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Appendix 1 Land South of Hare Lane: Technical Details

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Appendix 1 Land South of Hare Lane: Technical Details Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Appendix 1 Land South of Hare Lane: Technical Details The Crown Estate February 2017 29 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) The Crown Estate February 2017 30 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Appendix 1a Land South of Hare Lane: Masterplan The Crown Estate February 2017 31 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) The Crown Estate February 2017 32 G:\JOBS\SNPL 374532 - The Crown Estate - Elmbridge\Blundel Lane, Oxshott\B) Drawings\INDD\Masterplans 24/02/17 Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Offi ce Crown copyright licence number 100024244 Savills (UK) Ltd. Savills does not act as Principal Designer and this drawing is not intended to inform Construction Design Management procedures. Opportunities and Constraints Published for the purposes of identifi cation only and although believed to be correct accuracy is not guaranteed. Land South of Hare Lane, Claygate Site Boundary 6.36ha Built Form Woodland Green Belt Railway Public Rights of Way Minor Roads Water Bodies Flood Risk Zone 3b Flood Risk Zone 3a The Avenue Flood Risk Zone 2 Hare Ln Site of Special Scientifi c Interest Countryside and Rights of Way Conservation Area Listed Building Locally Listed Building Hare Ln Existing Vegetation on site CClaygatelaygate Potential Access Points sstationtation k Lane 1m Contours rbroo A Claygate Station Claygate Primary School Esher Church of England Primary School A lb an y Cres N 1:5000 @ A3 0 20 50 100 200 250 metres *Drawing to be used for illustrative purposes only. Subject to further detailed and technical studies. title Opportunities and Constraints Land South of Hare Lane, Claygate client The Crown Estate revision - d project Land South of Hare Lane date 15 Feb 2017 a o R F t ol job no SNPL 374532 drawn by SP n ey o Ro m ad e drawing no SA003 checked by PF r la C urban design studio Southampton Birmingham Cambridge London Oxford savills.com/urbandesign G:\JOBS\SNPL 374532 - The Crown Estate - Elmbridge\Blundel Lane, Oxshott\B) Drawings\INDD\Masterplans 24/02/17 Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Offi ce Crown copyright licence number 100024244 Savills (UK) Ltd. Savills does not act as Principal Designer and this drawing is not intended to inform Construction Design Management procedures. Illustrative Masterplan Published for the purposes of identifi cation only and although believed to be correct accuracy is not guaranteed. Land South of Hare Lane, Claygate Site Boundary ue ven Built Form e A Th Woodland Railway H are Lane Public Rights of Way Potential Access Points Existing Vegetation on site Proposed Built Form H a r e Primary Route L a n e Secondary Roads Informal Open Space Proposed Footpath Play Area New Planting The Parad e Listed Buildings CClaygatelaygate sstationtation Locally Listed Buildings Water Bodies s e r C y n a b l A N 1:2500 @ A3 50 100 200metres *Drawing to be used for illustrative purposes only. Subject to further detailed and technical studies. title Illustrative Masterplan Land South of Hare Lane, Claygate client The Crown Estate revision A (23 Feb 2017) project Land South of Hare Lanedate 17 Feb 2017 d d a a o o job no SNPL 374532 drawn by SP R R n n o o drawing no UD003 checked by PF d d r r o o G G urban design studio Southampton Birmingham Cambridge London Oxford savills.com/urbandesign Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Appendix 1b Land South of Hare Lane: Landscape Summary The Crown Estate February 2017 33 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Land South of Hare Lane (EBC Local Area 31) Landscape and Visual Sensitivity To aid a more detailed understanding of the Site, it has been sub-divided into three sub-areas, based on existing field boundaries. Landscape Character The Site has little sense of place; it has neither a strong pattern of elements nor any significant landscape features. There are urban influences due to its location adjacent to the settlement edge, with the telephone exchange a dominant element on the eastern boundary. Due to the topography, which rises to the south, Areas A and B have a particularly strong edge of settlement character. Field boundaries are defined by hedgerows of varying degrees of integrity and quality. There are few standalone mature trees, although there is more extensive tree cover beyond the site boundary associated with Loseberry House. This, along with the telephone exchange provides a sense of enclosure to Area A; an effect which diminishes further south in Areas B and C, where there is a greater sense of openness. View across Area A with the telephone exchange on the eastern boundary and Hare Lane to the north Area