Land at West Hall WEST

VISION DOCUMENT / JULY 2015 Land at West Hall / / Vision Document / July 2015

All plans are reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown copyright Reserved. Licence No. AR152684.

Barton Willmore The Blade, Abbey Square, Submitted on behalf of Reading Berks West Hall Estate Company Ltd RG1 3BE

T: 0118 943 0000 F: 0118 943 0001 E: [email protected]

Desk Top Publishing and Graphic Design by Barton Willmore This artwork was printed on paper using fibre sourced from sustainable plantation wood from suppliers who practice sustainable management of forests in line with strict international standards. Pulp used in its manufacture is also Elemental Chlorine Free (ECF).

Barton Willmore

Copyright The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore.

J:\25000 - 25999\25100 - 25199\25100 - West Byfleet Project\A5 - Reports & Graphics\Graphic Design\Documents\25100 - West Byfleet - Vision Doc

Document Status: Final

Revision: d

Author: Various

Checked by: TL

Authorised by: Dom Scott

Issue Date: July 2014 Contents

Vision ...... 4

1. Introduction...... 6

2. Planning Context...... 8

3. Site Appraisal...... 10

4. Design...... 20

5. Delivery and Phasing...... 28

6. Key Benefits...... 29 Land at West Hall / West Byfleet / Vision Document / July 2015 Vision

THE DEVELOPMENT OF LAND AT WEST HALL WILL CREATE A SUSTAINABLE EXTENSION TO WEST BYFLEET, PROVIDING NEW DWELLINGS AND OPEN SPACE OF THE HIGHEST DESIGN QUALITY THAT WILL HELP MEET THE IDENTIFIED HOUSING NEED IN THE BOROUGH AND FACILITATE IMPROVEMENTS TO THE LOCAL HIGHWAY NETWORK. THE DEVELOPMENT WILL EMBRACE BEST PRACTICE TO CREATE AN ATTRACTIVE, SAFE AND SUSTAINABLE COMMUNITY WITHIN A STRONG SOFT LANDSCAPE SETTING IN CLOSE PROXIMITY TO EDUCATION, EMPLOYMENT, HEALTH, RECREATION AND RETAIL OPPORTUNITIES.

The Vision is underpinned by a number of key themes: • Accommodate significant elements of Green Infrastructure to respond to the landscape setting; • Retain, protect and enhance the existing landscape structure of woodlands, field boundaries and linear rows of trees; • Deliver approximately 592 dwellings and open space in accordance with the requirements of the Site Allocations DPD (draft Policy GB15); • Create a strong new landscape edge to the revised Green Belt boundary; • Improvements to and creation of new pedestrian and cycle connections linking to the existing network; • Deliver highway, access and transportation improvements to the immediate and wider network; • Adopt a best practice approach to drainage including implementation of a SUDS Management Train; • Create an integrated, safe and locally distinct extension to West Byfleet that embraces the requirement of the Design SPD.

4 5 Land at West Hall / West Byfleet / Vision Document / July 2015 1. Introduction

THIS DOCUMENT IS PREPARED IN SUPPORT OF WOKING BOROUGH COUNCIL’S SITE ALLOCATIONS DPD AND SPECIFICALLY SUPPORTS THE PROPOSED ALLOCATION OF LAND AT WEST HALL, WEST BYFLEET AS A HIGH QUALITY RESIDENTIAL DEVELOPMENT.

1.1 The document demonstrates the potential for the delivery of a highly sustainable integrated development of circa 592 dwellings within walking distance of the District Centre of West Byfleet and its associated services and facilities.

1.2 Technical information in respect of highways and transportation, heritage, landscape and drainage are summarised in this document and have been the foundation to the design concepts being put forward at this stage.

