of the Dorking the Green Belt minimal north of Green Belt in this Conservation Area boundary in several the Pipp Brook. area. The existing from many parts of locations, as well as Green Belt the higher land in established fingers of Westcott is not boundary is this area. Although development visible from however generally not designated as extending westwards Dorking and the well defined by AONB or AGLV along Sondes Place wooded Nower and physical features. this area forms a Drive and Longfield Milton Heath helps semi-rural setting Road (and to a lesser safeguard the and gateway to the extent within the separation of the west side of industrial and communities. Dorking. Parts of commercial areas). the area are also There are a number of visible from a areas which are number of view enclosed on three points on for sides by existing well- example Ranmore established Common and from development, limiting the Denbies hillside the extent to which and the further development undeveloped parts could be regarded as of the land help to “unrestricted sprawl” break up the built of the urban area. form of the town.

46 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Marley Mead/Ridgeway (DJ)

This small area wraps around the built-up area of south west Dorking and contains a number of urban fringe uses, including a former garden nursery, former allotments and residential gardens/grounds. The residential areas around Ridgeway Road and Rough Rew lie immediately to the east while to the south and west is open rolling countryside (see area DG). The Coldharbour Lane Allotments and a small traveller site are in the north of the area.

The whole area is in the AONB and AGLV.

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – This Moderate – Due to Minimal – the area broad area is on the area has no role in its enclosed nature, has no strong edge of a large built terms of preventing reinforced by a line relationship with up area. Therefore it the merging of of trees both to the the more historic has a role in communities. west and south of parts of Dorking. preventing the sprawl the area, the small of a large built up field sizes and the area. close proximity of housing The moderate score development to the reflects the fact that east, this area there are several makes a moderate locations where area contribution to areas where built safeguarding the development and open countryside urban fringe uses from (e.g. the allotments encroachment. and former nursery) already extend beyond the built up area boundary.

47 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Vineyards (DK)

This broad area of land to the north of Dorking takes in the vineyards of the Denbies Estate, which extend up to the edge of the built up area. The area is an undulating landscape containing valleys planted with vines and wooded areas on the higher ground. In many parts there are expansive views to the north, including as far as Norbury Park. The area is designated as AONB and AGLV.

Sprawl Merging Encroachment Setting / character Significant – The Minimal – There is Significant – The Significant – the broad area is on the little development area is boundary of the edge of a large built in the area. The characterised by its town and the up area. Therefore it nearest edge of openness. It mays Green Belt often has a role in Westhumble is a significant runs along higher preventing the sprawl around 1km to the contribution ground, meaning of a large built up north. There is no towards preventing there are views in area. visual relationship encroachment. both directions over between the two There is a strong the countryside to However, the existing settlements, which boundary to the the north and the boundary is mostly have clearly town formed by the town to the south. clearly-defined and separate identities. edge of the built up Additionally, the there is very little built area. vineyards are a key development, apart characteristic of from the cluster of this northern part of buildings at Denbies Dorking. itself, which stand alone and are surrounded by vineyards. The distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

48 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ranmore Road Area (DL)

This is a small area of land to the north and south of Ranmore Road, close to the edge of Dorking. It includes a number of urban fringe uses, including a Civic Amenity site, a primary school, an equestrian centre, allotments and a small traveller site. There is also an area of housing set in a former pit at Limeway Terrace, which lies just outside the built up area.

The area is is on a high point around the town and there are in places views towards the vineyards (see area DK) and over the open land to the south (see area DI). Roads in the area are narrow, rural or residential.

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – This Moderate - Area of Minimal – this broad area is on the area has no role in mixed uses and small area has no edge of a large built terms of preventing characteristics but strong relationship up area. Therefore it the merging of it does reach a high with the more has a role in communities. point and parts of historic parts of preventing the sprawl the area are in Dorking. of a large built up uses which are area. relatively open and undeveloped. The The moderate score current Green Belt reflects the fact that boundary is weak there is existing in places. development beyond the built up area boundary, including a school and small number of residential properties.

49 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Leatherhead

Leatherhead is a town of approximately 12,000 people. It is the most urban centre in the north of Mole Valley, with the more residential areas of Bookham and Fetcham to the west and Ashtead to the east. Historically, Leatherhead is a crossroads town and the Conservation Area (and the modern town centre) is focused on the crossroads of Bridge Street, North Street, Church Street and the High Street. The railway station lies nearby, to the north.

Junction 9 of the M25 is immediately east of the town and the motorway is a prominent feature in parts of the surrounding countryside.

The River Mole flows to the west of the town, separating Leatherhead and Fetcham and providing a pleasant riverside environment and ready access to the countryside from nearby parts of the town.

The map on the following page illustrates the broad areas which are analysed in this Review.

50 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

51 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version South Leatherhead (LA)

Set on the slopes of the North Downs this broad area covers a sweep of land around the southern part of Leatherhead. The land rises up from the valley of the River Mole, towards the downland landscape to the south and east of the town. The area includes areas of open and undeveloped grassland used principally for grazing, as well as golf courses at Cherkley Court and (further east) at Tyrells Wood. There is also some very low density detached housing at Tyrells Wood, to the east.

In many places there are extensive views to and from the area across the River Mole valley. Areas south of the A24 and Reigate Road are within the AGLV. The AONB is further south, beyond Givons Grove. The majority of Leatherhead to the north remains concealed behind the apex of the hills enabling much of the area to retain a generally rural undeveloped feel in many parts. The A24 runs through the area.

Sprawl Merging Encroachment Setting / character Significant – The Minimal – although Significant – This Moderate - Albeit broad area adjoins a there is some loose is an area of that development large built up area. knit residential predominantly in this area would Therefore it has a role development within open countryside not impact on the in preventing the about 400m of the and woodland. historic character sprawl of a large built Green Belt boundary, There are often of the town it up area. it does not have an expansive views to would impact on identity as a and from this area. its setting. Land There is some loose settlement in its own The fields are large adjoining part of knit and ribbon right. The nearest with few this broad area is development beyond village is Headley, the identifiable designated AONB the boundary, at centre of which is over boundaries. or AGLV and its Headley Road and 2km away. open character Givons Grove. But adds to both the these areas are setting of clearly separate from Leatherhead and the edge of the built Box Hill. There are up area. Around the extensive views of edge of Leatherhead, the Downs to the the distinction south from this between the Green area and equally Belt and the built up views of this area area is clear and there from the Downs all is no emerging pattern of which go to of uncontrolled or form part of the sporadic open and development. undeveloped character of this area. Leatherhead stretches northwards from this location and much of the town is not visible from this broad area due to the changes in topography albeit major roads run through.

52 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Downs Lane / Givons Grove, Leatherhead (LC)

This area stretching around the southern part of Leatherhead contains an area of generally large, detached individual homes in extensive grounds and mature landscaping. Downs Lane is set on the side of the valley and there are far reaching views across the River Mole. In most places the lane is single track and it does not connect with Leatherhead to the north. Givons Grove is also set on the slopes of the valley but screened from view by extensive tree cover. It feels detached from Leatherhead. The A24 dissects the broad area into two parts.

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – The Moderate – There Moderate - Albeit broad area adjoins a area does not form are already a large that this area is large built up area. a gap between number of not intrinsic to the Therefore it has a role settlements. dwellings in this historic character in preventing the area. It is not open of the town, it does sprawl of a large built countryside but the form part of its up area. dwellings are on setting. Land sloping land and adjoining part of The moderate score concealed within this broad area is reflects the fact that mature trees and designated AONB there is a degree of planting giving an or AGLV and its existing built often undeveloped open character development in the feel to this adds to both the area, with an existing entrance to the setting of pattern of loose knit town. Further Leatherhead and development along infilling may result Box Hill. This area Downs Lane and at in a more urban consists of low Givons Grove. feeling to the area density and give the development impression that leading Leatherhead northwards stretches towards the considerably historic centre of further south. the town, particularly along Dorking Road. It also forms part of the setting and character of the River Mole which is a key feature of Leatherhead.

53 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Leatherhead/Fetcham – River Mole South (LD)

This area lies south of Guildford Road and Hawk’s Hill, to either side of the railway line and taking in land alongside the River Mole. It includes existing development at Leatherhead Leisure Centre, Thorncroft Manor and the Water Treatment Works off Hawks Hill.

Sprawl Merging Encroachment Setting / character Moderate – The Moderate - The Minimal - The Moderate – The broad area adjoins a feeling of area contains a Leatherhead large built up area. separation in the water treatment Conservation Area Therefore it has a role Leatherhead / works which is Appraisal identified in preventing the Fetcham area is heavily landscaped that there are views sprawl of a large built reduced as a result but does contain a from Norbury Park up area. of the existing number of large to Leatherhead development at the buildings and town centre The moderate score Leisure Centre and associated works through this part of reflects the fact that Water Treatment at various levels the Green Belt plus there is a degree of Works. The river across the site. It views of existing built Mole and railway also includes the Leatherhead Parish development in the line also help to Leatherhead Church from the area, including the maintain the Leisure Centre and Leisure Centre water works, leisure distinct identities of a range of formal grounds. This uses, residential and the two and informal sports applies mainly to office development. settlements. This facilities. There is the eastern part of area therefore also car parking, area LD. Towards the south, makes a moderate office uses and a the area becomes contribution to small number of However, the area much more open but maintaining the residential west of the railway the River Mole and its separation of properties. It is not line (including the floodplain place Leatherhead and open countryside, Water Treatment physical limits on the Fetcham. therefore the role Works) makes a scope for outward that this area plays much more minimal “sprawl” of the urban in preventing contribution to the area. encroachment is setting and therefore minimal. character of the historic parts of Leatherhead and Fetcham.

54 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version North Leatherhead (LE)

The North Leatherhead assessment area comprises land north of the Rye Brook and south of the M25, on the northern edge of Leatherhead. It includes an area at the rear of the Tesco Store that was formerly part of a garden centre in the 1980s, the Pachesham Equestrian centre, a golf driving range and Queen Elizabeth’s Foundation premises at Dorincourt.

Teazle Wood lies within the North Leatherhead area and is designated as a Site of Nature Conservation Importance. To the north is the M25, to the south is Leatherhead, where there is a mix of retail, employment and housing. The A245 (Randalls Road) define the western edge of the area.

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – the Moderate - The Minimal - From broad area adjoins a nearest separate Rye Brook and many parts of this large built up area. settlement is Teazle Woods area the various Therefore it has a role Oxshott, to the form the edge of business parks in in preventing the north, which is the built-up area in north Leatherhead sprawl of a large built around 2km away. most parts. There area can be seen. up area. is already some It is also low density and dominated by busy The moderate score sporadic roads. There are reflects the fact that development however other there is a degree of within the area parts where the existing built (which includes a edge of the built- development in the farm, golf course, up area is less area, with sporadic driving range and intrusive giving the development along equestrian centre), area an Randalls Road and plus some busy undeveloped feel Oaklawn Road, roads and a range and providing a including residential, of other urbanising rural entrance to institutional and development. the town from the recreational uses. The However due to its north. There are M25 to the north is generally open also a number of also a significant nature, the area historic properties existing urbanising makes a moderate adjoining the feature. contribution to assessment area. safeguarding the In the middle of the countryside from broad area (at Teazle encroachment. Wood) the boundary However, the between the urban small parcel of area and the Green land east of Belt is more well Teazle Wood, defined. between Tesco and the M25 is considered to play only a minimal role in terms of preventing encroachment.

55 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Leatherhead - River Mole North (LF)

The River Mole North assessment area consists of a number of parcels of land south of Randalls Road in Leatherhead and alongside the River Mole. The area extends north west along Randalls Road as far as the M25. Much of the land is within the River Mole flood plain, which helps to maintain areas of open land on the edge of both built up areas. There are also some small blocks of Ancient Woodland. Existing land uses include the crematorium and lawn cemetery, a football club, a waste processing site and some sporadic commercial and residential uses, including a group of traveller caravan pitches (currently occupied under a temporary planning permission).

Sprawl Merging Encroachment Setting / character Moderate – The Moderate – The Moderate - The Significant - The broad area adjoins a land plays a land within the valley and large built up area. moderate role in Green Belt is separation created Therefore it has a role preventing generally open. by the River Mole in preventing the merging. The flood Some adjoins the is a key part of the sprawl of a large built plain and raised flood plain with few setting of both up area. railway line provide hedges or other Fetcham and a firm boundary to such divides and historic The moderate score development makes a moderate Leatherhead. Parts reflects the fact that meaning the contribution to of this area provide there is a degree of communities will safeguarding the a 'green wedge' existing built remain separate. countryside from between the development in the However both encroachment. communities. In area, with sporadic communities can Other areas include many parts it has development along be seen and heard a variety of urban the feel of being Randalls Road. from within many fringe uses, within the valley parts of this area although many of bottom, with many The River Mole and as a result of these maintain the rural the railway line also adjoining industrial land’s open characteristics. act as physical uses and road character. constraints on the traffic, particularly Further to the north outward growth of the to the south. and west, the land built up area in exhibits less of this several places. characteristic and plays a more moderate role in protecting the character and setting of Leatherhead.

56 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version North East of Randalls Road, Leatherhead (LG)

This fairly small area is comprised of a number of generally flat fields used for grazing and also includes two small blocks of Ancient Woodland. There is also a large area of formal grass / landscaping forming the entrance to a business park. It is bordered to the west by Randalls Road, to the north by the Rye Brook and a large business park forms the eastern boundary. To the south is a recent housing and care home development, on a site formerly allocated as a reserve housing site in the 2000 Local Plan.

Sprawl Merging Encroachment Setting / character Moderate – The Minimal - Minimal - There Minimal – This is broad area adjoins a Leatherhead and are a range of an important and large built up area. Fetcham are developments and busy entrance to Therefore it has a role physically close but uses adjoining this the town, and the in preventing the they are separated area which mean open fields and sprawl of a large built by the River Mole that it does not tree-lined approach up area. and the cemetery/ have the character along Randalls crematorium. This of open Road provide an The moderate score area does not countryside. Much attractive entrance reflects the fact that significantly of the land is to the town. there is a degree of contribute to formal grass However, the existing built preventing the landscaping historic core is development in the communities from relating to the some distance from area, including merging and views offices. the edge of the sporadic development between the built up area and along Randalls Road. communities are This is a fairly there isn’t a strong The area is also not possible to or small part of Green visual connection visually enclosed by from this area. Belt, bordered by between the two. existing built the clear development, namely boundaries of the business park to Randalls Road to the north east and the the west and The new housing Office Park to the development to the east. To the north south. the boundaries are less defined but for the purposes of this assessment are the Rye Brook. It is considered that this area makes a minimal contribution to safeguarding the countryside from encroachment.

57 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version M25 Corridor (LH)

This long strip of Green Belt falls between Leatherhead and Ashtead. Along most of its length is consists of fields which are generally laid to grass and grazed by horses. On the east (Ashtead) side, there is also a significant area in educational use, including the buildings and playing fields of four schools. To the east, the area is bordered by housing within the built up area of Ashtead. To the west, there is a wider mix of uses including housing, industrial uses and a set of allotments.

