Linden Homes (Guildford) Ltd Submission for 2014 Urban Design Group Awards – Developer Award (Residential) Scheme: Boxgrove Gardens
2. Design and Access Statement
Epsom Road Guildford former DEFRA site design & access statement October 2008
4 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
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CONTacTS
Linden Homes SE King Sturge Linden House, Guard’s Avenue, Caterham, Surrey CR3 5XL 30 Warwick Street, London W1B 5NH T. +44 (0)1883 334 400 F. +44 (0)1883 348 108 T. +44 (0)20 7493 4933 F. +44 (0)20 7087 5555 CLIENT PLANNING CONSULTANTS Contact: Matthew Woods Contact: John Foddy www.lindenhomes.co.uk www.kingsturge.co.uk
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LINDEN HOMES and JOHN THOMPSON & PARTNERS 6 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
CONTENTS
Foreword
1. Introduction Location 1 existing site 3 Key Aims 6 Planning Policy 9
2. History Guildford 13
3. sIte Analysis Wider area analysis 21 architectural character 22 Local facilities 24 surrounding context 26 sIte photographs 36 cONstraints & Opportunities 40 Proposed retention & Demolition 48
4. cOMMunity involvement 53
5. Masterplan 61 cHaracter analysis & Response 62 LAYOUT PRINCIPLES 64 Proposal 66 aerIAL PERSPECTIVE 68 LAYOUT PRINCIPLES 70 cHaracter areas 81 Materials 92 House typologies 94 tenure mix 95 eLevation character 96 scheme Views 106 sHadow analysis 112
6. cONversion of Uplands house 117 exISTING PLANS AND ELEVATIONS 118 PROPOSED PLANS AND ELEVATIONS 120
7. schedule of accommodation 125
8. Landscape 129 Masterplan 130 cHaracter areas 132 surFACE TREATMENTS 136 bOUNDARY TREATMENTS 137
9. aPPendix access statement 141 PUBLIC ART 142 saFETY 143 estate management 145 sustainability statement 146 refuse & Recycling strategy 148 MOVEMENT & TRANSPORT 150 Parking strategy 152
10. Previous experience Linden HoMes 157 jOHN thompson & Partners 165
LINDEN HOMES and JOHN THOMPSON & PARTNERS 8 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
foreword
The site offers the opportunity to provide a high-quality, mixed tenure residential development that provides wide ranging opportunities for local people to live within the Guildford area.
The site has been occupied by various Government departments since 1951, and has most recently housed offices for the Department of Environment Food and Rural Affairs (DEFRA). Prior to that Uplands House was a private residence, set within its own grounds.
Located to the east of Guildford, within the suburb of Merrow it lies on a strategic arterial route into city centre, and adjacent to Merrow Downs, a large expanse of metropolitan open land.
The development opportunity arises from the decision by DEFRA to advertise the site for sale in January 2008. A competitive process culminated in Linden Homes (South-East) purchasing the site.
Linden Homes have appointed an experienced and dedicated design team – including John Thompson & Partners as Architects and King Sturge as Planning Consultants – to progress the proposals from inception to the submission of a detailed planning application. They have spent the previous 6 months preparing this application, working in close collaboration with Guildford Borough Council.
This Design & Access Statement is being submitted to Guildford Borough Council in support of a ‘Reserved Matters’ application for the redevelopment of the former DEFRA site, Epsom Road, Guildford. It should be read in conjunction with the application drawings and other submitted documents. This document explains in detail the architectural approach to the scheme design, and the process undertaken to prepare the design which includes extensive community consultation. Its purpose is to ensure good design that takes into account the constraints and opportunities of the site. The examples set out in this document are illustrative only and demonstrate only one possible solution for achieving good design.
The proposals: • Include 200 mixed tenure dwellings of which 144 are houses and 56 are apartments • Provide for the retention and conversion of Uplands House • Ensure environmental responsiveness is embedded throughout the development • Are designed around a series of high quality public areas • Reinforce the local Guildford vernacular and respect surrounding properties • Create a complimentary place for new residents and local people • Integrate with the surroundings through design, and key links through the site • Have been informed and enriched by the active participation of local residents and stakeholders
LINDEN HOMES and JOHN THOMPSON & PARTNERS introduction 1 12 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 1 1
introduction 1 LOCATION
Surrey in relation to London strategic | surrey Surrey contains a good deal of mature woodland. It is the most wooded county in Great Britain. Box Hill has the oldest untouched area of natural woodland in the UK, one of the oldest in Europe. Much of Surrey is in the Green Belt and is rolling downland, the county’s geology being dominated by the chalk hills of the North Downs. Agriculture not being intensive, there are many commons and access lands, together with an extensive network of footpaths and bridleways including the North Downs Way, a scenic long- distance path.
Area of Outstanding Natural Beauty (AONB). The Surrey Hills stretch across a quarter of the county to include the chalk Surrey County - South East England slopes of the North Downs, from Farnham in the west to Oxted in the east and extending south to the deeply wooded Greensand Hills which rise in Haslemere. This landscape is rich in wildlife, woodland and attractive market towns and villages and provides some of the best walking in of Southern England.
The Surrey Hills are nationally important landscape and was one of the first areas in England to be designated an AONB in 1958. This designation recognizes the beauty of the landscape and ensures that it is properly conserved and managed for future generations to enjoy. Merrow Downs forms part of the Surrey Hills Area of Outstanding Natural Beauty (AONB)
Boxhill - Surrey
Left: Surrey Hills LINDEN HOMES and JOHN THOMPSON & PARTNERS 2 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
Introduction LOCATION
local | guildford The site is located off the A246 Epsom Road opposite its junction with the A25 Boxgrove Road within the Guildford urban area. The site lies approximately 1km west of the town centre within the village of Merrow and Christchurch ward. The site adjoins Merrow ward along its eastern boundary.
The site is adjoined to the north by the A246 Epsom Road, to the east by a public footpath and allotments, to the south by the Merrow Downs area of open space and to the west by existing residential development (Gateways). The surrounding area is predominantly residential in character, with mostly large detached houses, inter-war houses on spacious plots to the west and north, and more dense semi detached housing to the east.
Merrow Downs forms part of the Surrey Hills Area of Outstanding Natural Beauty (AONB) and is also designated as an Area of Great Landscape Value (AGLV), Green Belt and a Siteof Nature Conservation Importance (SNCI).
B2234
A3 A25
A25 A25 A322 A3100 A320
A246
A3
A31
A281
A3100
Links into Guildford
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 3
Introduction EXISTING SITE
The site has an area of 4.9 ha and was occupied by the Department for Environment, Food and Rural Affairs (DEFRA), formerly MAFF for a number of decades. The existing accommodation comprises mostly single storey, brick built, flat roofed, former hospital buildings. Other buildings on the site include Uplands House (a former dwelling added to the Council’s Local List in May 2007), a four storey office building at the south of the site, staff restaurant, nursery for on site staff only, stores, gym and boiler house. In total these buildings comprise a floor area of 49,000 sqm.
The site is currently accessed via two junctions off the Epsom Road, one forming the southern arm of the signalised junction with the A25 Boxgrove Road, the other a T-junction located a short distance to the east along the Epsom Road.
Groups of mature trees adjoin the site boundaries, which minimise views into the site from adjacent areas. Within the site there are a number of Uplands House ornamental trees. A large area of open space with mature tree planting within the centre of the site provides the setting for Uplands House.
The site slopes down noticeably towards the Epsom Road and the adjacent allotments from a high point in the south west corner, with a fall of approximately 14m.