6 Land at West Hall / West Byfleet / Vision Document / July 2015

Figure 2 shows the site in its immediate context whilst Figure 1 shows its location within the wider Borough

Figure 1 / Woking Borough Oct 2012 Core Strategy Proposals Map

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Drain Sewage 33m Drain Works D A RIDGWAY FigureClub 2 / Site Location Plan Planning ● Master Planning & Urban Design O R House Council Architecture ● Landscape Planning & Design ● Project Services Y Cottages Environmental & Sustainability Assessment ● Graphic Design A Path

W G Golf Course D Drain 17m bartonwillmore.co.uk I R Lees Farm Settlement Certificate FS 29637 RIDGWAY 21m Cottages 7 Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279. J:\25000 - 25999\25100 - 25199\25100 - West Byfleet Project\A4 - Dwgs & Registers\M Planning\25100 - RG-M-01 - Site Boundary Plan.dwg - A2 Land at West Hall / West Byfleet / Vision Document / July 2015 2. Planning Context

THIS SECTION SUMMARISES THE Woking Core Strategy Woking Local Development CURRENT NATIONAL AND LOCAL 2.7 The Woking Core Strategy was adopted in Documents PLANNING POLICY CONTEXT October 2012, its sets out the spatial vision for Development Management Policies RELATING TO THE SITE AND ITS the Borough in 2027 as well as the overall approach to managing development and 2.14 Woking Borough Council consulted on their DEVELOPMENT. changes in the Borough. proposed development management policies in February 2015. The consultation closed in April 2.8 The spatial vision identifies that whilst there 2015 and the Council are currently reviewing the The National Planning is a preference for most new development to be responses with a view to taking the document Policy Framework in main centres or provided via infill development forward to a submission consultation in October or redevelopment of previously development land 2015 and adoption in September 2016. The 2.1 The National Planning Policy Framework (the in the built up area, the Core Strategy accepts document will gather more weight as it progresses Framework) was published in March 2012 and that there will be a need for Greenfield releases through the various stages. There are no proposed establishes a presumption in favour of sustainable to meet the development needs of the Borough policies with specific reference to the West Hall development, stating that it should be seen as a and specifically that a Green Belt review will be Site, although a number of the generic policies in golden thread running through plan-making and undertaken with a view to redefining the boundaries relation to the provision of open space and design decision taking. and releasing land for development. will need to be considered at the appropriate stage.

2.2 In paragraph 9 of the Framework the pursuance 2.9 Of particular relevance to West Hall, the Site Allocations Development Plan of sustainable development is noted to include following policies are contained within the Document (DPD) widening the choice of high quality homes. Core Strategy. 2.15 The Council has proposed to allocate the land at West Hall for 592 dwellings to be delivered in 2.3 Paragraph 15 explains that development that 2.10 Policy CS6 deals specifically with the Green is sustainable should be approved without delay, Belt and states that: the latter part of the plan period, i.e. post 2022. The whilst paragraph 50 continues that theme by proposed allocation is subsequent to the Green “The Green Belt has been identified as a potential explaining that housing applications should be Belt Boundary Review, carried out for the Council future direction of growth to meet housing need, considered in the context of the presumption in by an independent third party, which identified that in particular, the need for family homes between favour of sustainable development. the Site scored the highest of all those considered 2022 and 2027. A Green Belt boundary review in sustainability terms due to its proximity to 2.4 Paragraph 47 of the Framework establishes will be carried out with the specific objective West Byfleet District Centre with its services that to significantly boost the supply of housing to identify land to meet the development and facilities. The document is currently out for local planning authorities should, amongst other requirements of the Core Strategy. consultation until the 31st July 2015. The Council’s requirements, use their evidence base to ensure Local Development Scheme proposes that it will The Council will ensure that any release of Green that their Local Plan meets the full and objectively be adopted in December 2016, following a further Belt land for development will not undermine its assessed needs for market and affordable housing round of consultation in December 2015 and an overall purpose and integrity. It will also ensure in the housing market area, as far as is consistent examination in August 2016. that it will not have any significant adverse with policies set out in the Framework. effects on the SPA, SAC and Ramsar Sites. A 2.16 Policy GB15 of the DPD specifically deals with 2.5 Paragraph 52 continues by revealing that the Habitats Regulations Assessment will be carried the Site and sets out a number of requirements supply of new homes can sometimes be best out as part of the review to determine whether which will need to be considered during the design achieved through extensions to existing towns there is a need for an Appropriate Assessment.” of the development, this includes the proposed and villages. density of the development and the quantum Policy CS8 deals with the Thames Basin Heath 2.11 of affordable housing required. This vision Paragraph 118 of the Framework explains Special Protection Areas and sets out the required 2.6 document establishes a way in which those that Local Planning Authorities, when determining mitigation to ensure that new development does policy requirements can be delivered on Site. planning applications, should aim to conserve and not adversely effect the European designated Site. enhance biodiversity. 2.12 The Core Strategy sets out a requirement for a mix of housing to be provided through Policy CS11, making it clear that the mix will be dependent upon the established character and density of the neighbourhood and the viability of any scheme.