The M25 motorway and A243 Leatherhead bypass pass through the area and for the majority of their length are raised on embankments. The embankments are planted with trees and shrubs. The area is also crossed from east to west by the A24, Barnett Wood Lane and the railway line.

Sprawl Merging Encroachment Setting / character Moderate – The Significant – Ashtead and Moderate – Minimal - This broad area Leatherhead are separated by There is area in some adjoins two large a corridor of generally open development distance from built up areas. land laid to grass and used for on both east the historic Therefore it has grazing and as playing fields. and west sides centres of a role in The area is bisected by the of this corridor Ashtead and preventing the M25 and A243. In some cases and the M25 Leatherhead sprawl of a large the separation between the two and A243 runs and does not built up area. communities is very narrow through middle. have a direct and consists of just the The land in this role in the The moderate motorway junction and school corridor does setting of the score reflects the buildings. not have the historic fact that there is The narrowness of the Green characteristics settlements a degree of Belt at this point gives it value of open existing built as a gap of open land between countryside and However the development in Leatherhead and Ashtead. is subdivided Green Belt the area, notably into clear Boundary school buildings, However, in some places the parcels, some Review two major roads feeling of separation between of which are in undertaken by and highway Ashtead and Leatherhead has educational use Ashtead depot buildings. already been eroded by the and include a Community The area is also urbanising effect of the M25 / moderate Vision constrained A243 and existing amount of built highlighted that between two development. The M25 and development. the fields north established built A243 generally obstruct direct However, other of Barnett up areas, such views between Ashtead and parts are more Wood Lane are that the scope Leatherhead. open – for valued by local for outward example the residents. The “sprawl” of either There are two ways of looking land to the area was felt to settlement is at the issue of merging in this north of Barnett provide a limited. case: Wood Lane, on green entrance 1) The land remaining in the the east side of to Ashtead Green Belt is so narrow that its the motorway, which value is all the more significant. which provides preserves its The open fields provide the views towards setting and only remaining separation Ashtead identity as a between Ashtead and Common. The village. Leatherhead and (on the east existing side) maintain a green boundary along approach into Ashtead, the edge of the preserving its “village” identity. built-up area is readily recognisable.

58 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

Sprawl Merging Encroachment Setting / character 2) The land remaining is so compromised by the motorway that’s its value in separating of the two communities is very limited.

It is also considered by some that the value that the land plays in preventing merging varies across the area, with land to the north of the railway line playing a more limited / minimal role than land immediately adjoining Barnett Wood Lane. Barnett Wood Lane provides a point where both Leatherhead and Ashtead can be viewed and there is a stronger sense of leaving one settlement and entering another. This is not possible further north and south (except at the junction of the A24 with the A243) with separation being created by the M25 and A243 plus associated planting.

59 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

Pachesham Park (LI)

This area takes in an area north of the M25, between Oxshott Road and Kingston Road, west of Ashtead Common. It includes the residential area at Pachesham Park, which comprises individual detached properties in very large mature gardens. There is also a golf course to the north and east. The houses and golf course are surrounded by tree belts and pockets of woodland.

Sprawl Merging Encroachment Setting / character Moderate - The broad Minimal – Although Moderate – There Minimal – the area area adjoins a large the area is in the gap are already a large does not contribute built up area. between Leatherhead number of to the setting of a Therefore it has a role and Oxshott, the dwellings and a historic town or in preventing the distance between golf course in this village. sprawl of a large built these settlements is area. It is not open up area. around 1.5km and countryside but the they retain their own mature landscaping The moderate score separate identities. and tree belts reflects the facts that mean that the built there is already a development is significant pattern of very well screened low density residential and it retains a development within semi rural Pachesham Park, as character. well as some ribbon development fronting Oxshott Road. The area is also slightly detached from the edge of the main built up area, which lies south of the motorway.

60 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version South of Oxhott Road (LJ)

This area lies south of Oxshott Road and north of the M25. It includes some large areas of woodland, surrounding two large institutional properties: the Queen Elizabeth’s Foundation Training College and Tyrwhitt House. There are also some detached dwellings fronting Oxshott Road.

Parts of the woodland are designated a Site of Nature Conservation Importance and there is an area of ancient woodland in the west of the area.

Sprawl Merging Encroachment Setting / character Moderate - The broad Minimal – Although Moderate – The Minimal – the area area adjoins a large the area is in the gap existing institutional does not contribute built up area. between Leatherhead development gives to the setting of a Therefore it has a role and Oxshott, the parts of the area a historic town or in preventing the distance between managed village. sprawl of a large built these settlements is character. up area. around 1.5km and However, there they retain their own area also extensive The moderate score separate identities. areas of woodland reflects the facts that which give the there is already a impression of a pattern of institutional countryside area development and that on the edge of the the area is slightly town. detached from the edge of the main built up area, which lies south of the motorway.

61 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Tyrrells Wood, Leatherhead (LK)

This area lies south east of Leatherhead and contains an area of large, detached individual homes in extensive mature gardens. The dwellings are in a generally linear pattern along The Drive. They adjoin open countryside which is within the South Leatherhead area (see area LA). The substantial listed Club House of the Tyrrells Wood Golf Club is in the centre of the area. The golf course itself lies to the south.

Sprawl Merging Encroachment Setting / character Moderate – The Minimal – Moderate – There Minimal – This broad area is not Although the area are already a large area does not immediately adjacent is in the gap number of have any clear to the large built up between dwellings in this relationship with area of Leatherhead, Leatherhead and area. It is not open the historic parts but is only about Headley, the countryside but the of Leatherhead. 400m distant its distance between dwellings adjoin closest point. It has a these settlements some very open role in preventing the is over 2km and landscape to the sprawl of a large built they retain their north and south. up area. own separate Further infilling identities. could result in a The moderate score more urban feeling reflects the fact that to the area and there is existing built give the impression development in the that Leatherhead area, with an existing stretches pattern of linear but considerably very low density further south east. development along The Drive.

62 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Beare Green

Beare Green is located about 5km south of Dorking, on the A24. The larger part of the village lies to the west of the A24 and is inset from the Green Belt. This is a compact enclave of housing which began to develop slowly around the railway station in the Victorian period, but has seen a significant period of expansion since 1945.

On the east side of the A24, the village has a much more loose knit form and is washed over by the Green Belt. Cottages, a pub and a primary school are clustered around the green. Development continues sporadically south along Horsham and Newdigate Roads.

There is no Conservation Area. Much of the countryside to the west of the village lies within the AONB and AGLV.

Beare Green is within Capel Parish and proposals for development in and around the village are included in the Neighbourhood Development Plan for the Parish of Capel.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

The area within the existing village boundary does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area should continue to be inset from the Green Belt.

63 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

64 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version East of A24 (BGA)

This is an area of open countryside, mainly in agricultural use, to the east of the A24 dual carriageway and south of the railway. The area contains a farm, a small number of homes and school playing fields. There is also a petrol station and County Council depot adjacent to the A24. On the whole, the area is generally undeveloped, gently undulating countryside with moderately sized fields bounded by hedges and small pockets of woodland.

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal – This area Significant - The Minimal – the area area is not on the has no role in terms of A24 is a clearly does not contribute edge of a large built preventing the defined physical to the setting of a up area. Therefore it merging of boundary to the historic town or has no role in communities. Green Belt around village. preventing the sprawl the east side of of a large built up Beare Green. Fields area. are moderate in size and the contribution this part of the Green Belt makes towards preventing encroachment is significant.

65 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version North West of Beare Green (BGB)

This broad area includes land to the north west of Beare Green. It is an area of open and undulating countryside, mainly in agricultural use, with occasional pockets of residential and agricultural buildings. Field sizes are large and are bounded by hedgerows, tree belts and blocks of woodland.

Throughout the area there are views of Leith Hill and the whole area is within the AONB and AGLV, the boundary of which follows the railway line and the Old Horsham Road.

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal – Significant – This Minimal - this area area is not on the although the small area plays an makes some edge of a large built village of South important role in contribution to the up area. Therefore it Holmwood lies preventing landscape setting of has no role in approximately 1km encroachment onto the village but does preventing the sprawl to the north, there the surrounding not have any strong of a large built up are significant countryside. It is relationship with an area. areas of wooded an area of historic settlement. Common Land attractive rolling between the two landscape, with settlements, which views up to Leith helps to maintain Hill. The existing their clear sense of Green Belt is well separation and defined where it individual follows the railway identities. line, but there is no existing sense of enclosure beyond the village to the north west.

66 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Breakspeare Farm and north of Railway (BGC)

This is a triangular area bordered to the east by the A24 dual carriageway, to the west by Horsham Road and to the south by the railway line. The southern part of the area contains a large cluster of buildings, including a new area of housing, older homes and converted farm buildings. There is also a sand school and stables. Further north the land is subdivided into small fields, bordered by hedgerows and a number of field trees.

The southern part of this area is allocated for a small residential redevelopment (maximum additional two dwellings) in Policy CA-BG02 of the Capel Parish NDP.

At submission stage, the draft NDP also proposed a larger-scale site allocation for residential development, together with a possible GP surgery, car parking and open space. It was further proposed to extend the village boundary, to include part of the land within area BGC. However, the NDP Examiner ruled that these proposals were outside the scope of a Neighbourhood Development Plan, since Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan.

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal – Minimal - This is a Minimal – The area is not on the although the small self-contained area area does not edge of a large built village of South containing to the contribute to the up area. Therefore it Holmwood lies south development setting of a historic has no role in approximately 1km including farm town or village, preventing the sprawl to the north, there buildings, stables, although there are of a large built up are significant new and older some older farm area. areas of wooded homes. To the buildings which are Common Land north are small an attractive between the two fields. Although the feature in this settlements, which railway line defines approach into the helps to maintain the boundary village. their clear sense of between the Green separation and Belt and the built individual up area, the built identities. development north of the railway means that the distinction is somewhat unclear.

67 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version South of Beare Green (BGD)

This area lies south of the roundabout and south east of the part of the village which is inset from the Green Belt. It comprises outlying development on the opposite side of the dual carriageway from the village core, including areas around the old village green. Within this area are the primary school, the village’s only pub and an open green which provides sports facilities and a play area. Low density housing then extends southwards along Newdigate Road and Horsham Road. At the southern limits, there is an active brickworks on the east side of Newdigate Road and two park home estates off Horsham Road. There are also a number of farms, including some farm buildings converted to alternative uses.

Within this area, the site of the Surrey Hills Hotel is allocated for residential redevelopment (minimum of 10 dwellings), in Policy CA-BG03 of the Capel Parish NDP.

Sprawl Merging Encroachment Setting Minimal – The broad Minimal – although Moderate – there is Minimal – the area area is not on the edge this area of low quite a considerable does not contribute to of a large built up area. density development amount of built the setting of a historic Therefore it has no role lies between the inset development within town or village. in preventing the areas of Beare Green the area, which is sprawl of a large built and Capel, the particularly apparent up area. distance between two along the two road village centres is over frontages. However, 2km and they retain the housing stands clearly separate back from the road, in identities. large, mature gardens with mature trees and hedges. There are vestiges of woodland and views over open farmland, which help to retain a more open, rural character.

68 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version South West of Beare Green (BGE)

This broad area lies to the south west of Beare Green, between the railway line and embankment to the west, the A24 to the east and the A29 to the south. It is an area of open countryside, mainly in agricultural use, although there is an enclave of residential properties in the middle of the area, at the Smallburgh Estate. Fields are large and are bounded by hedgerows, tree belts and blocks of woodland. There is a pond in the middle of the area. In the north is the Great Turners Wood Site of Nature Conservation Importance and a mature tree belt continues around the rear gardens of properties on the edge of Beare Green.

From parts of the area there are attractive views towards Leith Hill, although other parts are more visually enclosed, due to the raised railway line embankment. There are public rights of way across the area, which connect into the AONB and AGLV to the west.

Within this area, an area of land next to Great Turners, off Highland Road, is allocated for outdoor sport and recreation use in Policy CA-BG01 of the Capel Parish NDP.

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal – This Moderate – The Minimal - this area area is not on the area has no role in area comprises makes only a edge of a large built terms of preventing open, agricultural minimal up area. Therefore it the merging of land and therefore contribution to the has no role in communities. plays an important historic character preventing the sprawl role in preventing and setting of the of a large built up encroachment onto village but the area. the surrounding wooded edge to countryside. the village in the However, it is well south is part of its contained by the more general railway line and character and main roads, which setting. form clear boundaries around all sides.

69 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Brockham & Strood Green

Brockham lies about 3km east of Dorking and south of the A25 and railway line. Until the mid nineteenth century, Brockham was a small rural community focused on the village green, adjacent to the Borough Bridge crossing over the Mole. The picturesque village green is still at the heart of the village and the main focus of its large Conservation Area.

The village expanded to the north and south in the Victorian period and early to mid 20th Century. There are some substantial enclaves of family housing on the southern fringe of Brockham and at Strood Green. The modern village has a broadly linear form, with the different phases of expansion being strung out north from the green along Brockham Lane and south along Middle Street.

There are several separate built up enclaves, separated by areas within the Green Belt. The river Mole and its flood plain separate the northern part of the village from its centre. In the south, open fields separate Brockham from Strood Green.

The village of Brockham is inset from the Green Belt, whereas Strood Green to the south is currently classified as a smaller village, which is washed over by the Green Belt. The exception is a reserve housing site on the west side of Strood Green, which is excluded from the Green Belt.

Because of the close physical relationship between these two settlements, they have been considered together for purposes of this Green Belt Review.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

The area within Brockham’s existing village boundary does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area should continue to be inset from the Green Belt.

Although Strood Green is currently washed over by the Green Belt, the area within the existing boundary also does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area should also be inset from the Green Belt.

70 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

71 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

East of Brockham Lane (BRA)

This area lies to the east of Brockham Lane, south of the A24 and north of the River Mole. The majority is a large open space known as the Big Field, which includes sports pitches and areas of more informal open space. It is a large, open area with attractive views northwards towards the North Downs ridge. There are some low density detached houses along Kiln Lane, to the south, which are within the Conservation Area.

Sprawl Merging Encroachment Setting / character Minimal – The broad Moderate – the area’s Moderate – This Significant – the area is not on the openness provides a area is generally openness of the edge of a large built clear separation open, although playing fields is a up area. Therefore it between two distinct there is some key feature of this has no role in built up areas within sporadic built part of the Green preventing the sprawl Brockham – development to the Belt. It allows for of a large built up Brockham Lane and south and east and extensive views of area. Nutwood Avenue. the use of much of the North Downs the land as playing ridge (to the north) fields gives it a from much of the more formal village. character than the wider open countryside. The boundary with the residential properties to the west is dell- defined.