Existing office building
Existing landscaping
Existing site features LINDEN HOMES and JOHN THOMPSON & PARTNERS 4 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 5
Introduction EXISTING SITE
12
OAD OM R EPS DOWN R 10 15
O A D 7
11 18
8 1 13 2
17
15
9
16 4
Gateways 5 3
6
14
Key
1 Staff Restaurant 7 Block B 13 Allotments
2 Nursery 8 Block C 14 Merrow Downs
3 Post Room 9 Block D - Uplands House 15 Mature Trees
4 Block A 10 Access Road - Entrance 16 Car Parking
5 Block E 11 Access Road - Exit 17 Garden Area
6 Fitness Centre 12 Public Footpath 18 Substation
LINDEN HOMES and JOHN THOMPSON & PARTNERS 6 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
Introduction KEY AIMS
Integrated landscaping High quality design
Walkways Cycle routes Play areas
CONTEXT PERMEABILITY • Create a sense of place for those that live there, an environment that • Development to allow visual and physical permeability throughout. fosters a sense of neighbourhood and community. • Define series of open spaces that allow easy and clear navigation. • Deliver a group of buildings that sit within the landscape. • Manage network of vehicular and pedestrian access points. • Deliver a development that compliments Uplands House. • Hide cars from general public view • Minimise impact of parking by using buildings and landscape as screening. • Maximise the potential of the site in terms of a sustainable transport • Take strong aesthetic references from existing buildings and local approach. vernacular for design and materials. • Create a series of linkages across the site that provide increased • Incorporate sustainable building techniques and materials. accessibility for surrounding neighbours. • Design new landscaped spaces establishing a transition between the • Reduce reliance on the private car by delivering a sustainable transport development and the surrounding area. solution and providing real alternatives, such as cycles, a car club, buses and • Retain existing trees and character of landscape. walking. • Use water as inspiration for the scheme. • Prioritise pedestrians and cyclists above the motorist by adopting home- • Stimulate the visitor / resident visually by designing a series of imaginative zone design principles and accommodating cars away from public spaces buildings of varying typologies. • Control access to the buildings and spaces around them. • Aspire to achieving the highest design standards. • Provide defensible space to ground floor apartments. • Ensure natural surveillance to all elevations avoiding potential ‘hiding’ places • Design spaces for separate public and private use whilst maintaining permeability.
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 7
Introduction key aims
Focal features
Private garden areas Comprehensive landscaping
Play areas Sustainability standards High quality public space Use of water Public art strategy
SUSTAINABILITY LANDSCAPE • Attain key sustainability standards by delivering a range of measures • Develop a new high-quality landscaped space that is surrounded by active including solar panels, sensitive orientation of buildings, A-rated white goods frontages and which forms the heart of the scheme. etc. • Implement green links through the site that can provide visual and physical • Deliver a sustainable range of accommodation sizes and types that include amenity as well as creating a landscaped buffer. both houses and apartments and that range in size. • Include a series of landscaped open spaces that allow for informal and • Create a socially sustainable community by fully integrating an appropriate formal play, contemplation and relaxation, that are well-designed, stimulating level and mix of affordable housing. and safe. • Foster community feeling and social cohesion through exclusivity, shared spaces, and a mix of residents from differing social backgrounds. Safety and Security • To encourage the creation of neighbourhoods where people feel safe and secure. • To design streets and spaces that have positive frontage and are overlooked by buildings. • To clearly distinguish between private and public spaces. • To create a predominantly pedestrian friendly environment where the car is secondary.
LINDEN HOMES and JOHN THOMPSON & PARTNERS 8 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 9
Introduction PLANNING POLICY
The relevant development plan against which proposals must be considered consists of saved policies within the 2004 Surrey Structure Plan and the 2003 Guildford Borough Local Plan. Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that determination of a planning application be made in accordance with the Development Plan, unless material considerations indicate otherwise. In this instance an important material consideration is the outline planning permission for the site granted by Guildford Borough Council in February 2008 (reference 07/P/01767).
The outline planning permission sets a number of clear development parameters. These can be summarised as follows:-
• The development of up to 200 new homes, 35% of which must be affordable. No saved local plan policy currently provides guidance on dwelling mix and consequently this matter has been established through negotiation with the Local Planning Authority based on a pragmatic approach to what is correct for the site.
• The retention of Uplands House and demolition of all other buildings;
• Restricting development to two and three storeys in height respecting the outline application illustrative height plan prepared by DEFRA. This provides general guidance that the northern eastern half of the site including part of the Epsom Road frontage is accessible for up to three storey development with the south western portion for two storey housing;
• The need to create pedestrian and cycle permeability between the Epsom Road and Merrow Downs;
• Car parking to respect maximum standards adopted by Surrey County Council and Guildford Borough Council. Also the inclusion of four parking spaces for use by a car club;
• The provision of 0.9 hectares of open space including a local equipped area for children’s play;
• Approximately £200,000 contribution towards the provision of off site recreational facilities, the provision of £50,000 for on site art, a financial contribution of £150k for improvements along Epsom and Boxgrove Roads and an appropriate financial contribution towards education;
• Incorporation of 10% renewable energy;
• New dwellings to meet the requirements of Level 3 Code for Sustainable Homes;
• Use of sustainable urban drainage.
The outline planning permission requires that all development detail relating to layout, scale, appearance, detailed access arrangements and landscaping should be considered by Guildford Borough Council as a reserved matters planning application. However, the outline permission is prescriptive in terms of confirming a maximum two or three storey height in the development zones shown on the approved master plan drawing. The planning permission also makes it clear that no approval has been granted in relation to the submitted illustrative layout, and a revised layout needs to be prepared and approved by the Borough Council. The outline planning permission clearly establishes the principal of residential development for up to 200 residential dwellings with vehicle access on to the Epsom Road opposite Boxgrove Road.
Guildford Council considered and accepted that the site can “accommodate 200 dwellings whilst responding to the transition in densities of surrounding residential areas, such as Gateways to the west and the higher density of Down Road to the east”. The precise mix of the new homes was recognised as being a matter for subsequent determination. The affordable housing will be pepper potted in appropriate locations throughout the development and it should be indistinguishable in appearance to the market housing.
All these key parameters have been respected by Linden Homes in the formulation of this Reserved Matters Application.
LINDEN HOMES and JOHN THOMPSON & PARTNERS history 2 12 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 13
HISTORY 2 GUILDFORD
1896 - The construction of the London Road railway lines gave rise to the The history section first describes Uplands in the context of the growth of development of areas around Guildford, followed by the history of the site, the house and its inhabitants. The Guildford, in particular between London Road and Epsom Road principles for the conversion are set out in Chapter 6. and towards Clandon Park. Epsom Road Uplands House was formerly located in the small village of Merrow, to the Railways main Routes north-east of Guildford on the Epsom Road in Surrey. Guildford and Merrow are both in the shadow of the Merrow Downs, chalk downs which form a picturesque boundary to the south of these villages. Of the two, Guildford is substantially the largest, situated in a gap in the chalk escarpment that forms natural boundaries to growth of the Town up to this day. Merrow was originally situated 2 miles to the east of Guildford but was integrated into Guildford as early as the 1920s due to the effect of the construction of a railway line in the late 1800s to serve as the main line between London Waterloo and Portsmouth.
Guildford has been established since Saxon times, its location on the ancient trackway of Harrow Way and the River Wey being deemed ideal. The town was the site for the Royal Mint although its name probably derives from the colour of the sand along parts of the River Wey – an altered version of Gold Ford. Another important function that derived from its location was the ability to defend the east-west route across the country. This explains the 1920 - Further development of establishment of Guildford Castle as early as Saxon times, later losing its terraced housing to the north of Guildford and towards Upland Park defensive uses and becoming a hunting lodge at the edge of Windsor Great and Merrow to the east. Park around the 13th century.
Guildford continued expanding as an important urban centre; this was marked by the building of the Guildhall and the adjoining Council Chamber, the Royal Grammar School and the Hospital of the Holy Trinity. This last building is known as Abbot’s Hospital and includes a renowned set of almshouses within its precincts. Despite this progress, Guilford was being affected badly by the decline in the woollen industry. This was alleviated in 1653, when the Wey Navigation was constructed facilitating access to the Thames and thus greatly enhancing the ease of transporting produce to and from Guildford.
Transport remained an important sector, both by water and by land. The coaching trade to Brighton, Portsmouth and Southampton provided an important source of income in the 18th century, this being supplanted by the establishment of the railway in the 19th century. As with many other towns across the country, Guildford expanded significantly along the railway routes. The route of the Guildford and Cobham line of the London and South Western Railway was developed extensively, Merrow being integrated into Guildford during the mid 20th century when the Bushy Hill estate was built to the north of Epsom Road. This development, together with a series of terraces Present - The construction of the A3 attracted even more to the south of Epsom Road that were built earlier engulfed Uplands House development to the west, housing and expanded the Guildford urban area up to Merrow Common, this forming estates such as Bushy Hill a boundary to the expansion of the town. Although a part of Guildford, encompassing Merrow up to the Merrow is still considered an important local centre in its own right, the area southern boundary of Merrow Downs. having a school and several shops. St. John’s Centre, the church hall, was recently enlarged and refurbished indicating its value as a focus for the A3 community.
A mid-eighteenth century view of Guildford.
Left: 1816 - Guildford, situated in a gap in the chalk escarpment known as Merrow Downs, with Merrow to the east along Epsom Road.