2.13 Policy CS12 sets out the Council’s overall affordable housing target of 35%. The policy breaks down the target based on where new development will be and is clear that on Greenfield land the target will be 50%, generally to be provided in situ.

8 Land at West Hall / West Byfleet / Vision Document / July 2015

Figure 3 / Draft Site Allocations DPD - Regulation 18 Consultation Plan

Figure 4 / Site GB15 – Site Allocations DPD page 74

9 Land at West Hall / West Byfleet / Vision Document / July 2015 3. Site Appraisal

Connectivity Buses 3.5 The Site is currently served by three bus routes Highway network which pass along Parvis Road. During peak hours, 3.1 The Site is located south of Parvis Road, three buses per hour in each direction pass the site. which connects West Byfleet to Byfleet and Below is a brief summary of the Monday to Friday approximately 700m from West Byfleet District bus services. For each service there are reduced Centre. The Site is well placed on the highway Saturday and Sunday services. network, being just 10 minutes’ drive from Woking town centre, just 12 minutes’ drive from the M25 Highest Daily junction 10 and just 7 minutes’ drive from the A3 Highest Daily Frequency Bus Frequency Cobham junction. Route Service (Saturday –Sunday) (Monday – Friday) Pedestrian access The Site is less than 10 minutes’ walk from 3.2 Woking Railway Station – 2 per hour Saturday West Byfleet District Centre. Pedestrian access 436 2 per hour Weybridge Ship Hotel to the Site is good with wide and well lit footways No Sunday Service along the northern side of Parvis Road. The Site is Woking Railway Station – within easy walking distance of the West Byfleet 437 1 per hour No Weekend Services Byfleet The Plough Railway Station and a number of amenities and facilities within West Byfleet itself. The Site is also 1 afternoon service surrounded by a number of public rights of way, White Lodge, Salesian School No Weekend Services which will be connected to the Site where possible. – Brooklands, Tesco and M&S (dedicated school service) Bicycle access 637 3.3 There are a number of recommended cycle 1 morning service routes in the locality of the Site. Some of these Byfleet Village, Plough – routes include: Jubilee High School, School (dedicated school No Weekend Services Lane service) • An on-road route running along Station Road and Woodlands Avenue; • Route 221 travels from West Byfleet to Railway Brookwood along the Basingstoke canal; 3.6 West Byfleet Station is located less than 1.0km • A traffic-free route along Road; west of the proposed Site access. The Site is within a 12 minute walk of the station and is managed • Route 223 travels from Chertsey to Shoreham- by . The station serves the by-Sea and passes through Woking. Basingstoke and to London Waterloo via 3.4 Cyclists provision in the vicinity of the Site Woking, and provides excellent commuter services. will be significantly improved. As part of the new Below is a brief summary of the train services access arrangements, cycle facilities in the form of provided from West Byfleet Station. cycle crossings, signing and off-road cycle paths The week day peak trains per hour to these will be provided. 3.7 urban areas are as follows: • West Byfleet to London Waterloo: 7 trains per hour; • West Byfleet to Central: 2 trains per hour; • West Byfleet to Woking: 4 trains per hour.

