The Brambles Road West

Site Allocations Representation

FORM Architecture & Planning Place Technology Park Date: April 2016 Walton on Thames Our Ref: 1418 KT12 4RZ Introduction

The purpose of this document is to make the Council and the appointed Planning Inspector aware of the immediate availability of an area of land to the south of District Centre and just within the Green Belt, which has the potential to provide 37 small family dwellings and two flats which will help meet the Councils housing land supply in a sustainable manner.

The site which is being promoted has good and easy access to shops services and facilities in Pyrford village, as well as good access to public transport and a wide range of services and facilities. It is also located within easy walking/cycling distance of major employment opportunities as well as more significant retail and social facilities.

Although currently within the Green Belt, the site is not isolated from the urban area and has a visual and physical connection with development surrounding it. However, as a self contained site it equally has clearly defined and defensible boundaries, from a Green Belt perspective

The site is all under one family ownership and there are no legal constraints to its development and is available for development immediately.

The Site was put forward as a SHLAA site, but was not taken any further through the LDF process. The reasons for this are unclear.

April 2016 Page 2 Site Location & Description

The site which is the subject of this representation is located to the south of West Byfleet District Centre on the Pyrford Road. It comprises an area of Fallow/Garden Land measuring approximately 2.4 acres with direct access onto the Pyrford Road.

In terms of its proximity to shops/services and facilities, West Byfleet Centre is located 860 metres to the north. West Byfleet station is just beyond this at 1km from the site. West Byfleet is a main line train station offering direct access to , and beyond together with direct and quick access to central .

The site is bordered to the to north by the access road serving the Nuffield Health Centre and West Byfleet Lawn and Tennis Club, which itself borders the eastern end of the site, beyond which is Traditions Golf Course.

To the south the site lies adjacent to a children's day nursery, which caters during the week for children between the ages of 1-5 years.

To the west of the site on the other side of the Pyrford Road, the land is fully developed with a range of detached dwellings ranging in size and scale.

The site is generally level and apart from the two recently constructed dwellings has no definable features.

April 2016 Page 3 Photographs of the Site

April 2016 Page 4 Constraints and Opportunities Plan

Partially Wooded Restricted Private Open Space, Green Belt Pylons to be Opportunity to: Access with limited Access Boundary Buried • Increase level and range of dwelling types within the area, including affordable housing Key View • Maximise the use of land visually associated with the urban area. Key View • Provide energy efficient buildings • Provide accessible housing which meets the needs of the local community Car Park • Improve the quality of landscaping of the site • Improve Biodiversity Key View Tree Screen Boundary Hedges Main Constraints: Good Visibility Splays Astro • Impact upon some trees to the Level Site rear of the site Turf • Noise from car park, tennis Main Access courts and children's Tennis nursery (albeit limited) to Site Courts • Currently narrow access

Car Park

Children's Nursery Urban Edge

Sun Path Tree Screen Key View

April 2016 Page 5 Accessibility

436 Woking, , West Byfleet, and Town Centre Sustainability 557/556 556 - Woking, Sheerwater Woodham, , , Victory One of the key objectives of government guidance is the promotion of sustainable Park, Eastworth Road and patterns of land use. The site which is being promoted meets those objectives. It lies in close proximity to the village centre of both West Byfleet and Pyrford which provides a 557 - Woking, Sheerwater, West Byfleet, New Haw, wide variety of services and facilities. It has relatively easy access to bus stops providing Addlestone, Green Lane, St Peter's Hospital, Chertsey, Shepperton frequent access to major centres. There is also a mainline station within easy safe and Sunbury Tesco walking/cycling distance of the site together with a good cycling and walking network away from major roads. 437 West Byfleet, Pyrford, Maybury and Woking

Overall the area offers the area offers the ability to travel without reliance upon private transport. Accessibility to key local services (e.g. GP Surgeries, Schools) is very good.

April 2016 Page 6 General Issues

Application Site This site lies within a parcel of land which is classified as grade 3 agricultural land (Good to Moderate) although it is fallow and not used for agricultural purposes. It is also not known to be contaminated.

There are no definitive public rights of way across the site Flood Zone 3

The site lies well outside the flood plain is well drained and there is no history of flooding.

The site is not safeguarded for any other purpose in the Development Plan other than being within the Green Belt.

Although within the Green Belt the site is located very close to the urban area and has a physical and visual connection with the village of Pyrford and West Byfleet District Centre. It is also close to the principle road network surrounded by other non- agricultural development

The site has been briefly examined by DHA Transportation (Highway Consultants) who have raised no issues from a highway safety perspective. Although traffic speeds are slightly higher than the 30mph limit, this is easily compensated for by the relatively low volumes of traffic and good visibility splays in both directions.