LINDEN HOMES and JOHN THOMPSON & PARTNERS 14 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
History Guildford
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 15
History guildford
Uplands House has a varied history, a fact that is evident from the additions to the original building as well as the later buildings built within its grounds. This interesting history is further enhanced by the inhabitants of the house, ranging from notable collectors to its use by the Ministry of Works. The house was locally listed in 2007 in view of its development potential and the fact that it is not within a conservation area. This ensures that the heritage value of Uplands House will be respected by its sensitive development.
Uplands House appears for the first time on the OS plan of 1870 located on the eastern side of Guildford. The house was located originally in the small village of Merrow and was surrounded by fields which became increasingly developed in the later nineteenth and twentieth century as Guildford increased in size and prosperity, enhanced by the coming of the railways.
Uplands House was built in 1861-2 on land known as West Common Field, which in the early 19th century was the property of Thomas Swayne, a major landowner in Merrow village, who lived and worked at Hall Place Farm. By 1860 West Common Field was owned by Frank Apted who ran a brush and turnery manufacturing business in Guildford.
In March 1861 the Uplands site was purchased from Mr Frank Apted by the well known architect, William Willmer Pocock (1813-1899) – five and a half acres at the sum of £100 per acre. He also rented a further six and a half acres from Mr Apted, with an option to purchase this land later at £90 per acre. As well as his work as an architect, which included designs for the Hall of the Carpenters’ Company and the Tabernacle in Newington Butts, WW Pocock also owned brickfields in Battersea bought by his father, William Fuller Pocock, in 1844.
Uplands House was constructed by William Swayne, who founded a building firm based in Stoke Fields, Guildford. It was his father Thomas who had originally owned the land on which Uplands was built. The same building company was in business, albeit after amalgamations, until the 1980s. The house itself was set in grounds planted with trees that reflect the nineteenth century taste for redwoods.
William Willmer Pocock moved into Uplands in 1862, with his wife and son Maurice, intending to use the house as simply a summer retreat. His wife was adamant that she wanted a small house for the summer months, however when she saw the proportions of the dining room she felt it was too small and WW Pocock obliged her by adding a “bow window”. He undertook the work himself, lifting the iron beams in small increments and demolishing the wall beneath when they were soundly in place.
At that time he also owned a property in Knightsbridge, where he had continued the work of his father, William Fuller Pocock (1779-1849), in developing the Trevor Estate. Both father and son were early members of the Institute of Architects (later RIBA). WW Pocock was a staunch Wesleyan Methodist and local preacher and in his later years wrote a series of novels under the pseudonym of FRIBA. These included ‘Fanny Wilson, a Tale for Girls’ (1892) and ‘The Mulchester Muddle’ (1893). He also wrote ‘Darwinism, a Fallacy’ in 1891.
Uplands House and its grounds at left: 1870, top: 1895, middle: 1913 and bottom: 1934 respectively; showing the expansion of Guildford to the east of the site.
LINDEN HOMES and JOHN THOMPSON & PARTNERS 16 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
History Guildford
In 1864 WW Pocock purchased more land to the east of the house, to make up the total site as it is today (nearly 21 acres). The butler’s pantry, servants’ hall and manservant’s room were added to the house between 1862 and 1870, creating a sizeable south service wing.
The difficulty of maintaining two households, combined with his decision to become a Liberal Candidate for Guildford in 1865 encouraged WW Pocock to sell his house in Trevor Terrace and move permanently to Uplands, which he did in 1867. During the same year he entertained members of the Surrey Archaeological Society in his house in Merrow, the area later to become part of Guilford.
By 1870 WW Pocock’s sons were living in Wandsworth, so he decided to move with his wife to London, buying a house called The Lawn. For the next the next twenty or so years (probably until his death) Uplands was rented out Uplands House painted by Maurice Henry Pocock around 1862 to professionals, several of whom were well known.
In about 1872 Uplands was inhabited by General D’Aguilar, a veteran campaigner of operations in the East Indies, India and the Napoleonic Wars. He was followed in 1873 by a more permanent tenant, General Augustus Henry Lane-Fox (1827-1900) a soldier, archaeologist and anthropologist, who was a Commandant of the Military Centre at Guildford during his residency at Uplands (1873-77). General Lane-Fox (later Pitt Rivers) was a collector of artefacts – not only for display – but in order to illustrate the development of human invention. His military career took him all over the world and some of his remarkable collection – now at the Pitt Rivers Museum in Oxford – may have been viewed privately while he was at Uplands. During this period he excavated a mid 2nd century Bronze Age barrow and six Saxon barrows on Merrow Downs.
By 1873 General Lane-Fox decided his collection should be publicly exhibited and between 1874-78 arranged to display around 10,000 objects at the Bethnal Green Museum. In 1880 – the year he changed his name to Pitt Rivers (having inherited the estates of his great-uncle, George Pitt, 2nd Baron Rivers) - he wanted his collection to have a permanent home and eventually settled upon the University of Oxford, where the Pitt Rivers Museum opened in 1884. The ‘bow window’ fitted in by William Willmer Pocock Another collection was displayed in nine rooms and galleries in the local after the construction of the house museum of Farnham, north Dorset.
Following the departure of General Lane Fox (Pitt-Rivers) in 1877, Uplands House was let to James Giles, a Justice of the Peace. The house was later sub-let by Mr Giles to Colonel Marcus Beresford, a military professional in the East Surrey Regiment and also MP for Southwark from 1879-1880. By 1891 James Lidderdale, a retired Colonel of the Madras Staff Corps, was living at Uplands.
William Willmer Pocock died in 1899 and Uplands was (presumably) purchased by James Cholmeley-Russell (1841-1912). He was a barrister-at-law and a Railway Manager, becoming chairman of the North Wales Railway Company. He only lived at Uplands until 1901 as he then moved into Woodlands, another large house in Merrow, where he resided until 1905.
From 1901 to 1904 a civil engineer called William J Davey lived at Uplands, and for the next four years it appeared to be empty, with no reference to the house in the annual street directories. There was a rumour that Uplands was haunted by the ghost of a young serving girl who fell from an upstairs window in the very early 1900s, whilst being chased by an amorous suitor! The south service wing constructed around 1864 after the family decided to move into the house permanently
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 17
History guildford
From 1908 to 1915 Uplands was the residence of Frederick Weber (1863-1962) who could be the same Frederick Parkes Weber, a renowned physician and writer of over 1200 medical articles and several books on the philosophy of medicine. Like his father, Sir Hermann David Weber (who was physician to Queen Victoria) Frederick was a keen Alpinist and collector of coins and vases. He was given various medals from the collection owned by his cousin’s grandfather, Professor Thomas Leverton Donaldson (1795-1885). Professor Donaldson was a founder member of the Institute of Architects and therefore a contemporary of William Willmer Pocock, the original owner of Uplands House.
From 1922-1938 Uplands is recorded as being the residence of Mrs Watson Willes. Just before the outbreak of the Second World War, Uplands House was requisitioned by the Government under emergency powers for use by a number of Government departments.
By this time, Guildford had expanded significantly, especially to the east, in the direction of Uplands House. Large properties continued being built along General Augustus Henry Lane-Fox Epson Road and rows of semi detached houses developed along the eastern boundary of Uplands House along Down Road. Further rows of housing continued being built in this area of Guildford and eventually formed a conurbation with the small village of Merrow, engulfing Uplands House within this expansion.
In December 1938 permission was given by Guildford Borough Council for the erection of 47 houses on about 12 acres of the site. A number of huts were built in the extensive grounds and the house had an unsightly brick extension added to the south wing (which Linden Homes intend to remove and to replace with an appropriate design).
After the Second World War, Uplands became one of the London periphery dispersal sites to house government employees. The standard type of single storey brick offices were erected: built this way so they could be turned into an emergency hospital should the need arise. The parkland setting of the house Aerial view of the site taken in 1987 and including the was severely compromised during this time with only a small area of open land Government Buildings - Uplands House is on the left amongst left to the east of the original house. the trees.
Between 1948-50 large sections of the Ministry of Food were brought to Uplands from their wartime HQ at Colwyn Bay (Penrhos College). The staff brought down from Colwyn Bay lived on site at first – men were lodged in the wooden huts, ladies in the main house and other brick buildings. When the Bushy Hill Estate in Merrow was built, many houses were ear-marked for the Uplands staff.