10 SOUTH WEST TRAINS OPERATES 7 TRAINS AN HOUR TO LONDON WATERLOO FROM WEST BYFLEET STATION, WHICH IS A 12 MINUTE WALK FROM THE SITE

11 Land at West Hall / West Byfleet / Vision Document / July 2015

Facilities Employment 3.12 There are a number of industrial estates and areas of employment The Site is sustainably located, adjoining the existing urban area of West 3.8 surrounding the land adjacent to West Hall. Pheonix House Business Centre Byfleet and within close proximity (1km or 10 minutes walk) of both West and the Camphill Industrial Estate are located with 1km of the Site on Pyford Byfleet District Centre to the west and Byfleet Local Centre to the east. Road and Camphill Road. West Byfleet District Centre and Byfleet Local Centre Woking and Addlestone centres are also within 5km of the Site, providing also provide a diverse range of employment opportunities, including further significant retail and employment opportunities. office accommodation and service industries associated with the District and Education Local Centre functions. 3.9 There are a variety of local schools in the vicinity of the Site, catering 3.13 Beyond the immediate vicinity, Broadlands Business Park is located 2.8km from nursery and reception years up to Sixth Form and further education. to the east, Woking Business Park 4.3k to the west and the urban areas of Those in closest proximity to the Site can be summarised as follows: Guidford, Woking and Central London can be accessed via West Byfleet train station. • Positive Steps Children’s Day Nursery: Located in West Hall immediately adjacent to the Site, the nursery cares for Retail children between 6 weeks and 5 years. 3.14 There are a number of amenities available less than 800m west of the • West Byfleet Infant and Junior Schools: Located in West Site in West Byfleet along Parvis Road and the adjacent Station Approach Byfleet, 900m from the Site access and catering for pupils and Madeira Road. These include a supermarket, restaurants, a wide variety between 4 and 11 years of age, the school can be reached of retail outlets as well as a pharmacy, Church, library and post office. The in 4 minutes by cycle and 11 minutes by foot. Brooklands retail and employment area is also a major retail hub approximately • The Marist Catholic Primary School: Also located in West 2.2km from the Site. Byfleet, 1.5km from the Site, this Catholic school caters for children between 4 and 11 years of age and can be reached in 5 minutes by cycle and 18 minutes by foot. Facilities Plan Distance and Walking • St Mary’s Church of England Primary School: Situated in Time Analysis Byfleet, 900m from the Site access and can be reached in 4 minutes by cycle and 6 minutes by foot. The school is also served by the No.436 bus route from Parvis Road. • Byfleet Primary School: Located in Byfleet, 1.5km from the Site, the school caters for pupils from 2 ½ to 11 years of age. The school can be reached in 4 minutes by cycle and 18 minutes by foot. • Fulbrook Secondary School is located in Woodham, 2.1km from the Site and caters for pupils between 11 and 18 years of age. It can be reached in 6 minutes by cycle and 21 minutes by foot and is accessible via the No436 bus service from Parvis Road in 13 minutes.

Health 3.10 The West Byfleet Health Centre is 1km west of the Site in West Byfleet and can be reached in 13 minutes on foot or via the No.436 bus services from Pavis Road every 30 minutes. The Shearwater Health Centre (2.8km west of the Site), Nuffield Health Woking Hospital (5.6km) and Woking Community Hospital (5.8km) can also be reached using the No.436 bus service. York House, Coniston and Christine Osborne Dental Practices are also within 1km west of the Site in West Byfleet.

Recreation 3.11 West Byfleet Recreation Ground is within 500m of the Site on Parvis Road and Brookland Community Park 1.8km to the east. The River Wey and Godalming Navigation leisure route lies immediately to the south of the Site and the Venus Trail cycling route borders the Site to the south west, linking with the Wey and Godalming Navigation to the south and Dodds Lane to the west. The Site is also immediately north of the proposed Byfleet SANG identified in the Woking Site Allocations DPD June 2015 and accessible via Dodd’s Bridge.