Green Belt Boundary There are pylons crossing the site on the eastern boundary, but we are advised by the service provider (UK Power Networks) that these are scheduled for diversion. Attached at Appendix 1

Application Site In view of these factors there are no significant constraints to the development of this land.

April 2016 Page 7 Site Capacity

Schedule of Accommodation

2 x 1 Bed (FOG) 3 x 2 Bed 30 x 3 Bed 4 x 4 Bed

It is estimated that the site can easily provide 39 units, based upon current standards up to thirty seven dwellings and two flats.

Each of the dwellings would have access to a private garden and parking.

April 2016 Page 8 Conclusion

Within Pyrford, the Council are proposing 400 plus homes on land either side of Upshott Given the lack of any significant constraints to development the scheme would be Lane. To date we understand that there are 459 representations relating to this proposal. deliverable and viable. Of these only 53 are pro-development. In view of these factors we believe that the site is a strong contender for consideration as Analysing these comments further, the overwhelming theme, is concern about the sheer part of the Councils housing land allocation and modification of the Green Belt boundary number of units allocated in one location and the impact that this will have upon the and one which we believe would receive more support. character of the area and in particular the impact upon local infrastructure i.e. road network, drainage and sanitation, schools, medical facilities etc. There are also a substantial number of concerns being raised about the location of the proposed sites in relation to services and facilities and in this respect the site(s) at Upshott Lane are not viewed as very sustainable.

As stated not everybody is opposed to development and many accept the need for housing, in particular affordable housing. However, it is felt that ‘the burden’ needs to be spread throughout the Borough and throughout the Districts and wards. In this respect smaller, more evenly distributed Green Belt sites are seen as preferable to larger more isolated sites in the Green Belt. Attached under Appendix 2 is a ‘snapshot’ of some of the views on how development should take place within and around Pyrford.

The site which is being put forward in this representation, clearly forms part of the way that the residents of Pyrford would like to see the area developed strategically.

The site which is being put forward for consideration for housing development is currently within one family ownership and 2.4 acres in size. There are also no physical or legal constraints to development. So in this respect the site is available for immediate development.

The site has a physical and visual connection with the urban area and is already surrounded by non agricultural development and mid density residential development. Its proximity to the village and the district centre with good access to public transport and a wide range of services and facilities means that its development would meet government objectives of promoting sustainable patterns of development.

An initial assessment shows that it could achieve approximately 39 units comprising a mixture of family units.

April 2016 Page 9 Appendix 1

April 2016 Page 10 Appendix 2

“We accept that dwellings need to be built to house future generations and some of these “If this was just proposed for 50-100 houses I couldn’t honestly see that would be too need to be built in Pyrford. However, the two sites GB12 and GB13 are the last places we much of a problem…but 400-600+? Quite ridiculous in the opinion of most of the residents. Please don’t ruin our village and community life.” would chose to put them. In our view it would make far more sense to build on Pyrford Road, alongside Traditions Golf Course (a wider road that is already developed on the Resident, Pyrford other side and gives better access to West Byfleet centre and Railway Station.)” Resident, Pyrford “However I do feel, as do many other people, especially younger people, that we need affordable houses and apartments in Pyrford – especially for younger people and people wanting to remain in Pyrford and wanting to downsize. There must be infill sites around “I am not against more housing. I suggest you think further how you can equally distribute Pyrford – there are 3 golf courses and many fields with horses or ponies in them.” the dwellings, 20-50 there, 30-50 there etc but not hundreds in any one place at once. It’s Resident Pyrford just nuts and our towns are being ruined.” Resident, Pyrford “I mean 400+ properties….Really? Not exactly in-keeping with the area is it. I honestly wouldn’t have objected if I thought the plan were more sensible like (100/150 properties).” “Thirdly perhaps WBC should concentrate their efforts on a smaller development providing Resident, Pyrford more affordable homes for people who have grown up in Pyrford but are unable to buy a home here themselves.” “Over 30% of households now comprise one or two over 65’s as their children have now Resident, Pyrford moved out of the family home. Many of these more elderly people desperately want to stay within the area amongst friends but there are very few opportunities for them to “There must surely be some more appropriate sites elsewhere in the Borough, where a downsize. This lack of smaller properties is blocking the release of large, family homes. The smaller proportion of the green belt space could be taken, and where the impact on road, very homes that are being proposed for the Upshot Lane sites. Secondly, within Pyrford, health and education infrastructure would be less severely felt.” there is a paucity of starter homes and affordable housing; the very type of dwellings that would attract younger families or individuals into the village. Again, not the type of houses Resident, Pyrford that are planned for the Upshot Lane sites. Perhaps if these two needs were addressed a much better solution could be found. Alternative locations do exist and these should be “We understand that the neighbour hood forum accepts that some change and reviewed far more thoroughly than hitherto. Examples include a site on both the Pyrford Road and Martyr’s Lane.” development will occur in Pyrford in the future however the size and scale of the proposed development in Pyrford is unacceptable for the reasons set out above. Resident, Pyrford The local borough council should take note of these objections and come up with a more acceptable and innovative solution to providing some affordable homes and encouraging “I am not against development of houses on a smaller scale on more appropriate land.” young people in the area to develop its economy.” Resident, Pyrford Resident, Pyrford “I suggest it would be far more prudent to focus upon the supply of suitable downsizing apartments for mature citizens who want to stay in the area but cannot find a suitable new “We have three children all born in Pyrford and attended the local school and took part in home, thereby releasing larger homes for growing families. Also at the other end of the village activities. However, they have all had to leave Pyrford as there are no small (2-3 age scale we could encourage some affordable homes that are currently lacking in Pyrford. bedroom) houses they can afford. With careful planning of modest houses young families will be able to stay in the village and give something back to the community. The majority “If Pyrford is to accommodate some housing of the type mentioned above it occurs to me of people in Pyrford don’t want change but if there was the same objection 50 years ago a that discrete and modest developments or either Pyrford Road or Shey or Shey Copse will lot of people would not be living in Pyrford today.” be a far better choice of site than Upshot Lane.” Resident, Pyrford Resident, Pyrford