72 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version North of Reigate Road (BRB)

This is a narrow belt of land separated from the main parts of Brockham by the A25, a busy road running from Dorking to Reigate. As a result it feels detached from the village. The land forms the base of the steeply sloping sides of the North Downs. It is principally in agricultural use but it also contains a small collection of buildings relating to Cottage Farm. The railway line, forms the southern boundary of the AONB

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal – as the crow Moderate Moderate - This is area is not on the flies, the nearest part Although this area not part of the edge of a large built of the village of Boxhill is contained by the historic core of the up area. Therefore it is around 750m to the railway line to the village but the area has no role in north. However, the north its exclusion does contribute to preventing the sprawl steep scarp slope of from the Green the wider setting of of a large built up the North Downs, and Belt would lead to Brockham (which area. the railway line, form a feeling of ribbon has many historic a very robust barrier development along features) between the two and the A25 particularly as this there is no prospect of heightened by the forms the northern merging. interruption to entrance to the views of the North village. Downs it would create.

73 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Land surrounding Nutwood Avenue (BRC)

This broad area circles to the west, north and east of the enclave of development at Nutwood Avenue. It is varied in character; to the east lies open countryside, with long views to the Downs and Betchworth. To the north the land reaches a high point before dropping back down to Old Reigate Road and contains woodland and a number of detached homes.

Sprawl Merging Encroachment Setting / character Minimal – The broad Moderate - There is Significant – The Moderate - This is area is not on the low density housing contribution the not part of the edge of a large built and other land makes historic core of the up area. Therefore it development in the towards village but the area has no role in Green Belt around the safeguarding the does contribute to preventing the sprawl built-up area of countryside from the wider setting of of a large built up Nutwood Avenue, encroachment is Brockham and to area. particularly to the particularly the east, west. However, this significant to the Betchworth. area of the Green Belt east where there to the west of are open fields. In Nutwood Avenue is the remainder of important in the area due to the preventing the existing housing coalescence of two and other sporadic currently separate development plus parts of the village the undulating and through the more enclosed consolidation of nature of the land existing development. the contribution is Development to the more moderate. east may reduce a The existing Green feeling of separation Belt boundary between Brockham around Nutwood and Betchworth. Avenue is clearly defined.

74 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version River Mole (BRD)

This broad area takes in the course of the River Mole, as it flows from the east, through the centre of Brockham and around the north western part of the village. Much of the area is liable to flooding. The river has created both flood plains and some steep river banks. Much of the river corridor is wooded and the area is significant in both landscape and biodiversity terms. There are also some important footpaths through the area, including the Greensand Way long distance path. Land to the west lies within the AONB.

Sprawl Merging Encroachment Setting / character Minimal – The broad Moderate – The Minimal – Parts of the Significant – The area is not on the Green Belt prevents river corridor contain River Mole has edge of a large built the coalescence of low density housing in shaped Brockham, up area. Therefore it currently separate large plots with dividing it into has no role in parts of the village. significant separate residential preventing the sprawl However, this area landscaping. The enclaves with their of a large built up does contain some area is almost entirely own distinctive area. low density within the floodplain, characters. It is key development. The which is itself a firm to the way the village sense of separation boundary to the has evolved and between these parts encroachment of contributes to its of the village is development. historic character and enhanced by existing setting. From the areas of woodland. It The Green Belt area south of this broad is also separated by to the west of area, there are views the River Mole flood Brockham is generally towards the Church plain. open although it does and the historic core contain some sporadic of the village. development.

75 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version East of Wheelers Lane (BRE)

This broad area is located to the east of Wheelers Lane. It is bordered by dwellings, a Primary School (and playing fields) and a set of allotments. It is open countryside with a parkland feel. To the north is the River Mole and associated floodplain. Fields are large in size and bordered by hedgerows. There are individual large and mature trees throughout.

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal – although Significant – This Moderate - This is area is not on the the nearest part of is an open not part of the edge of a large built the village of landscape with historic core of the up area. Therefore it Betchworth is large fields. village but part of has no role in around 800m the wider setting of preventing the sprawl away, the River Brockham and in of a large built up Mole reinforces the part overlaps a area. separation between small part of the the settlements. Conservation Area.

Tumbledown Farm (BRF)

This is a small area containing a collection of individual, sometimes historic properties, often small or moderate in size with mature gardens along Wheelers Lane to the south of the village. To the rear of the properties are paddocks or further gardens, including many trees.

Sprawl Merging Encroachment Setting / character Minimal – The Minimal - Moderate - The area is Moderate – broad area is not although the already developed in a low Detached on the edge of a nearest part of density manner. It contains from the large built up area. the village of homes (some of which are Conservation Therefore it has Betchworth is listed) and farm related Area, but no role in around 900m buildings. These are generally there are preventing the away, the River in medium sized plots and several sprawl of a large Mole reinforces well landscaped with many attractive and built up area. the separation trees. historic between the properties settlements. Some properties have along this paddocks to the rear which approach into have a more open feeling. the village. The area is subdivided into plots so there are a number of recognisable and definable boundaries including roads and a lane.

The area is rural in nature and acts as a transition from countryside to the village. The existing Green Belt boundary is clearly defined by the rear boundaries of properties in Oakdene Close.

76 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version North of Strood Green (BRG)

This is an area of moderately sized fields to the south of Brockham and larger fields to the west. The land is generally flat and mostly used for grazing horses. To the south the fields are bordered by hedgerows but in many places they are not complete. To the north is Oakdene Road and a set of allotments, to the south is the residential area of Strood Green. The land is generally flat and open and the areas of development can be viewed throughout.

Sprawl Merging Encroachment Setting / character Minimal – The broad Significant – Moderate - This Moderate – The area is not on the Strood Green is a area is generally western part of the edge of a large built separate residential open and area adjoins the up area. Therefore it enclave from the contributes to Conservation Area has no role in centre of preventing and open farmland preventing the sprawl Brockham, encroachment of in this area is noted of a large built up although they are development into in the Conservation area. closely related. the countryside but Area profile as This area helps to both Brockham being important to maintain their and Strood Green its setting. There distinctive identities can be seen from are also several and there is a clear many locations, historic buildings risk of merging, reducing the rural on the southern with a very narrow feel in parts. fringe of Brockham, ribbon of Existing Green Belt along Wheelers development boundaries are Lane, which can be already existing well defined. appreciated in along Middle views across these Street. attractive open fields.

Old School Lane (BRH)

This area comprises areas of open land to either side of Old School Lane.. The land forms part of the Brockham Conservation Area and is generally used for grazing. There is a clear relationship between this land and the historic core of the village, being a key part of the village setting.

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal – This Moderate - The Significant - This area is not on the area has no role in Green Belt area to area borders the edge of a large built terms of preventing the west of village’s historic up area. Therefore it the merging of Brockham is core. From the has no role in communities. generally open south of this area preventing the sprawl although it does there are views of a large built up contain some towards the area. sporadic properties Church and the Conservation Area / historic core of the village.

77 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version SGA - Land to the west of Strood Green

This area lies between the western edge of Strood Green and Old School Lane, to the west. It is an area of larger fields in agricultural use, generally with hedgerow boundaries. The reserve housing site HSG6 is tucked into the western boundary of the settlement and is largely scrubland. Looking north, the North Downs Reigate Escarpment provides a steep backdrop to the low-lying settlement.

Sprawl Merging Encroachment Setting/Character

Minimal Minimal – This area Significant -This area Minimal - Strood has no role in terms of is generally open and Green has no preventing the contributes to Conservation Area and merging of preventing this land is some communities. encroachment of distance from development into the Brockham countryside. Existing Conservation Area. boundaries around the settlement area are well defined.

SGB - Land to south and south-east of Strood Green

Large agricultural fields and pastureland provide the principal land use for this area, lying south of Tweed Lane to the west and south of Wheelers Lane to the east. Open fields of pasture wrap around a spur of development lying to the south of Tweed Lane. Field boundaries are again delineated by hedgerows interspersed with mature trees. A copse of trees ‘Tweed Copse’ lies to the south-west of the village.

Middle Street provides a strong eastern boundary to the settlement which is surrounded by farmland characterised by large open fields.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – Whilst the Significant – Middle Minimal - Strood area is not on the edge stand alone Street provides a Green has no of a large built up area. development of readily recognisable Conservation Area and Therefore it has no role Brockham Park (34 and definitive eastern this land is some in preventing the No. dwellings on a boundary to the distance from sprawl of a large built former brownfield site settlement beyond Brockham up area. in the Greenbelt) lies which the character of Conservation Area. some 500m to the the landscape is rural south east of the countryside. village boundary it is not regarded as a settlement in its own right.

78 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Capel

Capel lies about 8km south of Dorking. Although now bypassed by the A24 dual carriageway, it was originally on the main route south from Dorking to Horsham. The village has a linear form, with the core of the settlement strung out along the serpentine length of The Street. This is the main street, which runs north/south through the village and is the main focus of its Conservation Area.

Vicarage Lane is the only significant route running east from The Street and immediately moves into a more rural environment, with scattered dwellings lying sporadically in larger gardens, with plentiful tree cover. In view of the more sporadic nature of development, Vicarage Lane currently lies outside the defined village boundary and is subject to Green Belt policy.

The most significant area of modern development is in the south of the village, close to the junction with the A24.

The countryside south of the village is outside the Metropolitan Green Belt and is currently designated “Countryside Beyond the Green Belt”.

Proposals for development in and around the village are included in the Neighbourhood Development Plan for the Parish of Capel.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

Other parts of the village – for example along Vicarage Lane – have a more open character which contributes to the openness of the Green Belt. Therefore, it is considered that more open areas should remain washed over by the Green Belt.

79 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

80 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version West of Capel (CA)

This is a large area containing often large fields in agricultural use. Fields are defined by hedgerows and fields trees typical of the Weald. It contains very little development, apart from in the south of the area where there are residential properties fronting Coles Lane. To the east and south is the village of Capel and Green Belt is bordered by mostly rear gardens and the Parish Church.

At submission stage, the draft NDP for Capel Parish proposed extending the village boundary to include the Old Kiln Farm site off Coles Lane, which is at the southern end of area CA. A draft site allocation policy proposed up to 50 dwellings, up to 5 employment units and areas of open space on this site. However, the NDP Examiner ruled that both the site allocation and the boundary change were outside the scope of a Neighbourhood Development Plan, since Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan.

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal - there are Moderate - These Moderate - In area is not on the residential are large fields parts these fields edge of a large built enclaves within with an irregular adjoin the up area. Therefore it 1km of the outer pattern. They are boundary of the has no role in edges of the often open and Conservation Area. preventing the sprawl village, but they are gently undulating The Conservation of a large built up outlying areas and in nature. They are Area profile area. the nearest bordered by highlights that gaps settlements which hedgerows and in the road frontage have their own field trees. The offer views through clear identity are existing Green Belt to adjacent closer to 2km boundary is countryside. distant. variable in strength and does not always follow definable features on the ground.

81 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version East of Capel (CB)

A varied area containing a mix of fields, paddocks and a number of dwellings, particularly along Vicarage Lane, which is outside the area currently inset from the Green Belt. These are also varied in character, age and style but are generally detached with small to moderate sized gardens. There is a small brook and a number of ponds in the southern part of the area. There are also pockets of woodland and individual mature trees. The recreation ground lies towards the north of the area and there is also a private nature reserve towards the south.

At submission stage, the draft NDP for Capel Parish proposed extending the village boundary to include parts of area CB – namely, the Vicarage Lane area and areas at the northern and southern ends of The Street. Site allocations were also proposed for 4-6 dwellings at Capel House Farm, The Street and up to 8 dwellings at Hurst, Vicarage Lane, both of which are within area CB. However, the NDP Examiner ruled that these site allocations, and the proposed boundary change, were outside the scope of a Neighbourhood Development Plan, since Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan1.

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal – there Minimal - The Moderate - In area is not on the are residential eastern side of parts these fields edge of a large built enclaves within Capel is formed of adjoin the up area. Therefore it 1km of the edges many large boundary of the has no role in of the village, but properties in Conservation Area. preventing the sprawl they are outlying medium to large The Conservation of a large built up areas and the plots. It does not Area profile area. nearest settlements have the feeling of highlights that which have their open countryside gaps in the road own clear identity to the degree that frontage offer are closer to 2km is experienced to views through to distant. the west. The adjacent existing Green Belt countryside and boundary is also notes that variable in strength mature trees along and does not Vicarage Lane always follow which contribute to definable features the character of on the ground. the Conservation Further east, the Area. Green Belt has the characteristics of land to the west (GB-CA).

1 An additional proposed site allocation at Brook Cottage was also deleted as a result of the Examiner’s recommendations, but that site lies outside the Green Belt so is outside the scope of this document. 82 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Charlwood

Charlwood is an historic village near the southern boundary of Mole Valley. It lies in a rolling agricultural landscape, extending for several kilometres to the north and west.

Despite the fact that Gatwick Airport lies very close to the south east, the village retains a strong rural character, nestling in the countryside and retaining a wealth of historic development among more modern infill. Much of the village and its western fringes are designated a Conservation Area.

The village as a whole has a loose knit, sinuous form, spreading out from its core near the Parish Church and the junction of Ifield Road and The Street. Pockets of built development are interspersed with expanses of open space which bring fingers of countryside right into the heart of the settlement.

There is an abundance of listed buildings, including timber framed Medieval cottages, farmhouses, barns and the Grade I Listed Parish Church with its separately Grade II listed churchyard path. There are more medieval hall houses in Charlwood than in any other community in the District.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

83 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

84 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version North of Charlwood (CHA)

An area of land to the north of Charlwood in agricultural use, bordered to the north by Pudding Lane and to the south by the rear gardens of dwellings. The fields are moderately sized. The land is generally flat and has an open nature enabling views across the broad area. Charlwood wraps itself around much of this area with land around Rosemary Lane forming the core.

Sprawl Merging Encroachment Setting / character Moderate –The Minimal – the Moderate – Significant – Some of this area Green Belt nearest The landscape is within the Charlwood around settlement is is undulating, Conservation Area. The area Charlwood has Hookwood, often open provides a setting for the many a role in around 2km to and largely historic properties on the edge of preventing the the east. undeveloped. the village, which include several outward sprawl Field sizes can medieval farmhouses. The open of development be large. fields separate the farmhouses associated with and serve as an indicator of a past Gatwick settlement form that was more Airport, which dispersed. The contribution of the lies to the south open land is a feature which is east. The specifically highlighted in the moderate score Conservation Area profile. reflects the fact that the more built up parts of Gatwick lie some distance from the village.

85 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version South and West of Charlwood (CHB)

The land to the south and west of Charlwood contains many small parcels of land used as paddocks etc. There are also many dwellings of a variety of ages, styles and sizes, mostly detached and with gardens. There are also pockets of woodland and mature landscaping. In many parts it is not ‘open’ countryside as it includes the large village recreation ground and a number of areas which include sporadic built development – often of a historic nature. Notable among the latter is the churchyard of St Nicolas Church, which is a Grade I Listed Building.

The area takes in the western part of the Conservation Area, which includes areas of Green Belt to the north and west of the village boundary. There is also outlying residential development along Russ Hill Road, beyond the Conservation Area, on the western fringe of the village.