12 Figure 5 / Facilities Plan

13 Land at West Hall / West Byfleet / Vision Document / July 2015

Landscape and Visual 3.16 The Site is not visible from the wider landscape due to the intervening screening by existing built form, road side vegetation and generally flat 3.15 The Site is situated north of the River Wey Navigation, with woodland in the northern part and rectangular fields divided by hedgerows and tree belts in landform. In closer proximity to the Site, from the A245 and residences in the central and southern parts of the Site. This existing vegetation framework Broadoaks Crescent and Wey Close, the edges of the woodlands within the Site within the Site, in combination with the surrounding vegetation patterns are visible, but these in turn screen the remainder of the Site. There are near provides a high degree of enclosure to the Site from the wider landscape. The distance partial views of the southern part of the Site from Dodd’s Lane track Site is not covered by any landscape designations, nor crossed by any Public due to intermittent gaps in the boundary vegetation. The Site is predominantly Rights of Way and is considered not to exhibit any distinctive features. As the screened from the River Wey Navigation, with the exception of glimpsed Site is adjacent to existing settlement patterns and road infrastructure it is views of the southern part of the Site in proximity to Dodd’s Bridge. Therefore, considered to be more readily able to accommodate residential development development at West Hall would not be visible from the wider landscape and and integrate with the existing settlement pattern. any localised near distant views could be screened by the new landscape framework.

Figure 6 / Landscape Character Area Plan

14 Figure 7 / Landscape and Visual Appraisal Plan

Figure 7 shows the key landscape features within the immediate context of the site

15 Land at West Hall / West Byfleet / Vision Document / July 2015

Heritage Ecology Arboriculture 3.17 The assessment has established that undated, 3.20 The Thames Basin Heaths SPA is 1.6km to 3.23 There are two woodlands within the Site, but suspected late prehistoric/Roman, cropmarks the east of the Site at its closest point. Potential Dodd’s Wood and Tins Wood, and include a mix of two enclosures and a number of linear features impacts associated with increased recreational use of early mature and mature trees. The woodland have been recorded within the area of the proposed of the SPA are the most significant ecological issue edges are predominantly made up of mature residential development. The Site is therefore in respect of any future residential development trees which include Oak, Lime and Willow. Birch, considered to have potential for prehistoric/ within 5km of it. Existing policies provide a Sycamore, Rowan, Ash, Hawthorn, Sweet Chestnut, Roman remains. The Site is considered to have low mechanism to control mitigation, which includes Robinia, Holly, London Plane and fruit trees are also potential for remains of all other archaeological payments towards provision of Suitable Accessible present within the Site. The trees on the edge of periods. Natural Greenspace (SANG) and management. The Tins Wood adjacent to Parvis Road are regarded as Draft Site Allocations DPD identifies a SANG very being of amenity value due to their visibility. 3.18 The cropmark remains are considered to close to the Site (GB17 in the DPD). In the unlikely be no more than local significance. Archaeology event insufficient SANGs are provided in the plan is consequently not a design constraint. As per area, the developer will look at alternative options Woking Core Strategy Policy CS20, It is anticipated and the best way they can be provided. that an archaeological evaluation will be required in pre-determination of any future planning 3.21 The most valuable habitats within the Site application. are Dodd’s and Tins Wood. The woodlands could be enhanced through management and removal 3.19 The proposed development is considered of invasive species such as rhododentron. Tree to have a negligible effect on the setting and lines are of local value. The fields support species- significance of the locally listed West Hall. The poor grassland that pose little constraint to proposed development is unlikely to have any development. impact on the setting and significance of any designated heritage assets. 3.22 It is recognised that further surveys will be needed to ascertain what, if any, protected fauna the Site may contain. These will be undertaken at the appropriate stage and during the relevant survey ‘season’ for amphibians, badgers, bats, breeding and wintering birds, invertebrates and reptiles.