B – residential Claygate abuts the eastern boundary Area C has a stronger relationship with the countryside to the south, although there are still urban influences on the eastern boundary The Crown Estate February 2017 34 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Visual Sensitivity There are views from properties on Hare Lane into Area A, although these are filtered by the hedgerow on the boundary; views towards Areas B and C are blocked by the rising ground. There are wintertime views into the site from Loseberry House, although these would be reduced during summer months. Residents of properties on Gordon Road and Albany Crescent on the eastern boundary have views into the site from west-facing windows. Views out indicate that there is limited visibility from the landscape to the south and visual effects associated with developing the site would not be significant, particularly for Areas A and B. Contribution to Green Belt purposes The EBC Green Belt Review located the site in Local Area 31, which it assessed overall as being a strong contributor to Green Belt purposes (see table 1). Table A1b.1: Contribution to Green Belt purposes of Local Area 31 (Arup, March 2016) Purposes of Green Belt Local Area 31 Checking sprawl of large built-up areas No contribution Preventing neighbouring towns from merging Strong contribution Safeguarding countryside from encroachment Strong contribution Overall Summary Strong Contribution However, the Site does not share the overall characteristics of EBC Local Area 31. To aid a more detailed understanding of the contribution which the Site makes to Green Belt purposes, this assessment considers the contribution made by each individual Area within the Site to Green Belt purposes. Purpose 1 - ‘to check the unrestricted sprawl of large built-up areas’ The Site does not abut a large built-up area and therefore none of it contributes to this purpose. Purpose 2 - ‘to prevent neighbouring towns merging’ Local Area 31 is located between the settlements of Claygate and Esher, however the Site itself is a relatively narrow strip of land at the northern extent of the Local Area. It can be considered as a ‘less essential gap’ (ref table 4.4 of EBC Review) between non-Green Belt settlements, ie it is of insufficient openness and scale to play an important role in restricting merging. It therefore makes a weak contribution to purpose 2 and development would be unlikely to cause merging between settlements. Purpose 3 - ‘to assist in safeguarding the countryside from encroachment’ The Crown Estate February 2017 35 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Where existing development already ‘embraces’ an area of Green Belt and there are urbanising influences, this reduces the level of 'openness' experienced. The Site cannot be considered to have a ‘strongly rural character’ (ref para 4.4.3 of EBC review). Area C already contains a significant area of man-made structures within its boundaries in the form of Loseberry Farm and associated infrastructure and Areas A and B have strong edge of settlement influences, situated as they are on the edge of the built up area and bounded to the east by the telephone exchange and the railway. In summary, Area C makes a moderate contribution to purpose 3, while Areas A and B make a weak contribution. Table A1b.2: Contribution to Green Belt purposes of the Site Contribution Purposes of Green Belt Area A Area B Area C Checking sprawl of large built-up areas None None None Preventing neighbouring towns from merging Weak Weak None Safeguarding countryside from encroachment Weak Weak Moderate Overall Summary Weak Weak Moderate Development of the Site would not compromise the wider Green Belt and could be assimilated into the existing urban fabric without causing significant harm to the wider landscape character, visual amenity or appearance of the setting. Although the Site is currently in agricultural use, there is visual separation with the countryside to the south. There is also a good association with the existing urban edge because of the containment created by the locally undulating landscape. This close physical relationship with the settlement boundary would assist the early integration of development into the settlement’s built form and allow the creation of an enduring new settlement boundary. Development could be achieved without significant harm to the character and appearance of the adjacent rural landscape or the integrity of the retained Green Belt since the northern and central extent of the Site is well related to the settlement, whilst it is acknowledged that to the south, there is a stronger relationship with the countryside. It is concluded that Areas A and B are Weak contributors to Green Belt purposes and could be released from the designation without causing harm to the wider integrity and purpose of the Green Belt.
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