In February 1951 the Uplands site bought for £18,000 by the Ministry of Works under the Requisitioned Land and War Works Act 1945 from The Woodall-Duckham Vertical Retort and Oven Construction Company (1920s) Limited, who presumably purchased the property at some time during or after the War. By 1984 the Uplands site was known as ‘Government Buildings’, being the administrative and divisional offices of the Ministry of Agriculture, Fisheries and Food.
Its recent history as a workplace for government employees is in vivid contrast to the days when Uplands was a private residence - owned or rented by respected professionals who, interestingly, pursued similar interests in architecture, archaeology and coin collecting. A recent aerial view of the whole site, showing the spatial dominance of the ‘Government Buildings’
LINDEN HOMES and JOHN THOMPSON & PARTNERS
Site Analysis 3 20 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 21
site analysis 3 WIDER AREA ANALYSIS
There are seven distinctive settlement types in Guildford. The design guide defines them as the following: 1. Outlying Villages 4
7 6
3 2 2. Guildford Town
4 Centre
1 5 3. Loose knit late 19th and early 20th Century Suburban Housing
4. Semi-detached and
The surrounding area is typical of two character types. To the northern and terraced late 19th and early southern boundary of the site, Early to Mid 20th Century Suburban Housing 20th Century Suburban are typical. These areas display general characteristics such as detached or occasionally semi-detached houses with spaces between the buildings; Housing typically brick or render finish with clay tiles for roofing and some tile hanging. Substantial gardens with mature trees is also typical of the character. To the eastern boundary along Down Road, late 19th and 20th century 5. Early to Mid 20th terraced and semi-detached houses located on a linear street with narrow plots and generally small front gardens. Architectural features, include bay Century Suburban windows, decorative detailing and proportions typical of the period; typically brick with clay tiled or slated pitched roofs. Housing
6. Mid 20th Century 5 Suburban Areas
4
7. Late 20th Century Areas
Merrow - Character Area Four and Five
LINDEN HOMES and JOHN THOMPSON & PARTNERS 22 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT site analysis architectural character
Strategic | guildford local | site context
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 23
site analysis architectural character detail | Materials and texture
Subsequent periods of development throughout the 19th and 20th Century have created areas of housing which have their own distinctive character. In the past this distinctiveness has derived from the local building types, materials and detailing.
The local distinctive character is developing in modern Guildford today, by sympathetic use of contemporary design, materials and landscaping.
LINDEN HOMES and JOHN THOMPSON & PARTNERS 24 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT site analysis LOCAL FACILITIES
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 25
site analysis LOCAL FACILITIES
PRIMARY SCHOOLS St Thomas of Canterbury Catholic Primary School 0.30 miles Boxgrove Primary School 0.39 miles Tormead School 0.50 miles Lanesborough School 0.51 miles Drayton House School 0.59 miles Holy Trinity, Guidford, CofE Aided Junior School 0.75 miles Bushy Hill Junior School 0.77 miles Guildford High School 0.84 miles Pewley Down Infant School 1.01 miles Merrow Church of England Infant School 1.03 miles
SECONDARY SCHOOLS Tormead School 0.50 miles St Peter’s Catholic Comprehensive School 0.56 miles Guildford High School 0.84 miles George Abbot School 0.95 miles Royal Grammar School, Guildford 1.08 miles Christ’s College, Guilford 1.80 miles Guildford County School 1.81 miles
FACILITIES One Stop Community Stores 0.41 miles Merrow News 0.41 miles Boxgrove Sub Post Office 0.41 miles Rogues Public House 0.65 miles W M Morrison Supermarket 0.73 miles Lloyds TSB Bank PLC 0.79 miles Greggs Bakery 1.09 miles Food For Thought – Organic 1.22 miles Guildford Police Station 1.37 miles Kiwi Greengrocers 1.77 miles
HEALTHCARE Boxgrove Dental Practice 0.22 miles Thames Regency Ltd - GP 0.25 miles Bupa Care Homes 0.52 miles Alliance Pharmacy 0.65 miles Keenan Opticians 0.89 miles Family Planning Clinics 1.62 miles
PLACE OF WORSHIP St Pius X 0.38 miles F M D M 0.92 miles Franciscan Missionaries 0.95 miles New Church Swedenborg 0.96 miles St Josephs R C Church 1.01 miles Guildford Methodist Church 1.01 miles
COMMUNITY FACILITIES The Merrow Centre for children 0.00 miles Bushy Hill Community Centre 0.79 miles St John’s Centre 0.95 miles Guildford Youth & Community Centre 1.22 miles North Place Day Centre 1.25 miles
LINDEN HOMES and JOHN THOMPSON & PARTNERS 26 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
site analysis surrounding context
boundaries
• Northern - Epsom Road
5 • Western - Gateways 2 1 • Southern - Merrow Downs
• Eastern - Allotment Gardens and Down Road 3
6 4
5
Northern Boundary - Epsom Road
6 Western Boundary - Gateway Close LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 27
site analysis surrounding context
1 2 3 Eastern Boundary - Allotments
4 Southern Boundary - Merrow Downs
LINDEN HOMES and JOHN THOMPSON & PARTNERS 28 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
site analysis surrounding context
epsom road
The northern boundary of the site fronts Epsom Road.
Epsom Road is clearly defined by detached 20th Century suburban housing. 1 2
1
2
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 29
site analysis surrounding context
Houses Along Epsom Road
LINDEN HOMES and JOHN THOMPSON & PARTNERS 30 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
site analysis surrounding context
gateways
The western boundary of the site adjoins Gateways.
Houses along Gateways are of 20th Century Suburban Character.
Street scenes along Gateways
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 31
site analysis surrounding context
Houses along Gateways
LINDEN HOMES and JOHN THOMPSON & PARTNERS 32 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
site analysis surrounding context
Allotments and down road
The eastern boundary of the site fronts the allotment gardens as well as back gardens of houses along Down Road. Down Road is typical of late 19th and 20th terraced and semi-detached housing, these houses are carefully elevated along the linear street to ensure important public views of Merrow Downs.
Allotment Gardens
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 33
site analysis surrounding context
Houses along Down Road
LINDEN HOMES and JOHN THOMPSON & PARTNERS 34 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
site analysis surrounding context
merrow downs
The southern boundary of the site adjoins Merrow Downs. Open grassland and mixed broadleaf woodland. The downs is an area of historic interest covering some 157 hectares, which includes Guildford Golf Club and has fantastic views to the north and east.
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 35
site analysis surrounding context
LINDEN HOMES and JOHN THOMPSON & PARTNERS 36 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
site analysis site photographs
north and south eastern edge
The site is currently occupied by a regular arrangement of post-war offices which follow the natural topography of the site. These are predominantly
single-storey linear buildings constructed from red brick with flat roofs. Also 3
of mid-20th Century date is the staff canteen located at the centre front of 7 the site is two-storey with decorative red brick detailing. The post room and nursery where also located in the single-storey blocks. 4 5
2 6
1
1 2
3 4
5
6 7
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 37
site analysis site photographs
South western edge
Towards the south west of the site is a multi-storey glass and concrete structure (Block E) dating to the 1970s, with modern extension to the rear. All of the structures have undergone modernisation, both internally and externally, with limited survival of historic fittings and fixtures. A gym was also located in this area. 3
4
2 1
5
1 2
3 4
5
LINDEN HOMES and JOHN THOMPSON & PARTNERS 38 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
site analysis site photographs
uplands house 9 Locally listed Uplands House is situated to the west of the site, with open gardens to the east and car parking to the west. The building is currently vacant and was used for storage, it was originally erected as a domestic dwelling and subsequently converted to office use in the mid-20th Century. The main building dates to the 1860s with the servants’ wing added shortly after. Both are constructed from coursed rubblestone with heavy strap 1 pointing and stone dressings and quoins. The main house is two storeys plus attic and basement with large bay windows to the ground floor and hung- sashes above. The attic is lit by gabled dormers above a deep, bracketed 2 cornice. Extending across the north and west elevations is a timber verandah 7 with lead roof . 4
5 Extending to the south of the structure is a mid-20th Century, two-storey extension of red brick. Although this forms part of the local list designation, the extension is considered to be of negligible value due to its intrusive 8 character. 3
6
1 2 3
4 5
6 7 8 9
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 39
site analysis site photographs
North west edge
An existing substation is located in the north west edge of the site near the Boxgrove / Epsom Road junction entrance. The north west side of the site is also dominated by Single-storey linear post war buildings. 4 3
2
6 5
1
3
1 2
4
5 6
LINDEN HOMES and JOHN THOMPSON & PARTNERS 40 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
site analysis Constraints & opportunities
The analysis is presented on the following pages as a set of ‘layers’. This enables each aspect of the site to be examined in turn. The list of layers is as follows:
1. Orientation 2. Massing 3. Vehicular Access and Movement 4. Hard standing 5. Topography 6. Views and vistas 7. Trees and Root Protection Areas 8. Tree Preservation Order
1. orientation
The site is orientated in a north-west / south-east direction. All the existing buildings with the exception of Uplands House are laid out according to this geometry. This orientation is led by the contour heights across the site.