Sprawl Merging Encroachment Setting / character Moderate –The Minimal – Albeit Moderate – The Significant – Parts Green Belt around that there is a need area immediately of this area are Charlwood has a role to recognise the adjoining the within the in preventing the proximity of settlement Charlwood outward sprawl of Gatwick airport to boundary includes Conservation Area development the south and the many large (including the associated with need to ensure that properties in churchyard, the Gatwick Airport, which the village and medium to large land to between the lies to the south east. airport do not plots, a recreation church and Rectory The moderate score merge. The ground, the Lane and the reflects the fact that nearest settlement churchyard and recreation ground). the more built up parts is Crawley, over some small fields / There are also a of Gatwick lie some 2km to the south. paddocks. It does number of historic distance from the not have the properties around village. feeling of open the edge of the countryside. But village, the setting further to the south of which it is and west, the important to countryside maintain. The becomes more areas around the open and there southern part of area areas where Ifield Road make a open fields more moderate separate pockets contribution to the of built setting of the development on historic village. the edges of the village. The existing Belt boundary is variable in strength and does not always follow definable features on the ground.

86 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Hookwood

Hookwood lies at the south eastern extreme of Mole Valley. It is technically just beyond the Green Belt, the southern boundary of which wraps around the north of the village. To the south, the village boundary adjoins the perimeter of Gatwick Airport, which lies within the Borough of Crawley.

The A217 enters the settlement from the north and skirts around the east side, where it forms the village boundary and provides access to a large superstore and hotel. Reigate Road and Povey Cross Road loop around the village to the south and this is where much of the settlement's residential development is located. The much larger settlement of Horley lies immediately to the east and in functional terms there is a strong relationship between the two. However, Hookwood still maintains its own identity, assisted by the River Mole corridor and its floodplain, which provides open space north of the A217/A23 junction.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

This area lies beyond the southern limit of the Green Belt. Land contained by the village boundary does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area should continue to lie outside the Green Belt.

87 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

88 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Hookwood (HKA)

The Green Belt assessment area contains farmland in a variety of uses surrounding the village of Hookwood. This area consists of a variety of field sizes on gently undulating land often surrounded by land considered to be at risk from flooding. There is also an industrial estate within the Green Belt, to the west of the village. The area is affected by aircraft noise from Gatwick airport and traffic on local roads. To the south of Hookwood is the airport and to the east beyond the River Mole is Horley.

There is a small amount of Green Belt land immediately to the east, on the edge of Horley within the Borough of Reigate and Banstead. The land to the south (beyond the District boundary) is outside the Green Belt.

Sprawl Merging Encroachment Setting / character Moderate – Although Moderate – The Moderate – The Minimal – there is Hookwood is not close proximity of Green Belt around no Conservation classified as a large Hookwood with Hookwood is Area in Hookwood built up area, it Horley and generally open, and the area does adjoins the much Gatwick Airport with limited not contribute to larger built up area of has the potential development to the the setting of a Horley, in the adjacent for the three areas east although historic settlement. Borough of Reigate to merge to the around the and Banstead. east or south of the periphery of the Therefore the Green village, albeit that built-up area there Belt in this area has a most of Hookwood is some sporadic role in preventing the is separated from development. sprawl of a large built Horley by the River Much of it is within up area. Mole and a broad the River Mole expanse of flood plain. The The moderate score floodplain. Green Belt in much reflects the fact that of this area makes there are several a moderate areas to the north and contribution west of Hookwood towards and on the west side safeguarding the of Horley where there countryside around is already a pattern of Hookwood from ribbon development encroachment. and/or sporadic built development in the The existing Green Green Belt. Belt boundary is well defined in The Green Belt many places, around Hookwood particularly to the also has a role in east to the east preventing the where the A217 outward sprawl of forms a clear development boundary. associated with Gatwick Airport, which lies to the south.

89 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Westcott

Westcott is about 2km west of Dorking, on the A25. Its origins date back to the Domesday book and beyond. The village today has a wealth of historic and traditional buildings, reflecting its long history and much of the centre of the village is designated a Conservation Area.

At the heart of the village is the triangular village green. Most of the village services lie nearby.

The A25 runs east/west through the heart of the village, with development having spread out to the north and south. To the south, the land rises up into the slopes of the Surrey Hills and there are some spectacular changes in gradient. In certain places there are abrupt changes in level, making retaining walls and sunken paths/lanes a recurring feature. To the north, the land is more level, but begins to rise up again beyond the village, towards Ranmore in the north. Throughout the village, there are spectacular views north towards the Ranmore escarpment.

The whole village and its outlying residential areas lie within the AONB and AGLV.

As noted in the Section 2, this section of the Green Belt Review draws on work published by Westcott Village Forum during preparation of a Neighbourhood Development Plan for Westcott. Some amendments have been made, to ensure consistency of approach and scoring between Westcott and other areas of Mole Valley.

In the following locations, changes have been made to the broad areas which were defined by Westcott Village Forum, for the reasons stated:

 North of Westcott (WA) – split into two broad areas (WA and WF), in light of the existing pattern residential development in the western part of the area (WF), which contrasts with a much lower level of development in the east (WA).

 East of Westcott – amalgamated with MVDC’s areas DH (The Nower and Milton Heath) and DI (North West Dorking); descriptions updated to highlight features highlighted in both assessments and scoring amended for consistency with MVDC approach (see Dorking section).

Westcott Village Forum’s analysis did not cover the issue of restricting urban sprawl (Green Belt Purpose 1). Analysis under this heading has therefore been added as part of the updating process. However, since Westcott is not defined as a large built up area, the score is “minimal” for all areas around the immediate periphery of Westcott.

The Westcott Neighbourhood Development Plan was adopted in December 2017 and includes policies relating to development within the Westcott Neighbourhood Area.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

90 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

91 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version North East of Westcott (WA)

This segment is open countryside and farmland, mostly beyond the Pipp Brook to the north of the village and also between the A25 and the Pipp Brook to the east. To the north, Ranmore rises beyond the valley floor which is farmed, changing in nature from arable and pastoral fields to wooded areas. The Pilgrims Way runs East / West along the ridge passing through woods and open patches of grassed land. Land to the north of the railway line is owned by the National Trust.

A key feature of the village is the easy access to the countryside for walkers, equestrian pursuits, and cyclists.

Sprawl Merging Encroachment Setting / character Minimal – The Moderate – The Significant – Moderate – This broad area is not on eastern part of the Westcott sits on the area is largely the edge of a large area (Lince Field south side of the farmland and built up area. area) is within the Pipp Brook valley woodland and very Therefore it has no gap between bounded by much a part of the role in preventing Westcott and Ranmore to the setting of the the sprawl of a Dorking (see also north. To the north historic village large built up area. areas DI and DH). of the Pipp Brook which formed in the the valley floor and bowl on the valley Westcott is not the slopes of bottom. visible from Dorking Ranmore are a and the wooded patchwork of open Nower and Milton fields and wooded Heath helps areas. There are safeguard the isolated farms and separation of the houses dotted along communities. the valley. Apart from these The remainder of isolated farms and the area has no role houses, the in terms of landscape is open preventing the and undeveloped merging of and this broad area communities. plays a significant role in safeguarding the countryside from encroachment.

The whole area lies within the Area of Outstanding Natural Beauty, reflecting the quality of the rural landscape.

The existing Green Belt Boundary is formed by the Pipp Brook in many places and is clearly defined.

92 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

South of Westcott (WB)

This segment is open countryside and farmland with limited vehicular access. There are areas of woodland, typical of the Surrey Hills area, including two substantial areas which are designated as Sites of Nature Conservation Importance. There are also a number of lakes and ponds which are a feature of this southern side of the Pipp Brook valley.

A key feature of the village setting is the easy access to the countryside for walkers, equestrian pursuits, and cyclists.

Sprawl Merging Encroachment Setting / character Minimal – The Minimal – This Significant – Westcott Significant – This broad area is not on area has no role sits on the south side area is largely the edge of a large in terms of of the Pipp Brook farmland and built up area. preventing the bounded by a ridge of woodland and very Therefore it has no merging of higher land to the south much a part of the role in preventing communities. of the A25. This area is setting of the the sprawl of a generally open, village. The large built up area. undeveloped and Conservation Area contributes significantly extends into the to safeguarding the Green Belt at its countryside from western edge, encroachment. The around the Grade whole area lies within II* Listed Holy the Area of Trinity Church and Outstanding Natural the landscape Beauty, reflecting the setting provided by quality of the rural this rising land is landscape. highlighted in the Westcott To the south west of Conservation Area the village, there is a profile. greater feeling of containment created by a degree of low density residential development, greater tree coverage and smaller field sizes.

The existing Green Belt boundary is well defined in most places.

93 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Deerleap Road (WC)

This segment list on the western edge of the village, contained between the A25 to the south and public footpath 121, to the north. The area is characterised by very large homes in large wooded gardens much of which are not visible from the main roads. The area has a character distinctly different from much of Westcott. It is visible from the Pilgrims Way and Ranmore, from where the extensive mature tree cover in and around the gardens can be clearly appreciated.

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal – This Moderate – This Significant – This area is not on the area has no role in area of the village segment of the edge of a large built terms of preventing has low density village rises from up area. Therefore it the merging of housing set in the valley floor on has no role in communities. large plots on the the north side of preventing the sprawl western end of the the village and is of a large built up village. Although set among mixed area. there is a species of largely moderate amount deciduous trees, of existing giving the development, the impression from a very large plots distance of natural and mature woodland. The gardens mean that plots are spacious, housing is shielded with large gardens, from view by a the housing is significant density varied and having of trees which the appearance of create the being built among perception of a the trees. The wooded area, mature tree cover creating a is an important transition into the component in the open countryside setting of the which lies to the Conservation Area, west and north of which lies this area. immediately to the east and south east. The area also creates a attractive and gradual transition from village to countryside.

94 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Milton Street (WD)

Milton Street sits within the AONB and is a Conservation Area in its own right. More than half the buildings in the Conservation Area are Listed. The area has significant historical value and contains attractive homes set along Milton Street which is a narrow lane leading southwards to Old Bury House.

Sprawl Merging Encroachment Setting / character Minimal – The broad Moderate – The Moderate – Significant – This area is not on the area contains low Although there is is an historic area edge of a large built density already low density of the village up area. Therefore it development housing in this dating back as far has no role in (dating back to area, it has a very as the Domesday preventing the sprawl previous centuries) strong rural Book with a of a large built up and is a distinctive landscape setting. number of listed area. feature of the gap The surrounding buildings many of between Dorking woodland forms which have and Westcott. The part of the significant current distance streetscape and historical value. between the there is an The eastern verge eastern edge of abundance of of the lane is Milton Street and green landscaping bounded by Milton the western edge in the mature Brook and the of Dorking is gardens. The land effect is to create a approximately 700 enclosed by the unique semi-rural metres. perimeter wall of setting which has Bury Hill Stables been designated a provides a contrast conservation area to the general in its own right. character of historic properties At both the eastern in gardens. and southern edges the built-up area gradually merges into countryside (see area DH, which includes land within the Ward of Westcott, lying just east of Milton Street). Any change to the character of this area would be seen as significantly altering the distinctive nature of the outer fringes of the village.

95 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version The Hildens and Environs (WE)

This small enclave has a greater density of housing than WB (South of Westcott) but borders the rolling wooded countryside of the Surrey Hills. The area includes The Hildens and the lower end of Logmore Lane. The Hildens is an area of more modern individual detached homes in spacious gardens which feel detached from the core of the village. It is accessed off Logmore Lane which to the south becomes increasingly narrow and winding. The whole area sits within the AONB.

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal – This Moderate - This Moderate – The area is not on the area has no role in segment of the Hildens sits on the edge of a large built terms of preventing village is different fringes of the up area. Therefore it the merging of from the rest of the village. The plots has no role in communities. southern edge of are spacious and preventing the sprawl Westcott in that the housing varied, of a large built up there has been the hidden largely from area. development of view by The Hildens of surrounding tree- moderate density lines and the detached housing natural contours of on the outskirts of the land. The area the village. is typical of the However, the way outer fringes of the these are village creating a approached, via gradual transition the very narrow from village to Logmore Lane, countryside. provides a strong sense of separation from the village itself. Beyond the garden boundaries of the properties on the south side of The Hildens, is open countryside (see WB).

96 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version North West of Westcott (WF)

Like area WA, this broad area contains expanses of open countryside and farmland, lying north west of the village and rising up towards Ranmore & White Downs. As the land rises up from the valley floor, it changes in nature from arable and pastoral fields to wooded areas.

Closer to the village, there is sporadic housing along Balchins Lane and Coast Hill. Dwellings stand in large, mature gardens and are interspersed with areas of open land, including around the substantial mill pond. There are areas of mature tree cover and woodland, although others parts of the area have more open views, providing a very clear connection to the wider expanses of open countryside to the north and west.

In longer views from the higher land at Ranmore and the Pilgrims Way, much of the existing built development is very well screened from view.

Sprawl Merging Encroachment Setting / character Minimal – The broad Minimal –This Significant – Moderate – The area is not on the area of land Although the area area does not have edge of a large built around Westcott includes some an immediate up area. Therefore it has no role in housing on the connection with the has no role in terms of preventing fringe of the Conservation Area, preventing the sprawl the merging of village, it also has but the open of a large built up communities. a very strong countryside is very area. Although some of connection with the much part of the the westernmost wider expanse of landscape setting residential open countryside of the village, which properties are to the north and is clearly apparent within 800m of the west. Dwellings in views from the village of Wotton, are interspersed higher land at this development is with open areas Ranmore to the very loose knit and which help to north. there is no sense maintain this of merging connection and between these contribute to the settlements. The very gradual distance between transition from the Wotton and the fringes of the existing Green Belt village into the boundary is closer wider countryside. to 1.5km.

97 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Section 4: Smaller settlements

Betchworth

Equidistant between Dorking and Reigate, Betchworth is a linear village on the north bank of the River Mole, south of the A25. The southern half of the village falls within the Betchworth Conservation Area bounded on its southern and eastern sides by belts of mature woodland. Of particular importance to the Conservation Area is the belt of trees running down its eastern side. The eastern boundary of the village is strengthened by a water course (the Gadbrook, a tributary to the River Mole).

A key building is the Grade I listed Church of St Michael, however the village also contains 21 other Listed Buildings. The village lies within the Green Belt however not within the Surrey Hills AONB. Surrounding Wealden farmland gently undulates up from the village which is heavily screened by trees and vegetation.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

Much of the existing village has a relatively open character, which contributes to the openness of the Green Belt. Therefore it is considered that the village should remain washed over by the Green Belt.

98 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

99 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version BTA Land to the north of Betchworth

This area of assessment, which lies to the north of Old Reigate Road / Old Road is separated into two halves by an area of ancient woodland to the west of the Red Lion Public House. To the west, open countryside surrounds Broome Park, a privately run nursing home set in 4.5 hectares of maintained grounds. Low density scattered housing continues northwards up Station Road and to the west along Old Reigate Road towards the village store and post office. To the east lies a public house (the Red Lion) and cricket pavilion with accompanying cricket ground.