16 Figure 8 / Constraints Plan

17 Land at West Hall / West Byfleet / Vision Document / July 2015

Topography Services Minerals 3.24 The Site is broadly flat at approximately 3.29 There are no known issues with 3.32 Policy GB15 refers to the identification of the 20m AOD with some gentle sloping; falling from connecting to existing water, gas, electric and Site as a Concrete Aggregate Safeguarded Site in approximately 1.5 to 3m across the Site. A full telecommunication services to the north of the the Minerals Plan. Investigative works by topographical survey will be undertaken at the next Site. Further investigations will be undertaken in Lafarge has established that whilst there are some stage in the process but the topography does not consultation with the statutory service providers areas where there is gravel, a substantial portion of represent a constraint to the design or delivery of at the appropriate time to ensure the Site can be the Site is void of any workable mineral and what development at West Hall. adequately served. exist is unlikely to be economically viable to extract. Prior to any development taking place further Flooding and Drainage Noise investigative works will be carried out in accordance 3.25 The Environment Agency has confirmed 3.30 The existing noise sources in relation to the with Surrey County Council. that the area is in Flood Zone Area 1, this zone Site stem from traffic movements along Parvis comprises land assessed as having a 1 in 1,000 or Road to the north and the M25 to the north and greater annual probability of river flooding. Table 2 west. The M25 provides a continuous background of the National Planning Policy Framework shows noise, day and night. Neither noise source presents that all land uses are permitted in this zone. a constraint to development of the Site but may influence the detailed design of dwellings. 3.26 The Environment Agency Flood Map for Surface Water shows the Site has a very low risk Contamination from surface water flooding and if at all localised 3.31 Currently, there are no known issues with to the existing ditches. Where this could occur, the regard to soil and/or groundwater contamination depth and extent is minimal and will not present as a result of the historic use of the Site. Further a hazard. Any risks will be mitigated with good investigations will be undertaken in consultation sustainable urban drainage design. with Environmental Health and the Environment Agency at the appropriate time and a remediation 3.27 The surface water run-off from the Site will be restricted to greenfield rates. Any exceedance strategy relevant to subsequent detailed proposals flows up to the 1 in 100 year event including a 30% agreed and implemented. allowance for climate change will be attenuated within the Site. All attenuation solutions will be shallow depth to enable the positive discharge of water into the existing ditch system.

3.28 Foul drainage will be discharged into an existing public manhole owned by Thames Water. Due to the topography of the Site and the invert level / depth of the existing manhole, a pumping station will be required for the development.

18 The Woking Venus Trail cycle route is adjacent to the Site and connects A new roundabout will provide access into the Site from Parvis Road with Byfleet via the River Wey and Godalming Navigation

The Site is typified by existing woodlands, including Dodd’s Wood, and pasture land The Site is drained by a series of field ditches and drains that discharge both in a northern and southerly direction

19 Land at West Hall / West Byfleet / Vision Document / July 2015 4. Design

Concept

4.1 The Concept has been informed by a thorough assessment of the Site and relationship to the immediate and wider context. It provides a framework for the delivery of a high quality, sustainable extension to the existing built up area of West Byfleet. Particular consideration has been given to integrating the Site into the surrounding landscape context, retaining existing landscape assets and provision of new open space typologies to create a multi-functional green infrastructure network.

4.2 Embracing the Site’s excellent relationship to existing facilities, public transport routes and public rights of way has created a permeable network of routes within the Site. These routes will be direct, safe and convenient to maximise the opportunities for people to travel by sustainable modes.

4.3 A central area of open space will provide a focus and sense of arrival for the development. This intrinsic legibility will be reinforced by the character and pattern of radiating streets, key spaces, landmark buildings, retained vegetation, character and density variation to create a place of the highest design quality in accordance with the provisions of the Woking Design SPD. Key spaces will comprise a variety of hard and soft landscape multifunctional focal points that aid way-finding within the Site.

20 Figure 9 / Concept Plan

21 Land at West Hall / West Byfleet / Vision Document / July 2015

Design Principles

Landscape and Ecology “EMBRACING THE SITE’S ASSETS TO CREATE 4.4 The Site’s location and characteristics requires that development will need to be sensitively A LOCALLY DISTINCT PLACE EMBEDDED IN designed to create a strong landscape edge to THE IMMEDIATE AND WIDER LANDSCAPE” the new Green Belt boundary and incorporate significant elements of green infrastructure.