N
S Winter Sun
Summer Sun
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 41
site analysis Constraints & opportunities
2. massing
The existing buildings on the site range from 1 to 4 storeys in height.
The highest parts are at the southern and eastern ends.
Majority of the buildings are one storey throughout the site, with the exception of the office building on the South East Edge which is of more considerable height and scale.
Key
1 Storey 2 Storey 4 Storey
LINDEN HOMES and JOHN THOMPSON & PARTNERS 42 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
site analysis Constraints & opportunities
3. vehicular access and movement
• There are 2 points of access to the site • Epsom Road is currently a 40mph zone • Bus Route 36,463,478 and 479 passes along Epsom Road. • Large existing car parks throughout the site.
Key
Existing Access
Vehicle Movement within the Site
Bus Route
Parking Courts
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 43
site analysis Constraints & opportunities
4. hard standing
There is a considerable amount of hard standing on the site accounting for 47% of the overall site area.
Key
Existing Access
Vehicle Movement within the Site
Bus Route Key
Parking Courts Hard Standing
LINDEN HOMES and JOHN THOMPSON & PARTNERS 44 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
site analysis Constraints & opportunities
The site slopes up from North to South with a rise of approximately 14 metres over a distance of 250m from the North (Epsom Road) to the south western corner of the Merrow Downs Boundary. Throughout the site, there are specific areas with significant level changes.
Western Boundary -Down Road Eastern Boundary - Gateways
D own
r oa
d
d Roa Epsom
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 45
site analysis Constraints & opportunities 1 4 m
Northern Boundary - Epsom Road Southern Boundary - Merrow Downs Below: photographs of existing level changes
g ate w ays Steps towards Uplands House
Ramp towards office building
Bo x Above and below terraces at south of site d g Roa r om o Eps ve r o a d
LINDEN HOMES and JOHN THOMPSON & PARTNERS 46 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
site analysis Constraints & opportunities
6. Views and vistas
Views in and out of the site on all four boundaries are almost completely obscured by dense planting and trees in the spring/ summer season. However in winter, trees are less dense and the site can be partially viewed from various points. View 1 - Summer
View 1 - Winter
View 2
View 2 - Summer
View 2 - Winter
Key
Boundary Views View 1 Vistas
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 47
site analysis Constraints & opportunities
7. Existing Trees
Due to their high amenity value, their importance as landscape features and their biodiversity resource, many of the trees on site are subject to a Tree Preservation Order (TPO) by the Guildford Borough Council which was made on the 2 July 2008.
LINDEN HOMES and JOHN THOMPSON & PARTNERS 48 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT site analysis Proposed retention & demolition
The Sports Centre (to be demolished) Block E - Offices (to be demolished) Block A - Offices (to be demolished) Uplands House - Annexe (to be demolished)
Ancillary buildings (to be demolished) Ancillary buildings (to be demolished) Plant and Substations (to be demolished) Block B - Offices (to be demolished)
Uplands House (to be retained)
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 49
site analysis Proposed retention & demolition
Proposed Retention and Demolition The Conservation Statement in Chapter 6 of this document categorises the existing buildings as follows: Uplands House and the DEFRA buildings
Demolition It is proposed that all the DEFRA buildings including the extension to Uplands House are demolished.
Refurbishment Uplands House – is a nineteenth century villa, locally Listed in 2007.
The plan below shows the extent of retention of Uplands House and the demolition of the remaining buildings.
New Development It is proposed that new high quality residential development is sensitive to the setting of Uplands House and the mature landscape features.
Key
To be retained
to be demolished
LINDEN HOMES and JOHN THOMPSON & PARTNERS LINDEN HOMES and JOHN THOMPSON & PARTNERS Community Involvement 4 52 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 53
Surrey Advertiser th community involvement 4 11 July 2008 Front page
Linden Homes appointed specialist consultation and communication consultants, PPS Group, in May 2008 with a view to conducting a thorough consultation with local stakeholders, businesses and residents.
The consultation has enabled Linden Homes to better understand, and to respond to, issues arising from the local community as a result of the development proposals.
Methodology and programme The consultation incorporated the following events and actions:
• Meetings with local stakeholders • An initial newsletter explaining the proposals and inviting the local community to the exhibition • Advertisements publicising the proposals and exhibition • A two-day public exhibition held • Community helpline live and manned throughout the consultation period • Website and email address • Presentation to local councillors and stakeholders • Ongoing community liaison
A detailed explanation of how each of these aspects of the consultation programme was carried out is provided below.
Newsletters
An introductory newsletter outlining Linden’s proposals for the former DEFRA site was sent to
around 2,800 local residents, businesses and stakeholders at the beginning of July.
The leaflet provided information on the plans and invited recipients to attend the public exhibitions held on site on 11th and 12th July 2008. Copies of the newsletter were also sent to local amenity Public Exhibition for redevelopment of the former DEFRA site, Epsom Road, Guildford groups and local councillors.
Linden Homes is pleased to confirm that it has successfully acquired
the former DEFRA site on Epsom Road, Guildford. Community helpline
We would like to invite you to a public exhibition to view the The community helpline was set up to ensure a means of communication between local residents, redevelopment proposals. The exhibition will illustrate how the
businesses, politicians and stakeholders and the project team. The line provided an opportunity for Masterplan for the former DEFRA site has evolved since the original
outline planning permission for the site was granted. these groups to speak directly to the team, pose questions and express their views on the
The exhibition is being held at the former DEFRA offices, Epsom proposals.
Road on: th x Friday 11 July 3pm – 7pm th The helpline number is manned between 9am and 5.30pm Monday to Friday and has an x Saturday 12 July 11am – 3pm
answerphone service out of hours. All calls received to date have been fielded by PPS and have Member s of the project team will be on hand to answer any questions been formally recorded in a call log. The helpline number is 0800 019 4577. you may have about our proposals and to discuss your views.
For further information, please call the project team on 0800 019 4577
or visit our website: Website and community email ww w.TheFormerDEFRAsiteEpsomRoadGuildford.co.uk A website was set up in advance of the exhibition to provide an additional means for local residents, businesses and stakeholders to access information on the proposals. The site contains details of the exhibition and indicative images. The website also gives the community telephone number, should visitors have any additional questions.
The website address is: – www.theformerdefrasiteepsomroadguildford.co.uk Epsom Road,Guildford The former DEFRA site There is also a project email address set up as a response mechanism, allowing the public to contact
INVITATION the project team directly. The email address is info@ TheFormerDEFRAsiteEpsomRoadGuildford. co.uk INTRODUCTION Linden Homes has recently purchased the former DEFRA site, Epsom Road, Guildford. As you may know, the site has outline planning permission for 200 new homes. As the new owner of the site, Linden Homes is in the process Stakeholder discussions of preparing a masterplan which will show the detail of how it proposes the new homes will be laid out, what type of houses are being proposed and how the site will be Discussing the proposals with local groups and representatives has been a central part of the landscaped. At this early stage in the process, Linden Homes would like to invite you to attend a public exhibition designed to show you consultation programme. The discussions were designed to provide one-to-one briefings on the our detailed proposals. proposals, and to give key local stakeholders the chance to raise concerns and have them addressed The exhibition will be held on site at the former DEFRA offices, Epsom Road on: at an early stage. 11th July 3 pm - 7 pm and 12th July 11 am - 3 pm. Please come along and see our proposals - members of the project team will be available to answer any questions and we look forward to meeting you then. Discussions have taken place with Guildford Society, Merrow Residents Association, Guildford Allotments Society, Downsedge Residents Association, Cranley Road Residents Association, The site The site is located on Epsom Road (Guildford) opposite the Councillor Hodges, Councillor Westlake, Councillor Furniss, Councillor Jordan and Councillor junction with Boxgrove Road. At present it contains a large number of office buildings, one rising to four storeys - these are now empty following DEFRA’s decision to wind down Carpenter, as well as those councillors that attended the exhibition. operations in 2005. Uplands House, a building considered by the council to have architectural merit, is located in the centre of the site. Aerial view of the Epsom Road site There are a number of mature trees on site that will be retained under the proposals, many of which provide a good boundary with neighbouring areas, screening the existing buildings. There are also a number of trees within the site and around the open space at the centre which frames Uplands House.
www.TheFormerDEFRAsiteEpsomRoadGuildford.co.uk
LINDEN HOMES and JOHN THOMPSON & PARTNERS 54 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
Community involvement
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 55
Community involvement
Public exhibition A manned public exhibition was on site on 11th and 12th July 2008. The purpose of the exhibition was to provide attendees with detailed information on the plans and to invite them to comment on the proposals.