source: http://datashare.woking.gov.uk/View/draft-site-allocations/comments

April 2016 Page 11 Appendix 2

“There are certainly other sites within Pyrford which would be more suitable for “I am well aware that Pyrford could benefit from more housing, particularly for young development. Sites on the Pyrford Road and on the Road near Shey Copse families and the increasingly elderly population however this need has to be managed very come to mind. These sites seem to have been ignored by the Council.” carefully and sympathetically and in line with existing offerings. My concerns lie regarding Resident, Pyrford the sheer size of the proposed new development. Some new development, managed well, could be the vision for the future but I seriously question the current proposals.” Resident, Pyrford “If there is to be a development within the boundary of the village it must be on a lesser scale, with provisions for older residents, such as my wife and me, to downsize to smaller properties thereby freeing up existing housing stock for growing families. In addition there “The organic growth of numbers within the village is to be welcomed.” should be consideration to securing smaller, existing, sites for development of starter “One reads all the time about the fact that the greenbelt is often not that green and homes, with affordable rents, for key public sector or low paid workers to live locally.” includes much land that that one might assume is brownfield.” Resident, Pyrford Resident, Pyrford

“If Pyrford is to accommodate some housing of the type mentioned it occurs to me that “Is a development site for over 400 houses what we need or could we be looking at smaller discrete and modest developments are much more appropriate to meet the needs of the developments for our ageing population to release more housing stock for the future.” village now and in the future.” Resident, Pyrford Resident, Pyrford “Please consider other green belt sites for the extra housing and not just sites that are easy “I wish to explain that I am not opposed to all new housing in Pyrford as long as this is of a to buy like West Hall. There are 21 pockets of green belt land that the Council have sustainable number and in the right places.” earmarked as potential development sites.” Resident, Pyrford Resident, Pryford

“However, both nationally and locally we vitally need more houses, and therefore I “We recognise that there is a demand for new homes to be built. However, we feel there understand, and support proposals to release Green Belt where necessary. are better sites in the borough to meet the housing requirements. Just because the land With an ageing population we should seek housing to give the option of older people to seems to be available doesn’t mean that it is a good choice. All land needs to be move out of big family houses into more appropriately sized property.” considered. We urge you to not permit building on this land.” Resident, Pyrford Resident, Pyrford

I understand there is a need for homes and would be supportive of fewer homes but 400+ “I realise that some extra housing is a necessity, but any developments could be on a much is just way too many.” smaller scale to preserve the green area around Pyrford.” Resident, Pyrford Resident, Pyford

“We urge the Council to give other alternative plans consideration instead of the proposed “I realise that we need the housing and that Pyrford will have to provide its share but feel application (e.g. the supply of suitable downsizing apartments for more mature citizens that the numbers proposed are far too high and that the infrastructure needed will swamp who want to stay in the area but cannot find a suitable new home or building of some and spoil the village. I would be reluctant to consider more than 50 extra houses here as affordable homes, currently lacking in Pyrford.)” our share.” Resident, Pyrford Resident, Pyrford

source: http://datashare.woking.gov.uk/View/draft-site-allocations/comments

April 2016 Page 12