4.5 The landscape and ecology principles guiding the development are therefore: • Focus development on the least valuable grassland habitats; A / Retention and Enhancement B / Enhanced buffer planting to • Retain the existing landscape structure, and of Tins Wood and Dodd’s Wood reinforce visual containment and most valuable habitats, namely woodlands, create a strong edge to the new field boundaries and the linear row of trees Green Belt boundary in the central part of the Site; • Integrate the new built form through a robust C / Provision of a green D / Integration of landscape landscape framework typified by native and infrastructure network that features within a central locally distinctive species; integrates existing landscape multifunctional focal green space features, connects existing • Create a multifunctional, interconnected green assets and incorporates infrastructure network that connects existing sustainable drainage woodland assets, public rights of way and sustainable urban drainage systems. In this way corridors for wildlife movement can also be maintained and in some cases strengthened; • Enhance the buffer planting on the southern boundary of the Site adjacent to Dodd’s Lane track to help assimilate development in to the wider landscape and create a strong landscape edge to the new Green Belt boundary; • Enhance retained woodland through better management to mitigate discrete habitat losses. Also manage public access to minimise disturbance whilst providing an opportunity for public enjoyment; • Create new and enhance existing habitats that contribute to local targets in the Surrey Biodiversity Action Plan.

Key Benefits • Opportunities to create new and enhance existing ecological resources in accordance with published nature conservation strategies • Improved access to natural green space for the local community • Tins Wood and Dodd’s Wood are a resource that will be managed to balance and maximise their environmental and functional benefit.

Figure 10 / Landscape Principles Plan

22 Land at West Hall / West Byfleet / Vision Document / July 2015

Topography and Drainage “ADOPT A BEST PRACTICE APPROACH 4.6 The predominantly flat and gently sloping TO SUSTAINABLE DRAINAGE THROUGH nature of the Site is a defining characteristic and APPLICATION OF SUDS MANAGEMENT provides a generally consistent development platform. As such the following principles have TRAIN TECHNIQUES” been adopted: • The existing topography of the Site will be retained with localised remodelling where required to provide level thresholds, mitigate against any potential surface water flooding and provide positive drainage to the existing A / Respect the current drainage ditch system; regime by retaining and utilising • A sustainable urban drainage network will existing drains and ditches be delivered as an integrated part of the street and green infrastructure arrangement, which embraces the principles of the SUDS Management Train. The Sites’ potential for B / Integrate swales and ditches as infiltration will be investigated at each stage C / Create a new complementary an integral part of the streets and and for each portion of the development.; network of swales and ditches that open spaces of which they form part facilitate infiltration and convey • A new network of SUDS devices will be water to existing receptors aligned with the existing and original (but now extinguished) field boundaries to reinforce local distinctiveness and feed into the existing network of drains and ditches.

Figure 11 / Drainage Principles Plan

23 Land at West Hall / West Byfleet / Vision Document / July 2015

Access and Movement “REINFORCING THE INHERENTLY 4.7 The Site is immediately adjacent to the built up SUSTAINABLE LOCATION BY area of West Byfleet and provides an opportunity CREATING A PERMEABLE AND to create a sustainable extension to the settlement with good access to a wide range of facilities and LEGIBLE NETWORK OF ROUTES” public transport routes. The principles guiding the approach to access and movement on the Site are as follows: • The primary access into the Site will be from Parvis Road via a new roundabout junction; A / Carefully routed street • The access road into the Site from the junction to avoid any valuable mature on Parvis Road will be carefully routed through specimen trees Tins Wood to avoid any valuable mature specimen trees; B / Align street with retained • Pedestrian paths and rides will be introduced tree lines/ field boundaries to through Tins Wood to provide direct access to reference the locally distinct the proposed controlled pedestrian crossing pattern of development and adjacent to Dartnell Avenue on a key desire line; D / Pedestrian/ cycle routes create a legible loop aligned with key desire lines • A permeable network of streets will be created to connect with surrounding C / Radiating streets to service within the Site with a clear hierarchy to aid context and encourage main development parcels wayfinding and provide a legible place; movement by sustainable modes • Streets will accommodate sustainable urban drainage features as an integral part of the design approach, forming an integral part of the SUDS management train; • Direct and attractive pedestrian and cycle linkages will be facilitated to Dodd’s Bridge and Dodd’s Lane to provide convenient access to leisure routes to the south.