The exhibition was publicised widely around the site using:
• Newsletters distributed to around 2,800 residents, businesses and stakeholders in the surrounding area
• Letters to councillors, with newsletters enclosed and an invitation to the exhibition councillor preview (held prior to the public opening of the exhibition)
• Advertisements in the Surrey Advertiser and Surrey Times that appeared on weeks beginning 30th June and 7th July.
The project team manned the exhibitions between 3 pm – 7 pm on Friday 11th July and 11 am – 3 pm on Saturday 12th July.
The response Over 415 attended the exhibition over the weekend, although the total may be higher than this given the difficulty in counting attendees in busy periods. The sign in book showed that 244 people (59%) recorded their details, with 84 (20%) completing questionnaires. A further 16 people signed up for site tours.
The questionnaire asked attendees how they rated the exhibition from 1-10, 10 being the highest. The mean average response was 7/10 (total score of 484 divided by 69 respondents answering this question), indicating that the exhibition was generally well received.
The comment sheet asked respondents to answer “Which elements of the scheme do you feel work particularly well?” and “Are there any elements of the masterplan that you think should be approached differently?” as well as to provide some demographic details.
Other meetings held as part of developing the scheme proposals include: 25 September - Meeting with Guildford Borough Council - Planning and Urban Design Officer
21 September - Meeting with Guildford Borough Council - Planning and Urban Design Officer
9 and 18 September - Public site tours (for those who signed up at the public exhibition)
21 August - Feedback presentation (for ward councillors, neighbouring ward councillors, Downsedge Residents Association, Merrow Residents Association, Guildford Allotment Society and Guildford Society)
1 August - Meeting on site with Guildford Borough Council - Design and Conservation Officer
30 July - Meeting with Surrey County Council (Highways)
11 and 12 July - Public exhibition Cranley Road Residents Association - met at exhibition Guildford Allotment Society - met at exhibition Merrow Residents Association - met at exhibition
10 July - Downsedge Residents Association
3 July - Guildford Society
26 June - Councillors for Merrow ward (Councillors Carpenter and Westlake)
19 June - Councillors for Christchurch ward (Councillors Hodges and Furniss)
LINDEN HOMES and JOHN THOMPSON & PARTNERS 56 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
Community involvement
The comments received in response to the first question are detailed in the table and graph below:
Which elements of the scheme do you feel work particularly well?” Responses Green central park 12 Retention of trees 10 Affordable housing 7 Good use of site/better than existing 7 Landscaping 6 Eco-initiatives 5 Exhibition 4 Preservation of Uplands House 4 Boundary treatment 1
Village Green Area
Retention of Trees * The percentages are based on the total number of comments, some attendees may have commented on more than one area.
The responses indicate that:
• The village green space is a popular element in the masterplan and should be retained in future iterations of the scheme • The retention of trees is important to local people and should be carefully considered when agreeing the final layout • 13% of comments were related to affordable housing, indicating that people felt this was a positive part of the scheme • 13% of comments related to the scheme as being a better use of the site than the existing, indicating some desire for a change to the status quo
Affordable Housing
“This is a really exciting opportunity to develop this currently ugly area into a functional residental use”
“The layout looks promising and we are interested”
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 57
Community involvement
The comments received in response to the second question are detailed in the table and graph below:
Are there any elements of the masterplan that you think should be Responses approached differently? Parking 16 One exit not sufficient 16 Infrastructure - roads/schools/doctors etc. 10 Three storey development is too high 5 More solar panels are needed 4 Proximity to Down Road 3 Location of play area 3 Concern over proximity of homes to Downs 3 Proximity to Gateways 2 Parking Too many houses 2
Exit at Boxgrove Junciton * The percentages are based on the total number of comments, some attendees may have commented on more than one area.
The responses indicate that:
• Parking was a concern for a number of attendees – many felt that the number of spaces ought to be higher than Surrey County Council standards • There was concern that one exit would not be sufficient for the about of traffic entering and exiting the site • Other concerns included local infrastructure, the height of development and the need for more solar panels
Following the exhibition, the results were compiled to and passed to the design team to allow for changes to be made to the scheme.
Infrastructure
Visitors’ book 244 visitors signed the book on their way into the exhibition – 119 on Friday 11th July and 125 on Saturday 13th July.
Examples of comments left are given below:
• “Please consider those who are downsizing and require three spacious bedrooms – not flats of a retirement home” • “Good to see plans although questions about access didn’t seem able to be answered. Boxgrove junction as only access is not practical” • “I do not want apartments opposite my house” • “Seems reasonable” • “Interesting” • “Interested in buying” • “Although number of car parking spaces meets legal requirement this is an issue as many families have two cars” • “Thank you for allowing us to see the plans. I hope there will be affordable two bedroom houses” • “Good exhibition, thanks” • “I do hope that the many trees will be saved”
Feedback presentation Following a request from local councillors at the exhibition, the team arranged to present the emerging revised plan to the ward councillors, neighbouring ward councillors, Downsedge Residents Association, Merrow Residents Association and Guildford Society (Cranley Road Residents Association were also invited).
The presentation was held at Guildford Borough Council offices on 21st August at 3pm and was designed to address each of the topics raised above and show how the masterplan has evolved to respond to each issue. Councillors and stakeholders were encouraged to take a copy of the presentation to enable them to comment in greater detail at a later date should they so wish.
LINDEN HOMES and JOHN THOMPSON & PARTNERS
Masterplan 5 60 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 61
masterplan 5
RETENTION & DEMOLITION The Site Analysis (chapter 2) and Uplands House (chapter 6) sections of this document explain in detail the buildings to be demolished and those to be retained and the justification for this, but essentially Uplands House is the single building within the site, that has sufficient architectural merit that warrants its retention and conversion.
REFURBISHMENT Uplands House will be sensitively refurbished to create modern, open-plan apartments that retain as much of the character and internal / external features of the building as possible whilst complying with the relevant Building Regulations. Works will be carried out externally to the building to remedy unsuitable and inappropriate additions that have occurred in the latter stages of the 20th century, and to accommodate the removal of the unsightly annexe building.
NEW DEVELOPMENT It is proposed that new residential development be located on land made available by the removal of the poorer quality buildings on the site. This will be designed in a sensitive arrangement that respects Uplands House and the surrounding urban context. It will positively respond to the site’s edges and context. The footprint of the new development will not exceed the footprint of the buildings to be demolished.
USES During the community consultation programme there were numerous discussions regarding mixed uses, principally:
1. What new uses (if any) are appropriate on the DEFRA site 2. How might these uses complement or compete with the various uses and facilities currently in Merrow
The site analysis (chapter 2) section of the document details the existing uses in the surrounding area, within easy reach of the site, and the proximity of the site by various means of transport to Guildford Town Centre.
On balance, the general consensus was that the site was not sufficient in size to justify mixed uses and would impact upon the financial viability of the existing 'SPOU&MFWBUJPO uses in the area. Additionally with the close proximity and easy accessibility of )PVTF5ZQF& Guildford Town Centre it was felt that residents would prefer to use these &QTPN3PBE facilities. Through the contribution of S106 Agreement Monies to be agreed (VJMEGPSE with Guildford Borough Council, local infrastructure and community facilities can be supported, or new ones provided that have been identified by GBC as being of most urgent need.
INCLUSIVE DESIGN & HOME-WORKING To develop the site to create a socially-sustainable community, it is proposed that a broad range of dwelling type and sizes are provided to attract all types of residents and a cross-section of society. Together with a range of tenures which included general needs rent, shared ownership, elderly units, special needs units and private sale, and a robust management regime, this should ensure such a community is given every opportunity to be delivered. Opportunities to work from home through flexible internal living arrangements, studios above garages, rooms in the roof and other initiatives are incorporated to further reduce the reliance on the private motor car to travel to work, encourage a stable rather than transient community, help ensure a sustainable environment and allow for growing families.