Despite these ‘intrusions’ into the countryside the area retains a rural feel with much of the frontage onto Old Reigate Road / Old Road characterised by traditional high brick walls.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Significant – The Moderate – Whilst Minimal – There is area is not on the settlement of there are several limited visual linkage edge of a large built Buckland lies some urbanising influences to the historic core of up area. Therefore it 500m to the north in this area, Betchworth village. has no role in east of this area. particularly in the preventing the sprawl Ribbon development west, it retains an of a large built up along Old Road open rural nature area. already goes some and makes a way towards moderate connecting the two contribution to settlements which safeguarding the can be easily view area from from the rear of encroachment. The existing properties. brick walls enclosing the road form a clear However, boundary to the built development in the up area of the village western part of this which lies to the sector would have a south. more moderate influence on the merging of these communities.

100 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version BTB Land to west of Betchworth

This area runs from Old Reigate Road in the north to an area of woodland to the rear of Betchworth House between which lie expansive agricultural fields and, in the north, a mineral extraction site hidden from view by high bunded boundaries. At its southern end the assessment area wraps around the rear of the walled garden, village cemetery and allotments.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Moderate - Significant – The Moderate – Whilst area is not on the Development has the village boundary is the contribution that edge of a large built potential to close the readily recognisable the northern area up area. Therefore it gap with Brockham by a thick tall makes towards has no role in which lies around hedgerow. Aside preserving the preventing the sprawl 600m to the west. from the area of setting of Betchworth of a large built up The church spire of mineral extraction is minimal, its area. Brockham as well as the area is flat, low- contribution some properties can lying with no physical increases towards be seen across the feature breaking up the south where it flat open agricultural the open landscape. flanks the older fields separating the historic core of two settlements. Betchworth and designated Conservation Area.

BTC Land to the south of Betchworth

Much of this area lies within the flood plain of the River Mole and is liable to flooding. The Betchworth Conservation Area also extends southwards beyond the village boundary and covers part of the area assessed. The flood plain to the south east of the village is also identified as an Area of Great Landscape Value.

The Conservation Area description describes this area as containing the landscaped park of Betchworth House (Grade II*), the River Mole and Wealden farming landscape. This gently undulating landscape possesses a rural undeveloped feel and, aside from views of open fields from Betchworth Bridge, views in and out of the area are largely obscured by trees and vegetation framing the River Mole.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This area Significant – This is Significant – This area is not on the has no role in terms an area of area provides an edge of a large built of preventing the undeveloped important ‘gateway’ up area. Therefore it merging of countryside and setting for the historic has no role in communities. woodland which village centre and preventing the sprawl makes a significant Betchworth House. of a large built up contribution to area. safeguarding the countryside from encroachment.

101 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version BTD Land east of Betchworth

This area stretches from the Old Road in the north to south of the Hartsfield Manor Hotel which dominates this sector. Aside from the hotel, large low density detached residential properties are situated within a gently undulating heavily landscaped setting. Agricultural fields and paddocks lie to the east.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Moderate – Moderate – There Minimal – Belts of area is not on the Agricultural fields are a number of trees separate this edge of a large built situated to the north urbanising influences area from up area. Therefore it east of the sector at scattered across this Betchworth village has no role in the junction of Old assessment area and there is limited preventing the sprawl Road with Sandy and it cannot be visual linkage of a large built up Road are significant considered open between this area area. in maintaining countryside. and the historic core. separation from the Nonetheless the area Hartsfield Manor village of Buckland retains a heavily includes an attractive which lies some landscaped rural feel older building, but it 500m to the north and the role it plays is not listed and does east. Ribbon in preventing not in itself make a development along encroachment is strong contribution to Old Road already considered to be the historic setting of goes some way Moderate. Infilling the village. towards connecting would result in a the two settlements more urban feel to (see area BTA). the area.

102 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Boxhill

The village of Boxhill lies east of the iconic Box Hill summit, on the southern edge of the North Downs. The village is focussed on the triangular road layout formed by Boxhill Road, Ashurst Drive and Headley Heath Approach, with village services being located along Boxhill Road.

Accommodation in the village is a mix of detached housing, generally on large plots, and a number of park home sites. The latter are a distinctive feature of this village and much more extensive than in any other location in the District.

Extensive areas of woodland surround the village; these include several areas which are of national and European significance for nature conservation. The village lies just outside the Mole Gap to Reigate Escarpment Special Area of Conservation. There are also more open areas containing grazing. The whole area is within the AONB. There is no Conservation Area.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

103 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

104 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version BXA – Land South of Box Hill Road

Box Hill Road runs west to east along the edge of the North Downs escarpment. On its southern side lie a number of park home sites, detached properties, and farms, to the rear of which the escarpment descends. Much of the scarp is wooded or scrubland especially on the top parts. Chalk quarries are prominent landmarks on the scarp which is a Special Area of Conservation.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This area Significant - The Minimal – there is no area is not on the has no role in terms area south of Box Hill Conservation Area in edge of a large built of preventing the village forms part of Boxhill and the area up area. Therefore it merging of the Mole Gap to does not contribute has no role in communities. Reigate Escarpment to the setting of a preventing the sprawl SAC. There are historic settlement. of a large built up expansive views to area. and from this area and the area makes a significant contribution to safeguarding the countryside from encroachment.

BXB – Land North of Box Hill Road

This area comprises a mix of woodland and farmland pastures. Farms and grazing paddocks front Box Hill Road to the east, on the flat plateau of Box Hill. To the west the landscape is more undulating and comprises a mix of open pasture, horse paddocks to the rear of residential properties, and Ancient Woodland. Wooded areas to the north are owned and managed by the National Trust.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This area Significant – This Minimal – there is no area is not on the has no role in terms area of generally Conservation Area in edge of a large built of preventing the undeveloped Boxhill and the area up area. Therefore it merging of countryside and does not contribute has no role in communities. woodland makes a to the setting of a preventing the sprawl significant historic settlement. of a large built up contribution to area. safeguarding the countryside from encroachment.

105 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Buckland

The settlement of Buckland straddles the A25 Reigate Road on the east side of the District some 1.2 km from the boundary with Reigate and Banstead. It is a low-lying village, set against the dramatic back-drop of the Mole Gap to Reigate Escarpment which lies to the north.

The village green, containing a pond, extends northwards from the A25, framed by an informal arrangement of traditional buildings. The Green is designated Common Land, as is a spur of woodland extending north-west framing Rectory Lane. The parish church lies on the south side of the A25 along with a village store, barber shop and scattered low density residential development.

Ribbon development extends south-west towards Betchworth with houses fronting the west side of Old Road. A large former sand pit quarry, now mainly flooded, lies to the south-east of the settlement. Much of the land surrounding the settlement is safeguarded for mineral workings.

The map on the following page illustrates the broad areas which are analysed in this Review.

At present, Buckland does not have a defined village boundary.

106 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

107 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version BUA – Land south of the A25 Reigate Road

This area comprises land bounded on the west by ancient woodland and to the east by the former sand pit quarries. All of this area is safeguarded for minerals extraction however presently comprises open countryside much of which is pastureland. The spur of ribbon development along Old Road towards Betchworth separates these two more open areas.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Significant – The Moderate – Minimal - The area is not on the risk of Buckland Development along historic core of the edge of a large built merging with Old Road is village is visually up area. Therefore it Betchworth is established however screened by trees has no role in significant given beyond this narrow and vegetation. preventing the sprawl existing ribbon strip of development of a large built up development in this the role that the area. locality. remainder of the area plays in preventing encroachment is moderate.

BUB – Land north of the A25

This area of open countryside wraps around the north of Buckland, south of the North Downs Railway line. An area of Common Land running northwards along Rectory Lane dissects the area in two. Off Rectory Lane, scattered detached housing characterises this area leading up to the level crossing. Fields beyond the housing are large and delineated by trees and hedgerows. Areas of land further to the east currently in agricultural use are safeguarded for minerals extraction.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This area Significant – Aside Moderate – Open area is not on the has no role in terms from scattered fields, particularly on edge of a large built of preventing the dwellings accessed the east side of up area. Therefore it merging of from Rectory Lane, Buckland adjoin and has no role in communities. this area is generally are part within the preventing the sprawl open countryside designated of a large built up and woodland Conservation Area. area. making a significant contribution to safeguarding the countryside from encroachment.

108 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version BUC – Former Quarry between Reigate Road and Dungates Lane

This low-lying former quarry is mostly now restored and features a large lake enclosed by woodland and thick belts of trees which separate it from the built up area of Buckland.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This area Significant - Now Minimal - area is not on the has no role in terms restored, this area is Woodland and rising edge of a large built of preventing the now recapturing a ground levels visually up area. Therefore it merging of rural countryside screen this area from has no role in communities. character and makes Buckland and thus it preventing the sprawl a significant plays a very limited of a large built up contribution to role in preserving the area. safeguarding the setting and character countryside from of the Conservation encroachment. Area.

109 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Headley

The village of Headley lies in the countryside of the North Downs, south of Leatherhead and Ashtead. It is a very loose-knit settlement, spreading out along a network of narrow, rural lanes. The village services are loosely grouped along Church Lane, where there is a church, pub and shop.

There are a number of listed buildings but no Conservation Area. The whole village is within the Area of Great Landscape Value and the southern part is also within the AONB. Areas of national and European significance for nature conservation lie to the south and south west.

The map on the following page illustrates the broad areas which are analysed in this Review.

At present, Headley does not have a defined village boundary.

110 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

111 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version HDA – Headley Village

This area takes in the majority of the settlement of Headley. The village has a strongly dispersed character, with a very loose knit pattern of development. Pockets of housing are strong along very narrow, often winding lanes enclosed by hedgerows and trees. Clusters of housing are separated by open fields and areas of woodland and there is a strong sense of the countryside reaching right into the heart of the village. The village church, shop and pub are clustered in a central area which itself faces large open fields to the west.

All of the area is within the Area of Great Landscape Value and the southern part of the village is also within the AONB. There are a number of individual listed buildings, but no Conservation Area.

Sprawl Merging Encroachment Setting/Character

Minimal – The Minimal – This Significant – Although Moderate – the open broad area is not area has no role in this area is within the green spaces and on the edge of a terms of preventing village, the extremely woodland throughout large built up area. the merging of loose knit nature of the village give this Therefore it has no communities. Headley, in which settlement a very role in preventing clusters of dwellings and strong landscape the sprawl of a other buildings are setting and the large built up area. separated by Green Belt undeveloped land means designation has that there is a strong undoubtedly helped sense of the countryside to maintain a sense reaching into all parts of of openness within the village. These open the village. There spaces retain a strong are a number of rural character of listed buildings, undulating small fields including the Parish and woodland. Church, which give the village a historic The whole village is feel, although it does washed over by the not have a Green Belt and there is Conservation Area. little sense of a clear village boundary.

112 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version HDB – West of Headley

This area wraps around the west side of Headley and takes in significant areas of open and undeveloped countryside. These vary in character, including a substantial block of ancient woodland at Nower Wood, large, open fields laid to grass in the north and the heathland and woodland of Headley Heath to the south west.

Headley Heath is a SSSI and within the Mole Gap to Reigate Escarpment Special Area of Conservation. Nower Wood is a Site of Nature Conservation Importance. Most of the area is within the AGLV. Land to the south (Headley Heath) is also within the AONB.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This Significant – This is an Minimal – although area is not on the area has no role area of predominantly this area is highly edge of a large built in terms of open countryside and attractive in its own up area. Therefore it preventing the woodland. It includes right, the gradients has no role in merging of areas of nationally and wooded areas preventing the sprawl communities. important landscape . mean that there are of a large built up few open views into area. and out of the village.

HDC – East of Headley

This area lies east of Headley and Headley Court and west of the District boundary in the south and the M25 towards the north. It is a narrow area mainly comprising small fields and paddocks, with extensive areas in equestrian use. There are also quite a number of residential properties, as well as equestrian and agricultural buildings. In the south of the area is the cricket ground, on the edge of Headley Heath.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This Significant – The area is Minimal –rights of area is not on the area has no role on the edge of the village way through the area edge of a large built in terms of and contains outlying provide views of the up area. Therefore it preventing the dwellings, some historic church, but has no role in merging of substantial equestrian most of the older preventing the sprawl communities. properties and the cricket buildings in Headley of a large built up ground. The M25 is also are further to the area. prominent in certain west and the area as areas, especially where it a whole does not crosses above rural have a role in lanes. Nevertheless, protecting the setting there are substantial of an historic open and undeveloped settlement. areas, including blocks of woodland and, like the rest of the village, the area retains a strong rural character.

113 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version HDD – Headley Court

Headley Court is a former Ministry of Defence Medical Rehabilitation Centre developed around a Grade II listed former country mansion and its grounds. It includes some substantial institutional buildings which provided medical, rehabilitation and leisure facilities until 2018, along with areas of staff housing. Some of the buildings are temporary in nature and required to be removed following the MoD’s departure. Dwellings formerly housing military personnel have been disposed of separately on the private market.

There are also areas of hardstanding providing car parking, several areas managed for outdoor recreation (sports pitches etc) and formal gardens. Nevertheless, throughout the complex, the surrounding woodland and pasture land remains apparent.

As well as the original mansion house, there are several structures within the grounds which are listed in their own right.

Sprawl Merging Encroachment Setting/Character

Minimal – The Minimal – This Significant – There is a Minimal – although broad area is area has no significant amount of institutional there are several not on the role in terms of and residential development listed buildings within edge of a preventing the within the area. Some of the the complex, it does large built up merging of open spaces are formal in not adjoin a historic area. communities. character, including gardens and settlement and the Therefore it sports grounds. Nevertheless, setting of the listed has no role in the area retains a very strong buildings is protected preventing the visual connection with the by other means. sprawl of a surrounding countryside, with large built up significant areas of natural area. woodland around the grounds and reaching between pockets of built development. Some of the existing buildings are temporary in nature, associated with the former military use. The main house retains the character of a country house in rural surroundings.

114 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Leigh The village of Leigh lies in open countryside in the south eastern part of the District, about 5km south east of Dorking. It is a loose knit settlement, with the main core of the village centred around the Parish Church, pub and village green and further pockets of development to the north east.

The Leigh Conservation Area covers the core of the village however a spur stretches north east to the Grade II* listed Leigh Place which lies in open countryside. Areas of open space within the village centre including the village green are identified as Common Land.

Development, particularly within the Conservation Area, is low density and the village centre has an open rural feel with historic buildings framing the triangular village green. Later estate development (The Glebe) has been developed on the western side of the village.

The small enclave known as Dawesgreen is also identified as forming part of Leigh village. Dawesgreen lies only 150m to the north-west as the crow flies and includes community facilities such as a second public house, the village hall and a children’s play area.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

115 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

116 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version LGA - Land to the west of Leigh and south of Dawesgreen

This area of agricultural and pasture land has an open, gently undulating topography. Lines of oak trees alongside hedgerows are a characteristic feature. The boundary of Leigh village is well screened by a belt of mature trees. The area is undeveloped save for outbuildings and an area of solar panelling serving Dawesgreen House situated some 40m to the rear of residential properties.

To the west, the cricket pitch on the western edge of Dawesgreen is designated Common Land.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Moderate - Significant - Moderate – The area is not on the Development within Currently open Leigh Conservation edge of a large built this assessment area undeveloped Area appraisal up area. Therefore it would close the gap countryside that highlights that the has no role in between the central makes a significant historic core of the preventing the sprawl part of Leigh and the contribution to village sits in an of a large built up small group of safeguarding the open landscape area. properties at countryside from setting, which Dawesgreen. encroachment. includes this open land on the west of the village, although the visual connection with the Conservation Area is less strong than to the east.

LGB – Land to the east of Leigh

This area of assessment comprises flat open agricultural fields whose boundaries are delineated by hedgerow and occasional mature trees. The Leigh Conservation Area extends into farmland covering the approach road to Leigh Place as well as the property itself. At the southern end of the area assessed much of the land (and indeed southern part of Leigh village) lies within the flood zone of Deanoak Brook, a tributary of the River Mole. Part of the woodland following the course of the Brook is designated Ancient Woodland.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This Significant - Currently Significant – South of area is not on the area has no role open undeveloped Flanchford Road this edge of a large built in terms of countryside that makes area provides the up area. Therefore it preventing the a significant setting for Leigh Place has no role in merging of contribution to and the historic core of preventing the sprawl communities. safeguarding the the village which can of a large built up countryside from be glimpsed from the area. encroachment. northern fields. The description of the Conservation Area highlights the large oak trees in the flat open landscape between Leigh Place and the village.

117 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Mickleham

Mickleham Village lies south of Leatherhead and south of the A24 Dorking Road. It lies wholly within the Surrey Hills AONB and just outside the Mole Gap to Reigate Escarpment Special Area of Conservation.

Almost the entire village lies within the Mickleham Conservation Area. The description of the Conservation Area notes the important views from the centre of the village out towards surrounding landscape. To the east the parish church is seen against the steeply rising slopes of the North Downs. Box Hill School which occupies the north west quadrant of the village is an important feature of the Conservation Area.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

118 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

119 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version MKA Land lying to the west of the Mickleham bounded by the A24

All of the area assessed lies within the Surrey Hills AONB and much of this area is flat and low lying. The level, highly maintained sports fields of Box Hill School, along with a small sports pavilion, lie to the north of Swanworth Lane.

To the south of Swanworth Lane, aside from an additional football pitch adjacent to the A24, the area has a more rural character and is in the ownership of the National Trust. It is comprised largely of grazing pastures very gradually inclining to the south and separated by fences, hedgerows and thin belts of trees.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – Although Moderate – Moderate - This area is not on the parts of Mickleham particularly on the segment contributes edge of a large built and Westhumble are southern grazing both to the setting of up area. Therefore it relatively close as pastures which the adjacent has no role in the crow flies, display more rural Conservation Area preventing the sprawl physical barriers characteristics. and to the setting of of a large built up including the A24 However, in other Boxhill School, area. and the River Mole areas the level of identified as an flood plain reinforce encroachment is important feature of the clear sense of considered more the Conservation separation between minimal, due to the Area. these settlements. proximity of the A24 and the more formal character of the playing fields which do not lend the northern segment a rural feel.

MKB Land to the east of Mickleham

There are a number of urbanising influences in this assessment area which include housing, a recreation ground, village hall, and to the south, the fenced grazing paddocks of Mickleham stud farm, interspersed with fields of pasture and scrubland. A copse of trees lying towards the north of the assessment area is a designated Site of Nature Conservation Importance. To the east, the relief of the land gradual rises towards the Mole Gap to Reigate Escarpment Special Area of Conservation.

Sprawl Merging Encroachment Setting/Character

Minimal – The Minimal – This Minimal – Given the Moderate – particularly with broad area is area has no role number of urbanising regard to fields to the rear of not on the edge in terms of influences scattered the village church and of a large built preventing the across this Conservation Area. Land up area. merging of assessment area it is either side of Dell Close Therefore it has communities. not open countryside. serves a lesser function in no role in The role that this area preserving the seting and preventing the therefore plays in character of the historic sprawl of a preventing village core. Further infilling large built up encroachment is may however result in a area. minimal. more urban feel to the area.

120 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

MKC Land to the north of the A24 Dorking Road

The A24 follows the line of the River Mole which lies to the north of the carriageway. The northern bank of the River Mole delineates the boundary of the historic park and garden ‘Norbury Park’ which stands on the southern escarpment of the North Downs and is included on Historic England’s Parks and Gardens Register.

Much of this area is agricultural or pastureland. The banks of the River Mole are heavily treed. To the west Longbury Wood falls within a wider wooded area which forms part of the Mole Gap to Reigate Escarpment Special Area of Conservation.

Sprawl Merging Encroachment Setting/Character

Minimal – The Moderate – Norbury Significant – Significant – Whilst broad area is not Park Farm and its Development north of Norbury Park House on the edge of a associated buildings lie the A24 and line of cannot be viewed large built up immediately to the north the River Mole would from this area of area. Therefore of this area beyond substantially encroach assessment it it has no role in which, albeit on the on this area of nonetheless forms preventing the opposite side of the A24, generally open part of Norbury Park sprawl of a large lies Givons Grove. countryside and and thus contributes built up area. Development on the woodland. to the historic north bank of the River character of the wider Mole in this location area. The higher could be considered to parts of Mickleham compromise the gap Village can be clearly between Mickleham and viewed across the Givons Grove, although A24. the very steep gradient of the land between Mickleham and GIvons Grove acts a physical barrier to development in the gap.

121 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Newdigate

Newdigate lies in a relatively flat part of the Weald, east of the A24. It is about 8km south of Dorking and 2km east of Beare Green and Capel.

The main core of the village is centred around the Village Street, where the Church, school, pub and two shops lie to the south east of The Brocus recreation ground. This central and southern area of the village is covered by the Newdigate Conservation Area. The Conservation Area description notes that the gaps on the southern side of Church Road provide important views to the surrounding countryside.

There are several areas of outlying development, particularly to the north and east, where ribbon development extends along Parkgate Road and, to a lesser extent, Henfold Lane. A more substantial residential enclave also exists to the east, at Hogspudding Lane, including a modern redevelopment of the former Newdigate Brickworks. Another modern redevelopment lies further north at Beckett Wood, built on the site of a former fireworks factory.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

122 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

123 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version NDA - Land around Brocus Dield

The village hall and sports and social club front Kingsland which forms the southern boundary to this area of assessment. To the rear of these lies the Brocus Field, providing playing fields and sports pitches stretching north to Henfold Lane and flanked on their western boundary by Knoll Copse, ancient semi-natural woodland and a designated Site of Nature Conservation Importance (SNCI).

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This area Moderate –This area Significant – The area is not on the has no role in terms is not undeveloped playing fields play a edge of a large built of preventing the countryside significant role in up area. Therefore it merging of nonetheless given its providing a setting has no role in communities. open character the for the historic village preventing the sprawl contribution that this centre, a designated of a large built up land makes to the Conservation Area. area. safeguarding of the The church spire can countryside from be viewed from this encroachment is area. considered moderate.

NDB – Land on the north-west periphery of Newdigate

Aside from a couple of dwellings sited at the junction of Henfold Lane with Parkgate Road the remainder of this area is principally undeveloped pasture, its northern boundary formed by a brook and belts of woodland. To the south lies Knoll Copse, ancient semi-natural woodland and a designated Site of Nature Conservation Importance (SNCI).

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This area Significant – This is Minimal – the area is area is not on the has no role in terms an area of generally detached from the edge of a large built of preventing the open, undeveloped Conservation Area up area. Therefore it merging of countryside and and does not has no role in communities. woodland. contribute to the preventing the sprawl setting of a historic of a large built up settlement. area.

124 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version NDC – Land between Newdigate centre and Hogspudding Lane

This area of open countryside lies between the rear of properties fronting Parkgate Road and the enclave of housing at Hogspudding Lane. Towards the south, it includes land to the east of Newdigate village centre and the Conservation Area.

The area is characterised principally by open fields delineated by boundaries of mixed hedgerows and mature trees. It also includes the Dean House Farm Fishery which is made up of four fishing lakes (one of which is a 1ha man-made lake) open to the public for recreational fishing. The collection of buildings making up Dean House Farm lie beyond the village infill boundary, however it is within the Conservation Area.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Moderate – This Significant - This Moderate – Farm area is not on the open area separates mainly undeveloped buildings obscure edge of a large built the village centre area makes a views into the village up area. Therefore it from the separate significant centre however its has no role in residential enclave contribution to open character adds preventing the sprawl along Hogspudding safeguarding the to the setting of the of a large built up Lane and around the countryside from Conservation Area in area. junction of encroachment. the south. Hogspudding Lane and Parkgate Road.

NDD - Land to the south and south-west of Newdigate

This area of flat open countryside comprises large fields of pastureland separated by low hedgerows and sporadic mature trees. The exception to this is a parcel of scrubland situated to the west of the village sandwiched between the rear gardens of houses fronting Winfield and a cluster of dwellings surrounding Kingsland Farm.

The Newdigate Conservation Area description highlights the important views into this area from gaps on the southern side of Church Road.

Sprawl Merging Encroachment Setting/Character

Minimal – The Minimal – This Significant – This area Significant - This area broad area is not area has no role of low-lying, abuts the Newdigate on the edge of a in terms of undeveloped open Conservation Area and large built up preventing the countryside makes a provides an important area. Therefore merging of significant contribution to setting for the village it has no role in communities. safeguarding the centre and 13th century preventing the countryside from church. There are sprawl of a large encroachment. The expansive views to and built up area. exception would be the from this area. The parcel of scrubland to the exception would be the west which is relatively parcel of scrubland to enclosed by existing the west which is development. relatively enclosed by existing development.

125 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version NDE – Land to the north east of Newdigate

This sector takes in housing developments on Hogspudding Lane and Parkgate Road to the north east of the village centre. These are the most concentrated of a series of ribbon developments, which become progressively more loose knit as the distance from the village centre increases. Large areas of ancient woodland and SNCIs, to the north and east, (e.g. Reffolds Copse, Hammonds Copse and Newdigate Brickworks) go some way towards containing the expansion of this area however it is relatively well-populated.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Moderate - The risk Moderate – The Minimal – the area is area is not on the of settlements significance of the detached from the edge of a large built merging is minimal role that this area Conservation Area up area. Therefore it however further infill plays in preventing and does not has no role in development would encroachment is contribute to the preventing the sprawl result in the merging lessened by the fact setting of a historic of a large built up of residential that it already settlement. area. enclaves. supports development.

126 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version South Holmwood

South Holmwood is a small, compact village lying mainly to the west of the A24, between Dorking and Beare Green. The whole village is within the AONB.

Housing is relatively high density compared to other villages in the District, and includes older (Victorian) cottages and mid 20th Century estate development. To the east of the village is Holmwood Common, owned and managed by the National Trust and occupying a large swathe of land on the east side of the A24. The National Trust also owns and manages land lying immediately to the south of the village, straddling Betchets Green Road.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

127 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

128 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version SHA – Land to the north and west of South Holmwood

This area is characterised by expansive fields of grassland bounded by low hedgerows and the occasional mature tree. The rural landscape is gently undulating and the area slopes up gently westwards towards a wooded ridge. The edge of the built up area is clearly delineated by the boundary fences of rear gardens.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This area Significant – Due to Minimal - South area is not on the has no role in terms its rural open nature, Holmwood is not an edge of a large built of preventing the the area makes a historic village nor up area. Therefore it merging of significant has any has no role in communities. contribution to Conservation Area preventing the sprawl safeguarding the status. of a large built up countryside from area. encroachment.

SHB – Land to the south of South Holmwood

A strip of Common Land owned by the National Trust frames Betchets Brook (and Betchets Green Road) and forms the southern boundary to the built up area of the village. It comprises a mix of open common and clumps of trees to the south of which lies scattered development including the Grade II listed Church of St Mary Magdalene, a vicarage, former nursing home (now a dwelling) and farm buildings. There is also a children’s play area. Whilst not open countryside, the area possesses a rural character.

Sprawl Merging Encroachment Setting/Character

Minimal – The Minimal – although Moderate - Whilst Minimal - South broad area is not the larger rural village not open countryside Holmwood is not an on the edge of a of Beare Green lies any infilling could historic village nor large built up approximately 1 km to lend the area a more has any area. Therefore the south, there are urban character. Conservation Area it has no role in significant areas of status. Nonetheless preventing the wooded Common it should be noted sprawl of a large Land between the two that this area built up area. settlements, which provides an help to maintain their important setting for clear sense of the Grade II listed separation and Church of St Mary individual identity. Magdalene. There is no connectivity between the two settlements other than the A24 dual carriageway.

129 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version SHC – Land east of the A24 Horsham Road

The ancient Holmwood Common lies on the east side of the A24. This relatively flat heavily wooded 650 acre Common maintains its rural feel despite its attraction to visitors and numerous footpaths, trails and bridleways. Aside from a couple of pockets of privately owned residential properties, (the largest being Oakdale, a former children’s home now converted to privately owned properties), the land is owned and managed by the National Trust.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – This area Significant – Heavily Minimal - South area is not on the has no role in terms wooded and Holmwood is not an edge of a large built of preventing the protected rural historic village nor up area. Therefore it merging of landscape. has any has no role in communities. Conservation Area preventing the sprawl status. of a large built up area.

130 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Strood Green

Strood Green is currently classified as a smaller village, which is washed over by the Green Belt. The exception is a reserve housing site on the west side of Strood Green, which is excluded from the Green Belt. Because of the close physical relationship between these two settlements, they have been considered together for purposes of this Green Belt Review. See Brockham and Strood Green, in Section 3 above.

131 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Westhumble

Westhumble Village is situated 2 km to the north of Dorking and lies wholly within the Surrey Hills AONB and close to the Mole Gap to Reigate Escarpment Special Area of Conservation. The historic landscape of Norbury Park (a Registered Park) lies to the north west. There is no Conservation Area, although there are a number of individual listed buildings.

The older part of the village lies mainly to the east of the railway line, to either side of Westcott Street, and includes the railway station and the Stepping Stones pub. To the west is a much more extensive area of mainly 20th century development; predominantly detached housing in generous, mature gardens. Much of the housing is accessed via a looping network of cul de sacs and private roads. Many of the roads and lanes are rather narrow.

The map on the following page illustrates the broad areas which are analysed in this Review.

The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan.

The areas north of Chapel Lane and east of the railway line have a relatively open character, which contributes to the openness of the Green Belt. Therefore it is considered that these parts of the village should remain washed over by the Green Belt.

However, the residential area south of Chapel Lane is less open, due to the level of existing built development. Therefore it is considered that this area could be inset from the Green Belt.

132 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

133 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version WHA – Land east of Westhumble bounded by the Dorking Leatherhead mainline railway and A24

The area south of Westhumble Street comprises a number or urbanising influences including low density detached properties, the Grade II listed Boxhill and Westhumble Railway Station, a row of cottages fronting the A24, and playing fields (home to the Dorking Wanderers Football Club). To the north of Westhumble Street lies Cleveland Court (17 residential apartments) and further to the east a private road servicing a number of cottages.