LINDEN HOMES and JOHN THOMPSON & PARTNERS 62 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT masterplan Character Analysis & Response
Northern Boundary Low grade modern buildings set within a large expanse of hardstanding, which turn their backs on the area beyond the boundary. Trees and vegetation form a dense barrier to the northern boundary with some breaks. Demolition will result in a large rectilinear piece of developable land with very few trees and good connections to the Epsom Road. The area includes the site entrance point, so the trees will help define the site’s initial character.
Response: Suitable for strong frontage overlooking the northern boundary with taller buildings marking entrance points and parking tucked behind.
Uplands House The building has potential but has been poorly maintained externally and crude later additions leave it appearing aesthetically-confused. It sits on higher ground and can be seen from the site entrance and has a distinctive local character. The 2.5 storey building has hipped roofs, chimneys, verandas and ornate stone and timber detailing.
Response: Retain, restore, respect the historic building. Remove the 20th century southern extension and replace with a contemporary separate structure that acts as a counterfoil.
Western Boundary Gable-ends of modern office buildings and large expanses of hardstanding lie along the boundary to the west, screened by a dense swathe of trees and planting from significant two storey traditional houses located close to the boundary in Gateways – a series of cul-de-sacs. The land slopes down to the south steeply in this part of the site.
Response: Proposed buildings are positioned away from the boundary to protect the existing trees and maintain privacy to neighbours. The more informal building arrangement is reflected along this edge, with a series of plateaus adopted to mark change in characters.
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 63
masterplan Character Analysis & Response
Eastern Boundary The allotment gardens and a public footpath run along the entire length of this edge and separate the site from a linear row of houses that maintain public views to the Downs. Rows of utilitarian single storey mundane, post-war buildings stagger along the boundary responding to the natural rise in topography. Trees along the boundary provide some privacy but are less dense on this edge.
Response: Integrate the public footpath and landscaping where possible along the boundary to enhance permeability and safety. Buildings should be setback to protect trees but can be taller due to proximity of nearest neighbours.
Village Green Area An extensive number of protected mature trees do much to ensure this area remains a defined green space. An air of neglect and self-sown planting render Uplands House largely invisible from this direction. The site levels are less severe in this location. The access road wraps around this area containing and defining its edge.
Response: Retain and rationalise this area, maintaining its natural feel but in a more controlled way. Introduce pathways to aid permeability and re-use the existing steps and retaining wall. The access road should generally follow the alignment of the existing one in this location for sustainability and practical reasons. New buildings can be more grand and should define this space.
Southern Boundary Adjoining the expansive Merrow Downs a thick line of trees and vegetation overshadows a large strip to the south of the site, and prevents views through to a 4 storey concrete office building and assorted lower outbuildings. Substantial hardstanding covers most of this area within the site. Dense undergrowth and a formidable boundary treatment prevent entry / exit in this location.
Response: Thin out some of the vegetation at lower levels to allow some glimpsed views through. Provide a new pedestrian link through on to the Downs with a notional boundary treatment. Buildings to be lower in height and density here, and not joined to each other. The landscape should be encouraged into the scheme at this point to provide a softer transition.
LINDEN HOMES and JOHN THOMPSON & PARTNERS 64 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
masterplan Layout Principles
The layout of the masterplan is determined by the position and setting of Uplands House, and the trees and landscape that surround it. In addition the masterplan must establish a clear structure of spaces, places and routes, where safe overlooked high quality public realm is the priority. Furthermore at Epsom Road we are seeking to create a development that is sustainable, both in environmental and social terms so the masterplan must endeavour to facilitate this. Clearly there are a number of design drivers each of which must be considered if we are to create a successful, thriving and sustainable community.
This drawing illustrates the broad approach to the masterplan which has been to sensitively locate new development on the site, whilst respecting the setting of the retained Uplands House and surrounding neighbours, to protect and enhance existing green spaces, to create a strong frontage on Epsom Road and to identify important visual links and connections across the site and beyond.
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 65
masterplan Layout Principles
Following the Public Consultation Weekend these key aspirations were identified and incorporated within the scheme proposals.
In considering these various design drivers we have set out a series of broad In addition we have identified the following broader sustainable principles that principles which underpin the masterplan. These principles can be summarised reflect ‘good practice’ and have influenced the design: as follows:
The village green area should be sensitively framed Rainwater Collection and fronted by new development, with the focus on The collection of rainwater from the roofs of Uplands House as the centre piece dwellings should be incorporated.
The massing, form and character of new Terrace development should respond to and be sensitive to The incorporation of terraces and balconies to the massing, form and character of the surrounding provide amenity space, maximise views and buildings. encourage activity.
The density of the new development should reduce Recycling southwards towards the rural edge to create a soft The inclusion of adequate storage space and edge between the landscape and the built receptacles to allow recycling of refuse. environment.
New development will respect the dominant Wildlife Habitat geometry and orientation of existing buildings. The provision of a number of green spaces and edges to promote local wildlife habitat.
New development must take advantage of good Shutters and Screens orientation in order to maximise energy efficiency The use of shutters, screens and other devices to and minimise energy consumption. This approach protect against solar warming to south-facing also provides the opportunity for energy generation. elevations.
A clear structure and hierarchy of public, semi-public Cycle Store and private spaces must underpin the layout, taking The promotion of cycle usage through the provision the existing village green area and Merrow Downs as of adequate communal and individual stores. a starting point.
The two flanks of the site are different in their Permeable Footpath Surfaces relationship with the adjoining neighbours, exposure The reduction of surface water run-off rate by the and character. The layout in these areas should adoption of permeable footpath, cycle path and road reflect and celebrate these differences. surfaces.
The development must promote pedestrian links Water Features through the site from Epsom Road to the Merrow The integration of water features within the Downs and vice versa. landscape framework to provide focus, activity and a sense of calm.
The site’s entrance from Epsom Road must be Green Courtyards celebrated and marked as a gateway to announce an The adoption of green courtyards and spaces entrance. through a comprehensive planting strategy including vertical greening where appropriate.
New development should define and enhance Communal Gardens existing views as well as create a clear hierarchy of The desire to promote social interaction through the new views through and around the site. provision of communal gardens of varying size and feel.
LINDEN HOMES and JOHN THOMPSON & PARTNERS 66 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
masterplan Proposal
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OAD EPSOM R 4 21
DOWN R 11 22 B
O A 23 D 10 A 3
14 18 24
E 26 24 8 C 16 17 26 26 16 F 13 9 D 2
15 1 15 26
9 25 18 26 G
18 I
H 28 6 27 20
5 19 28 ways Gate 9
J 7
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 67
masterplan Proposal
Masterplan Masterplan
A. gatehouse Square Entrance The masterplan proposal includes a total of 200 dwellings, of which 144 are B. pedestrian Pathway Entrance houses and 56 are apartments. The existing Uplands House is retained, C. uplands Avenue refurbished, converted, and accounts for 5 of these apartments. D. uplands Square E. mews Garden The development is accessed from a signalised junction to the north on F. Village Green / LEAP Epsom Road (conforming with the existing outline planning permission). G. uplands Court There will be an additional emergency access on to the site further along H. merrow Lawns Epsom Road. I. greenway J. merrow Downs Dwellings have been arranged to form a sensitive and coherent layout; maximising solar gain, creating key spaces and providing for sustainable lifestyles. Buildings have been orientated, positioned and arranged to respond to the surrounding urban grain, with a higher density closer to the Epsom Existing Buildings Road, and a lower density development towards the south, closer to Merrow 1. uplands House Downs.