Aside from these two clusters of development land north of Westhumble Street is largely open pasture much of which lies in the flood plain of the River Mole.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – Whilst the Moderate - The area Minimal - there is area is not on the village centre of supports some no Conservation edge of a large built Mickleham lies some scattered Area in Westhumble up area. Therefore it 1km to the north-east development along and this area is has no role in of Westhumble strong and to the south of visually contained preventing the sprawl physical barriers Westhumble Street and does not of a large built up include the A24, the however there are contribute to the area. River Mole, and a open fields to the setting of a historic heavily wooded incline north and south. The settlement. including designated railway line ancient woodland. represents a definitive boundary to the higher density village settlement which lies to the west.

134 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version WHB - Land south and west of Westhumble

This broad area covers a sweep of land around the western and southern boundaries of Westhumble Village. Large, open grazing pastures delineated by hedgerows and tree belts rise up either side of Chapel Lane which has a very rural undeveloped feel. Much of this land surrounding Chapel Farm is owned and managed by the National Trust.

To the south fields are dissected by a heavily treed trackway, designated ancient woodland, south of which extend the vineyards of Denbies Wine Estate.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – The Significant – Due to Minimal - there is no area is not on the boundary of Dorking its generally open, Conservation Area in edge of a large built lies some 1km to the rural nature, the area Westhumble and up area. Therefore it south however the to the west of there are limited has no role in belt of ancient Westhumble makes views in and out of preventing the sprawl woodland provides a a significant this area from the of a large built up permanent barrier to contribution to adjoining village. area. merging between the safeguarding the settlements. The countryside from settlements are not encroachment. Small visually apparent to parcels of land lying each other and the immediately south of only highway the village and connecting them is enclosed by a belt of the A24. ancient woodland separating this area from Denbies Wine Estate do not make as significant a contribution. Their development would at most have a Moderate impact on encroachment into the countryside.

135 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version WHC - Land north of Westhumble (Crabtree Lane) west of the mainline railway

This mainly open expanse of rural countryside slopes down from Crabtree Lane towards the River Mole which forms the northern boundary. The sloping hillside is wooded (the Pickering Plantation), otherwise the land opens out onto grassed meadows leading to the flat flood plain of the River Mole. Part of this (Foxbury Shaw) lies within the Mole Gap to Reigate Escarpment SSSI and SAC.

Further west lies the heavily wooded Norbury Park included on Historic England’s Parks and Gardens Register. Brick arches of a railway viaduct crossing the River Mole provide architectural interest.

Sprawl Merging Encroachment Setting/Character

Minimal – The broad Minimal – Whilst the Significant - Due to Minimal - there is no area is not on the village centre of its generally open, Conservation Area in edge of a large built Mickleham lies some rural nature, the area Westhumble and up area. Therefore it 1km to the north-east makes a significant there are limited has no role in of Westhumble contribution to views in and out of preventing the sprawl strong physical safeguarding the this area from the of a large built up barriers include the countryside from adjoining village. area. A24, the River Mole, encroachment. and a heavily wooded incline including designated ancient woodland.

136 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Section 5: Wider Rural Areas

This section considers the more expansive, relatively undeveloped parts of the Green Belt in the most rural parts of the District. It should be read in conjunction with the assessments of individual settlements in sections 3 and 4. Where a rural area is already well covered at settlement level, the analysis is not duplicated here. The area beyond the Green Belt (south of Capel, Ockley and Forest Green) is also excluded.

The map on the following page illustrates the broad areas which are analysed in this Review.

137 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

138 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

RA – North Downs

The full sweep of the North Downs runs from Dover, Kent in the east to Farnham, Surrey in the west. They have a dramatic and distinctive topography with a steep, south facing scarp slope and gently sloping north facing dip slope. This topography can be seen within Mole Valley, with the downland landscape rising up from the southern edges of Ashtead, Leatherhead, Fetcham and Bookham, to the dramatic slopes of Box Hill and Ranmore, just north of Dorking.

The River Mole provides an important corridor through the North Downs, creating the “Mole Gap” running north/south through the District, with its lower-lying areas of farmland. The Mole Gap is also a transport corridor and where most of the villages can be found.

The vast majority of the area is within the Surrey Hills Area of Outstanding Natural Beauty. Additional areas are within the Area of Great Landscape Value.

Significant areas lie within the Mole Gap to Reigate Escarpment Special Area of Conservation. There are two Registered Parks, at Polesden Lacey and Norbury Park.

Sprawl Merging Encroachment Setting/Character

Significant - The Minimal - Significant - The North Significant - The North North Downs is a Although there Downs is a highly Downs provides a striking band of open are settlements valued landscape, the landscape setting for the countryside within and just majority of which is historic town of Dorking to immediately south outside the designated an Area of the south. Many parts of of the large built up North Downs, Outstanding Natural Dorking enjoy expansive areas of Ashtead, they are well Beauty and/or Area of views of Box Hill and Leatherhead, spaced apart Great Landscape Ranmore and these Fetcham and and separated Value. Outside the areas of high ground Bookham. These by expanses of villages, there is provide a highly attractive built up areas in substantially minimal built backdrop to many parts turn are at the undeveloped development and the of the townscape. outer limit of the countryside. whole area provides a Conversely, views into historic expansion varied landscape of Dorking from the North of Greater London, national importance, Downs reveal the historic where mid 20th with large expanses of town nestling in a bowl century ancient woodland, formed by the development chalk downland and surrounding hills, with the enveloped villages lower-lying agricultural central Conservation and towns just areas. Area, focussed on St north of the Martin’s Church, being Downs. Therefore, readily appreciated. the North Downs has a significant To the north, the Downs role in limiting the also provide a strong outward spread of landscape setting to the the urban area, south of the built up areas both historically of Bookham, Fetcham, and in the present Leatherhead and day. Ashtead, although the relationship with these settlements’ Conservation Areas is generally less direct.

139 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version RB – Westcott to Abinger Hammer

This area takes in the rural areas west of Westcott, along the lower lying ground which is between the North Downs to the north and the Greensand Hills to the south. The A25 and Reading/Gatwick railway line run through this east/west corridor.

The area has an attractive landscape of mixed agricultural areas interspersed with surrounding woodland. The sense of being in a valley is strongest in the east, where the village of Westcott lies between the scarp slope of the Downs and the steeply rising wooded slopes of the Greensand Hills (see Westcott section). Further west, the valley broadens out and forms a strip of good farming land which includes extensive areas of woodland on the North Downs scarp slope.

The whole area is within the Surrey Hills AONB.

Sprawl Merging Encroachment Setting/Character

Moderate –The Minimal - Although Significant - This Significant - This majority of the area there are settlements area is part of the rural landscape does not adjoin a at Wotton, Abinger Area of Outstanding encloses historic large built up area. Common and Natural Beauty and villages at Westcott However, it has a Abinger Hammer, Area of Great and Abinger Hammer role in preventing the these are very small, Landscape Value. and provides them outward spread of with large expanses Despite the good with a strong Dorking, to the west. of woodland and access provided by landscape setting. open fields the A25, there is separating the minimal built settlements. development. The area is characterised To some degree, by rolling fields and merging issues do areas of woodland arise in the area below the higher between Dorking and ground of the Westcott. These are Greensand Hills and assessed as part of North Downs. the Dorking and Westcott assessments.

140 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version RC – Dorking to edge of Reigate

This is a moderately open, flat to gently undulating valley, lying east of Dorking and west of Reigate. The River Mole flows from east to west, before turning north up the Mole Gap at Dorking. The A25 and Reading/Gatwick railway line also run through this corridor and are overshadowed on the north side by the North Downs, which provides a dramatic contrast to the flatter, more open parkland below.

The agricultural landscape is small in scale, with an intricate patchwork of fields, woodland belts, hedgerows and copses, providing a varied feeling of enclosure throughout the area. The farmland is mainly used for grazing, which has maintained a field pattern that is relatively intact. Much of the farmland has been developed on areas of former parkland, such as around Buckland and Betchworth where specimen trees are still visible throughout.

The northern edge of the area is within the Surrey Hills AONB, the southern boundary of which follows the railway line. Additional areas between the railway lines and the A25 are within the Area of Great Landscape Value, but not the AONB.

Sprawl Merging Encroachment Setting/Character

Significant - This Moderate - Between Moderate - There Moderate - This rural area extends Dorking and Reigate are extensive areas landscape encloses between the two is a string of villages, of open countryside, historic villages at large built up areas some of which have with rolling Brockham, of Dorking and begun to show signs agricultural fields and Betchworth and Reigate and has a of merging (see areas of woodland. Buckland and parts role in preventing the analysis of Parts of the area are of it contribute to the outward sprawl of Brockham, within the AONB setting of these two Betchworth and and/or AGLV. Conservation Areas settlements. Buckland). There is However, there are at these locations also some ribbon also several villages (see more detailed development along and other areas of analysis for each the A25. Generally, built development village). But at a the gaps between along the A25 strategic level, not all settlements are less corridor, including of the area has a role well defined than in several minerals in the setting of the equivalent area workings. Therefore historic settlements. to the west of not all of the area Dorking. has the character of open countryside.

141 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version RD - Greensand Hills

The Greensand Hills lie south west of Dorking and are a dominant feature in the landscape of the Surrey Hills. The area is characterised by prominent wooded hills divided by valleys. It is relatively unspoilt and has a quality of true remoteness. Extensive woodland is punctuated with very small settlements in secluded valleys and small-scale agriculture in wooded clearings. There is a strong sense of enclosure as a result of the extensive woodland and deep valleys in the easily-eroded sandstone, with many of the rural lanes running through deep cuttings.

The whole area is within the Surrey Hills AONB. Extensive areas are within National Trust ownership and there are also large expanses of Common Land.

The villages of Coldharbour and Holmbury St Mary have Conservation Areas which encompass almost the whole settlement and there are additional Conservation Areas around the tiny hamlets of Friday Street and Broadmoor. There is also a Grade II* Registered Park at Wotton House.

Sprawl Merging Encroachment Setting/Character

Moderate - The Minimal - Although Significant - The Significant - The Greensand Hills lie there are settlements Greensand Hills is a Greensand Hills are south west of the within the Greensand landscape of national part of the attractive large built up area of Hills, they are very importance, in the landscape setting for Dorking and this part small and often heart of the Area of the historic town of of the area acts as a secluded within deep Outstanding Natural Dorking. The iconic natural constraint valleys or woodland Beauty. There is views of Dorking against the outward clearings. There are minimal built from Box Hill and spread of the urban large expanses of development and the Ranmore reveal how area. However, the woodland separating extensive areas of the town sits in a rest of the area is the settlements. woodland and bowl formed by the more remote from narrow, enclosed surrounding hills and large built up areas. lanes have an the Greensand Hills extremely rural provide the backdrop character which to those views. The belies the area’s area also contains proximity to Dorking. several historic villages and hamlets and the large expanses of woodland and steep valleys are an important aspect of their setting.

142 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version RE – Low and Wooded Weald

This area takes in much of the southern part of the District. In the south eastern part of Mole Valley, it encompasses all the rural areas east of the A24 and south of the A25. In the south west of the District, it is the lower-lying part of the Green Belt which lies below the southern-facing slope of the Greensand Hills.

The Wealden landscape has an open and gently undulating topography. It is a small-scale landscape composed of an intricate mix of small woodlands, a patchwork of fields, and hedgerows. Tree cover is generally greater in the western part of the area. Narrow winding roads and lanes follow the sinuous lines of hedgerows throughout the Weald and provide varied views towards the more dramatic scenery of the Greensand ridge and North Downs.

There are several villages, often centred on greens or commons. Most of the villages have Conservation Areas, which often encompass open areas that contribute to their setting.

Sprawl Merging Encroachment Setting/Character

Significant – The Minimal - There are Significant – Moderate - This rural eastern (and larger) some limited areas Although there are landscape encloses part of area is where merging villages and several historic bounded by three between villages is residential enclaves villages, most of large built up areas an issue, but throughout the area it which have (Dorking, generally the villages retains a very rural Conservation Areas. Reigate/Redhill and are separated by character, The relationship Horley/Crawley). significant expanses comprising a between the Therefore although of open countryside. patchwork of Conservation Area large parts of it area agricultural fields, and the surrounding some distance from grazing land and landscape is often these settlements, at small pockets of strong and views a strategic scale it woodland. There are between villages and serves a significant significant expanses their surrounding role in preventing the of open countryside fields are outward sprawl of and the low-lying characteristic of the large built up areas. topography often Wealden village. enables long and However, the areas The Green Belt in the largely uninterrupted which have the most south eastern part of views. significant role in the District, around safeguarding the Charlwood and setting of these Hookwood, also has settlements are more a role in preventing localised than in the outward sprawl of other parts of the development Green Belt (such as associated with the Greensand Hills Gatwick Airport. and North Downs).

143 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Section 6 – Green Belt Boundary Anomalies

This section details a number of minor boundary changes which are proposed to correct anomalies in the current definition of the Green Belt boundary and ensure that it accords with guidance in the NPPF.

Over time, some anomalies have arisen or come to the attention of the Council concerning the current alignment of the Green Belt boundary. These have arisen because there have been changes in circumstances on the ground since the current Green Belt boundary was defined and/or because advice on how the Green Belt boundary should be defined has been updated.

The Local Plan review presents an opportunity to ensure that the Green Belt boundary is up to date and follows consistent criteria throughout the District. This is a separate process from the identification of sites for housing.

When defining Green belt boundaries, the NPPF (paragraph 139) states that local planning authorities should, among other things “Define boundaries clearly, using physical features that are readily recognisable and likely to be permanent”. Account should also be taken of the extent to which it is necessary to keep land permanently open.

With this guidance in mind, a number of minor changes to the current Green Belt boundary are proposed. While changes to the Green Belt should normally take place where exceptional circumstances have been demonstrated, the limited extent of these changes mean that they would have no material impact on the function of the Green Belt, and are only proposed to ensure that the boundary on the ground is consistent paragraph 139 of the NPPF.

All the proposed changes are around the five built up areas of Dorking, Leatherhead, Ashtead, Fetcham and Bookham.

The proposed boundary changes are shown on the policies map and listed below. Map extracts are provided to show the existing and proposed location of the Green Belt boundary.

There are similar anomalies in the boundaries of many of the rural villages. However, these have been addressed as part of the wider review of village boundaries, under the strategic option of Modest Additions to Rural Villages. The proposed new village boundaries are shown on the policies map.

144

Green Belt Boundary Anomalies: Ashtead

Ref Address Justification Map

AS01 44 Harriotts This is a detached house, set behind other properties Lane on Harriotts Lane, within large grounds. The existing Green Belt boundary cuts through the middle of the garden. The house itself is mostly within the Green Belt and the plot is on the edge of a large area of open land, comprising school playing fields. The Green Belt is also very narrow here between the settlement of Ashtead and the M25. To avoid impacting on the openness of the Green Belt, it is proposed that the Green Belt boundary is redrawn along the rear garden boundaries of 36-42a Harriotts Lane, leaving the entire plot at no. 44 in the Green Belt.

Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS02 2-18 The existing Green Belt boundary cuts through a row Harriotts of rear gardens (Harriotts Lane), although the Lane and 1- alignment changes to the south to follow the rear 6 Heathfield garden boundaries. 1-6 Heathfield Close are relatively Close new dwellings (permitted in 2000), which were built on the site of a former builders yard. The houses themselves are within the built-up area, but the front gardens of no.’s1-5 are in the Green Belt, as is the side garden/parking area of no. 6.

It is proposed to realign the Green Belt boundary to follow the property boundaries along Harriotts Lane and the edge of the access road to Heathfield Close. However, the small parcel of land immediately west of the access to 1-6 Heathfield Close would remain in the Green Belt, as this has a more open character.

146 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS03 33-57 The properties of 33-57 Broadhurst have long rear Broadhurst gardens, which adjoin the edge of Ashtead Common. The bottom half of the rear gardens have been excluded from the built-up area where the Green Belt follows the course of the Rye Brook. However, boundary fencing follows the rear garden boundaries and not along the Brook. This is a more clearly- defined boundary and it is proposed that the Green Belt boundary is moved further northwards to fully incorporate these gardens within the built-up area.

147 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS04 34 Oaken The existing Green Belt boundary excludes part of the Coppice rear garden of this property. The garden projects into the open fields to the south. However, the property boundary is well established and the additional land in the built-up area would be small. It is proposed to realign the Green Belt boundary to follow the rear garden boundary.

148 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS05 24 Epsom The Green Belt boundary excludes the rear gardens of Road and 4- 4-6 Quarry Gardens and cuts through the dwelling at 6 Quarry 24 Epsom Road. The Green Belt land here is a Gardens narrow strip between the dwellings and the M25 and therefore the contribution to openness is considered to be minimal. It is proposed that the Green Belt boundary is amended to include these rear gardens within the built-up area.

149 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS06 Downsend Most of the Downsend School buildings are within the School built-up area, with the exception of the building fronting Building, Grange Road and a small part of the northern end of Grange the school building. The detached building fronting Road Grange Road is of a different character to the surrounding buildings/properties and given its projection into the countryside it would seem logical for this building to be retained within the Green Belt. However, it is proposed to realign the Green Belt boundary to follow the edge of the adjacent building, which is a more clearly-defined boundary.

150 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS08 105-107 Redraw GB boundary along property boundaries Newton Wood Road

151 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS09 186 Redraw GB boundary along property boundary Overdale

152 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS10 Woodfield Redraw GB boundary along property boundaries Road

153 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS11 1-19 The Redraw GB boundary along property boundaries Common

154 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS12 7 Ashtead Redraw GB boundary along property boundaries Woods Road

155 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS13 14 Rye Field Redraw GB boundary along property boundary

156 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS14 5-7 Preston Redraw GB boundary along property boundary Grove

157 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS15 8-10 Redraw GB boundary along property boundaries Fairholme Crescent

158 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS16 3-7 Caen Redraw GB boundary along property boundaries Wood Road

159 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

AS17 Grange Redraw GB boundary along physical feature (road) Road

160 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Green Belt Boundary Anomalies: Bookham

Ref Address Justification Map

BK1 Long The Green Belt boundary currently cuts through the Maddox rear gardens of Bryher, Flowerdale, Hunters Moon and Farm, October House. Although these are very long Haddon gardens, they are well defined and have the feel of House, extended gardens rather than open countryside. It is Bryher, proposed that the Green Belt boundary is amended to Flowerdale, follow the property boundaries. October House and The area includes site allocation SA13, Land to the Hunters rear of Hunters Moon, Maddox Park. Moon, Maddox Park To the west, Haddon House has a more spacious garden, which is considered to contribute to the openness of the Green Belt. Parts of Long Maddox Farm are more built up, but the buildings are of an agricultural/equestrian character which is characteristic of a Green Belt location. Therefore these properties would remain within the Green Belt.

161 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

BK2 Hazelwood The rear gardens of these properties extend into and Oaken Wood to the south. At present the Green Belt Wildwood, boundary cuts these gardens. Whilst the wooded Burnhams gardens do make a positive contribution to the Road undeveloped woodland setting of Bookham, the Green Belt boundary does not currently follow any physical features on the ground. It is therefore proposed that the boundary is realigned to follow the rear garden boundaries.

162 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

BK3 Long Heath The existing Green Belt boundary bisects the large Cottage, rear garden, which includes development in the form Longheath of outbuildings along the southern site boundary. Drive Fencing also demarcates the garden from the countryside to the south. It is proposed that the Green Belt boundary is realigned to follow the garden boundary.

163 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

BK07 The Redraw GB boundary along property boundary Pleasaunce, Guildford Road

164 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Green Belt Boundary Anomalies: Dorking

Ref Address Justification Map

DK1 Hamar, The existing Green Belt boundary does not follow Martineau any obvious features on the ground at this Drive location, meaning that the boundary includes a small section of road. It is proposed to amend the boundary here to follow the southern boundary of Martineau Road, which represents a defensible boundary.

165 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK2 Tanglewood, The existing Green Belt boundary cuts through Tower Hill the bottom section of the wooded rear garden belonging to Tanglewood, in addition to a small triangular section of land in the rear garden of neighbouring property Sylvan Hurst. In the current location the boundary does not follow any defined physical features. It is proposed to redraw the boundary along the rear garden boundary of Tanglewood, which would also align with the proposed boundary amendment for DK3 (see below).

166 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK3 Goodwyns The land in question is part of the belt of Place, woodland, which continues through the Glory Tower Hill Woods to the east. The Green Belt is narrow here. It is proposed to follow the open rear garden boundary of Goodwyns Place, adding this wooded parcel of land to the south to the Green Belt, providing a defensible boundary against further encroachment into the countryside.

167 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK4 Covered The existing Green Belt boundary bisects the Reservoir covered Reservoir, which has an artificial/man- adjacent to made appearance despite it having a grass Goodwyns surface. Area DK4 incorporates a number of Place, existing small built structures, including a Tower Hill telephone mast and other associated structures along the eastern boundary, in addition to a hard surfaced track running in a west to east direction along the northern boundary of this piece of land. The thick tree belt to the east will form a more suitable defensible boundary.

168 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK5 8-12 The existing Green Belt boundary bisects a Denfield and number of large back gardens. These gardens Down do have generous tree cover and form part of the House, Glory Woods tree belt. Whilst this wooded area Denfield is considered to make a positive contribution to the undeveloped woodland setting of the town, it is proposed to adjust the existing boundary the rear garden boundaries of these properties, which are more clearly-defined features.

169 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK6 Harrowlands The existing Green Belt boundary cuts through Hospital, this hospital building and its grounds. The Harrowlands grounds are open and make a positive Park contribution to the setting of the town. Including the whole of the open grounds within the Green Belt would be inconsistent with the purposes of the Green Belt. However, it is considered appropriate to realign the boundary to follow the edge of the hospital building and its access.

170 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK7 St Paul’s The existing Green Belt boundary cuts through a Church number of newer school buildings that back on to School, St the school playing fields. A section of Pauls Road hardstanding to the south-west of the buildings is also included within the Green Belt. It is proposed to draw the adjusted boundary to follow the built development on the site. The adjacent playing fields do contribute to the purposes of the Green Belt.

171 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK8 16 A small part of this back garden is within the Deepdene Green Belt. The long back garden is considered Wood to make a positive contribution to the countryside setting of the town. However, the existing boundary is ill-defined as it does not follow any defined features at present. Therefore it is proposed to remove the remaining garden area from the Green Belt.

172 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK9 27 & 29 Yew The houses (27 & 29) date from 2003. The Tree Road Green Belt boundary bi-sects their long back gardens. The Green Belt land was part of the application site for these houses when planning permission was granted. Although largely undeveloped, both gardens do contain structures including outbuildings, which are visible from the adjacent footpath to the east. A combination of solid fence panels and chain link fencing with regular wooden posts demarcate these garden boundaries. A tree belt/hedgerow exists at the end of these gardens along the northern boundaries, which would form a defensible boundary.

173 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK10 Ranmore This is a housing development permitted in 1986 Park, and built in the early 1990’s. It is contained Limeway within a former quarry. The site is on the edge of the built-up area and does not make any clear contribution towards the purposes of the Green Belt. Any further intensification of development on this site (although none is proposed at present) might be considered to have little impact on the Green Belt. It is proposed that the Green Belt boundary is redrawn to follow the existing tree belt that surrounds the development, which would represent a defensible boundary.

174 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK11 South of The existing Green Belt boundary cuts through Curtis Road this car park/vehicle yard. The vehicle use is well-established and does not serve any clear Green Belt purpose.

175 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK12 Hanover Hanover Court and one adjacent property (Little Court & Willows) are in the Green Belt, but the adjacent Little properties are not. Hanover Court dates from the Willows, late 1980’s and is now well-established as part of Nutcombe the built-up area of Dorking. There is no obvious Lane change in character between these properties and the housing to the south and east, nor do they contribute towards any of the Green Belt purposes.

176 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK14 22 & 36 The existing Green Belt boundary cuts through Highacre, buildings and gardens in the Highacre including the development, which has been built since the garage block Green Belt boundary was originally defined. adjacent to Redrawing the Green Belt boundary to exclude 23 Highacre these properties and the communal garden to the rear would be more appropriate, using the tree belt to the south-west as a defensible boundary. The Green Belt boundary also cuts through the garage block building adjacent to 23 Highacre. The boundary should be re-drawn to exclude this building from the Green Belt.

177 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK15 Chart The existing Green Belt boundary cuts through House, the large garden to the south of Chart House. Chart Lane This is a very large garden, on the edge of the built-up area. The land south of the Green Belt boundary is open and continues into paddocks. The land south of the Green Belt boundary does make a contribution to the openness of the Green Belt. However, the rear garden boundary ends not much beyond the Green Belt boundary. It is proposed that the boundary be amended to include garden land, but excluding the tennis court and paddocks.

178 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK17 Marleymead Both properties are located within the Green Belt. and Mead Marleymead is considered to have a stronger Cottage, relationship with the undeveloped, wooded land Ridgeway to the south, some of which is within the Road boundary of Marleymead itself. Both properties are also at the crest of the rise, where intensification of development could have a greater impact on the setting and character of Dorking. It is proposed to redraw the Green Belt boundary around the relatively small rear garden of Mead Cottage to inset this property from the Green Belt, along with the adjacent section of roadway.

179 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK18 13-18 Redraw GB boundary along property boundaries Riverside

180 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK19 20 Redraw GB boundary along property boundary Deepdene Road

181 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK20 Land Redraw GB boundary along property boundary between and defined physical feature Cotmandene and Deepdene Avenue

182 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK21 Cotmandene Redraw GB boundary along edge of road, to / Heath Hill keep consistent and along defined physical feature

183 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK22 61-63 Redraw GB boundary along property boundaries Claygate Road

184 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK23 1 St Johns Redraw GB boundary along property boundary

185 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK24 4 Lodge Redraw GB boundary along property boundary Close

186 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK25 Sondes Redraw GB boundary along property boundary Place Cottages

187 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK26 Limeway Redraw GB boundary along property boundaries Terrace

188 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

DK27 Keppel Redraw GB boundary along property boundaries Road

189 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Green Belt Boundary Anomalies: Fetcham

Ref Address Justification Map

FT1 Rear of This residential development was permitted in 2005. Hawks Hill The Green Belt boundary bisects the extensive House, grounds and does not follow the building curtilage. It Guildford is proposed that the boundary is realigned slightly to Road follow the rear garden boundaries of these properties. The remainder of the grounds would remain in the Green Belt, as they make a significant contribution to the open setting of Fetcham.

190 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

FT2 Cherry This is a modern dwelling permitted in 2011 as a Orchard replacement dwelling. The existing Green Belt Farm, boundary cuts through the building. It is proposed that Guildford the Green Belt boundary is realigned to take in the Road area occupied by the dwelling and its outbuildings. However, the wider extent of the garden to the south east contributes to the open setting of the Fetcham and would remain in the Green Belt.

191 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

FT3 4-10 River The existing Green Belt boundary cuts through the Lane back gardens of properties fronting River Lane. The rear gardens are relatively small and are considered to make only a limited contribution to the openness of the Green Belt. It is proposed to realign the boundary to follow the rear garden boundaries.

192 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

FT4 12 River In this location the existing Green Belt boundary cuts Lane across the driveway for no. 12 River Lane close to the junction. Given the length of the driveway it is not considered justified to include the whole site within the settlement area. As such, it is proposed that the boundary is realigned here to include the small section of driveway/grass verge in the Green Belt.

193 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

FT5 River Walk This development of 26 dwellings was permitted in 2016, in very special circumstances. The boundary is proposed to be adjusted to follow the more substantially developed part of the site. However, it is proposed to retain the three dwellings at River Island Close within the Green Belt, together with the intervening land between these properties and the new properties along River Walk. This area is more open and continues to contribute to the openness of the Green Belt.

194 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

FT6 Hawks Hill The existing Green Belt boundary bisects the rear Court gardens. It is proposed that the Green Belt boundary be realigned to run along the rear garden boundaries. A very small triangular section of land adjacent to the grass verge to the south east of no. 12 would be added to the Green Belt to allow the boundary to follow a physical feature on the ground.

195 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

FT07 Monks Green Redraw GB boundary along property boundaries

196 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

FT08 31 Monks Redraw GB boundary along property boundary Green

197 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

FT09 Rame Redraw GB boundary along property boundary Cottage, Guildford Road

198 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

FT10 Hawks View, Redraw GB boundary along property boundary Guildford Road

199 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Green Belt Boundary Anomalies: Leatherhead

Ref Address Justification Map

LH1 Northern The existing Green Belt boundary bi-sects the car Boundary of park in this location and does not follow the property Business boundary. However, the property boundary is well Park defined by a tree belt. It is proposed to move the Green Belt boundary to align with the property boundary.

200 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

LH31 28 The existing Green Belt boundary is located close to Ryebridge where the River Rye is culverted, which then flows beneath the M25. It is suggested that the Green Belt boundary is realigned to go around the culvert, as opposed to cutting straight through it.

201 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

LH5 End of Yarm The existing Green Belt boundary lies approximately Way 25 metres to the south of existing residential property boundaries and takes in part of the adjacent field. It does follow current recognisable boundaries or features on the ground, but cuts through the middle of an Electrical Sub-Station compound. It is proposed that the boundary is amended to follow residential property boundaries at the southern end of Yarm Way.

(The map also shows the proposed revision to the Green Belt boundary associated with site allocation SA-53, Land adjacent to Crestawood, Reigate Road.)

202 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

LH6 West of The Green Belt boundary is somewhat artificial here, Business being drawn around the west side of the Business Park Park buildings. Where the boundary crosses Springfield Drive and runs past the Electrical Sub- Station it follows no physical features on the ground. It is therefore proposed that the boundary is realigned around the Electrical Sub-Station and beyond up to Birch Avenue to follow readily recognisable and permanent features.

203 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

LH07 Gimcrack Hill Redraw GB boundary along property boundary

204 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

LH08 North of Redraw GB boundary along business park boundary Business Park

205 Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version Ref Address Justification Map

LH09 North West Redraw GB boundary along business park boundary of Business Park

206