Public Realm & Open Space On accessing the development, an arrival point defines an axial view through 2. Village Green area with existing mature to Uplands House, which in turn forms the focus for the central Village Green. trees retained This space has been sensitively framed by buildings. The unsightly extension to 3. lEAP and Mews garden area Uplands House has been removed, and a contemporary-styled separate 4. green Edge along Epsom Road annexe building sited adjacent to the house. 5. merrow Lawns which step down from the Downs A series of key spaces are provided throughout the development in a clear 6. greenway logical hierarchy, and which respond to the existing vegetation and 7. merrow Downs landscaping. Existing trees will be retained where possible and enhanced with 8. Adjoining Allotment Gardens new trees and landscaping to provide a pleasant place to live and sufficient 9. Existing trees retained and supplemented privacy. Buildings are sited with sufficient distance from existing trees so as to site boundaries to retain privacy not to add undue pressure on future growth ability and ensure adequate sunlight to dwellings. Movement & Transport 10. Existing signalised vehicular entrance The development provides for a high level of permeability, both laterally upgraded to provide primary site entrance across, and through the site. The existing public footpath adjoining the site has 11. Emergency access from Epsom Road in been integrated and links to the Village Green. Pedestrian and cycle routes position of current access are provided from Epsom Road through to the Downs. Routes and pathways 12. Bus route to Guildford Town Centre will be overlooked, well-lit and have integrated landscaping. - existing bus stop on Epsom Road 13. Car club spaces 14. Cycle route linking Epsom Road with the Village Green 15. pedestrian route linking Merrow downs to Epsom Road through the site 16. Existing retaining wall and steps utilised to allow pedestrian movement through the site 17. main site access road 18. parking courts 19. informal ‘drives’ to larger dwellings 20. lateral pedestrian routes across site 21. New links formed to existing public footpath 22. Existing public footpath running alongside allotments
Residential Areas 23. Epsom Road frontage 24. mews and inner core 25. Uplands House with annexe and Uplands Court 26. Village Green frontage 27. lower density greenways with larger family dwellings 28. Rural edge
LINDEN HOMES and JOHN THOMPSON & PARTNERS 68 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT masterplan concept Aerial Perspective
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 69
masterplan Aerial Perspective
LINDEN HOMES and JOHN THOMPSON & PARTNERS 70 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT masterplan Layout Principles
Density & Massing
The buildings have been arranged on the site to respect neighbouring development and boundary conditions. Taller buildings (2.5-3 storey) will provide gateway focuses and ‘internal’ focus points, whilst the majority of the proposals will be lower (2 storeys). Overall a sensitive approach has been taken in the location of buildings and their height to create a 1 Storey unified streetscene with areas of interest at key points. Eaves height above ground floor openings - generally garages
1.5 Storey
Eaves height cuts through first floor openings, with first floor accommodation set mostly in roof space - generally studios above garages
2 Storey
Eaves height above first floor openings - generally mews and terraced houses
2.5 Storey
Eaves height cuts through second floor openings, with second floor accommodation set mostly in roofspace - generally gateway, focal points and detached houses
3 Storey Eaves height above second floor openings - generally townhouses around central green
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 71
masterplan Layout Principles
g ate w ays
D own
r oa Bo d a x d Ro g Epsom ro ve ro
a d
Existing
g ate w ays
D own
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Proposed LINDEN HOMES and JOHN THOMPSON & PARTNERS 72 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
masterplan Layout principles
urban grain
The proposed development is well integrated with the surrounding environment and compliments the neighboring buildings and the local area more generally in terms of scale, density, layout and access.
The overall layout reflects the character of Epsom Road and the surrounding area and includes a large area of open space in the centre of the site. Smaller units and flats are located North of the site, with less dense semi detached housing, and larger detached houses are located in the South, where the site adjoins similar scale properties in Gateways to the west and the Merrow Downs to the south. This provides an appropriate transition between the urban area and the countryside edge.
Existing Proposed
Hardstanding 47% Hardstanding 28%
Landscape 22% Landscape 49%
Building 31% Building 23%
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 73
masterplan layout principles
Orientation
The proposals seek to maximize the number of southerly orientated properties. This enables the installation of solar panels on south-facing roofs and generally larger areas of glazing being provided on south-facing facades.
The site is orientated in a north-west / south-east direction with the surrounding context, as well as Uplands House, aligning with the geometry established by Epsom Road. The proposed buildings have been laid out according to this geometry and allows the maximum amount of daylight to penetrate the streets and spaces. This orientation is led by the contour heights across the site.
Living spaces and main bedrooms are generally orientated south and west (living rooms are often dual-aspect). Balconies and roof terraces are also 27o positioned with similar aspects.
Key
south Facing Front
south Facing Rear
south Facing Apartment Block
West Facing Apartment Block
West Facing Front
West Facing Rear
Existing Buildings
LINDEN HOMES and JOHN THOMPSON & PARTNERS 74 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
masterplan Layout principles
Key Spaces
The layout is structured by a series of routes and visual connections which stem from the central village green. The gateway points and ends of the village green are marked by two focal points – Uplands House and a feature apartment block.
The routes and spaces are linked in a clear sequence that guides the visitor through the development in a logical way, allowing easy navigation.
The gatehouse square is linked on axis through to Uplands Square, a hard- landscaped space that provides a setting to the retained Uplands House. This addresses the key piece of public realm – Village Green (6), from which access to Epsom Road via the Mews Garden, or Merrow Downs via the Greenway or Merrow Lawns is possible. Uplands Court (7) provides a linking space from the existing to new buildings.
Play space is integrated within the Mews Gardens (5).
2
1 5
3
4 6
6
7
9 Key 11 1. gatehouse Square Entrance 8 11 2. pedestrian Pathway Entrance 3. uplands Avenue 4. uplands Square 5. mews Garden 6. Village Green / LEAP 7. uplands Court 8. Merrow Lawns 10 9. greenway 10. merrow Downs 11. shared Gardens
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 75
masterplan layout principles
Views and vistas
Views and vistas are important to a development to create a sense of spatial awareness, define clear routes within the Site and help to provide pleasant places to live. We have opened up the site to create shorter views around the development (through to Uplands House from the north, around the village green, along the greenway, through the Uplands Lawns) and longer views through the development (towards Merrow Downs from the north and through to Epsom Road from the south).
We have provided inward facing views and vistas to the central part of the development to respect the privacy of adjacent properties where they occur. Internal views and vistas concentrate on key spaces.
Key
longer Views
shorter Views
Key Views
LINDEN HOMES and JOHN THOMPSON & PARTNERS 76 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
masterplan Layout principles
edges
The edges to the development are formed by a number of physical and natural barriers. The northern edge is screened from Epsom Road by a dense swathe of mature trees. A strong frontage is formed behind them. The eastern boundary is screened from the nearest neighbours by mature trees and allotments gardens, both of which provide privacy – higher density dwellings are possible here. The western boundary also contains mature vegetation, however existing houses are positioned close to the boundary, therefore proposed dwellings are set further away from this edge. Further planting is proposed here to strengthen the boundary and enhance privacy. The southern edge borders the Merrow Downs, and as such a lower density pattern of development is proposed to reflect this rural edge.
Key
urban Edge
Approach
Rural Edge
Allotment Edge
Western Edge
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 77
masterplan layout principles
Green Link
The concept of the green link is to be provide a safe and attractive pedestrian link from Epsom Road through to Merrow Downs on a strong desire line, to ensure its continual use.
The link has been located centrally along the Epsom Road frontage and is overlooked along its entire length by residential dwellings. The link passes through a number of different character areas and is formed from a series of spaces, beginning with the Mews Garden, to the central Village Green, either the Merrow Lawns or Greenway and finally the Merrow Downs. Each space has a different feel in terms of its character, function, architecture, landscape and size depending upon its location within the masterplan.
Key
green Link
LINDEN HOMES and JOHN THOMPSON & PARTNERS 78 epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT
masterplan Layout principles
Permeability
Pedestrian / cycle and vehicle connectivity has been enhanced throughout the masterplan design and maximises both the existing connections whilst introducing new connections to create improved connectivity and permeability through the site and out to the surrounding areas. Natural surveillance has been incorporated within the design to ensure that key links within the site and to connecting areas are overlooked, and to avoid the potential for unsociable behaviour.
Example of cycle routes
Key
pedestrian route
Cycle route
Vehicle route
Emergency access
Existing routes
LINDEN HOMES and JOHN THOMPSON & PARTNERS epsom road, guildford Former Defra Site - DESIGN & ACCESS STATEMENT 79
masterplan layout principles
Character Areas
Based around the central Village Green and entrance area, six character areas have been identified, each of which are considered to have a particular identity within the overall masterplan. These areas have emerged due to the natural varying character of the site, and the proximity to existing buildings and landscape features.
Whilst we are considering varying characters in the architecture and landscape within these areas, the design of the overall masterplan and certain unifying elements in the architecture and urban design will ensure that there is a holistic and comprehensive approach to the development avoiding the creation of a series of potentially unrelated parts.
Key
the Gateway terraces and Mews urban Edge town Houses and Gateway Apartments the Mews mews Courts and Homezones the Village Green uplands House and Town Houses the Greenways Homezone Terraces and Mews Courts Rural Edge Detached Houses
LINDEN HOMES and JOHN THOMPSON & PARTNERS