Figure 12 / Access and Movement Principles Plan

24 Land at West Hall / West Byfleet / Vision Document / July 2015

Character and Density “A RESPECTFUL AND RESPONSIVE 4.8 The Site will form an extension to West Byfleet, DESIGN APPROACH TO THE one of large number of residential suburbs in the SURROUNDING CONTEXT WILL TYPIFY Borough and adjacent to the largest suburban centre in Woking. The Woking Design SPD (2015) THE DEVELOPMENT RESPONSE” identifies that there is a large range of suburban residential characteristics and of varying quality, with local distinctiveness eroded particularly in post war and modern development. The SPD identifies a ‘good design checklist’ for development in suburban locations, which development at West Hall will embrace as part of creating a high quality, locally distinct and sustainable development for the future. A / An organic, informal and In particular, the following design principles will lower density edge will help shape development at West Hall: assimilate the development • Development will respect its setting with into the surrounding context densities in the Low to Medium band of between 15 – 45 dph sufficient to deliver 592 units B / Medium – Low densities in accordance with the provisions of the Site C / The development parcels will be respectful of the Allocations SPD; will retain, positively respond setting and deliver unit to and enhance existing • Densities at the lower end of the spectrum will numbers consistent with landscape assets be particularly appropriate for the southern edge the provisions of the Site of the Site adjacent to Dodd’s Lane and West Allocations DPD Hall Farm; • The scale of development will be informed by the prevailing scale of surrounding buildings and will be consistent with that found in the Borough, typically ranging between 2 and 3 storeys; • The design of development shall take precedent from the local historic fabric, and provide a sensitive response to the character of the surrounding neighbourhood; • The layout will retain, positively respond to, and enhance existing landscape assets; • Landscape within the streets and public realm will be integrated with the built form to create a strong green character, recognised as one of the key components of attractive suburban neighbourhoods; • As part of the process a local character study would be undertaken.

Figure 13 / Density Principles Plan

25 Land at West Hall / West Byfleet / Vision Document / July 2015

Illustrative Concept Master Plan Amount 4.9 The Site comprises some 29.18ha. It will provide a minimum of 4.7ha of open space, excluding the retained woodland areas of Tins Wood and Dodd’s Wood. Approximately 14.80ha of land will be available for residential development, ensuring retention of and appropriate buffers to existing landscape assets.

Density 4.10 The development area will accommodate a range of densities across the Site from 15 – 45dph consistent with the provisions of the Woking Design SPD and compliant with the requirements of the Site Allocations DPD. A lower density edge will be provided along the southern edge of the Site to help assimilate the development into the wider landscape context.

Mix 4.11 The Site can deliver a broad mix of housing types and tenures as part of creating a balanced, safe and sustainable community for the future. The precise mix will be determined at a later stage in the process and in discussion with the relevant consultees. Notwithstanding, the density of the Site will facilitate the delivery of a range of 2, 3, 4 and 5 bed dwelling houses. Although the density range will not require the use of apartments to meet the dwelling requirement, some 2 bed apartments may be appropriate in limited numbers on Site as part of providing a mixture of typologies to meet an identified need.

Green Space

4.12 The Site will deliver a minimum of 4.7ha of open Figure 14 / Land Use Plan and Budget space in accordance with the requirements of the Site Allocations DPD. A range of typologies can be provided consistent with the provisions of Appendix 4 of the Woking Core Strategy, including: • Accessible Natural Greenspace; • Designated Play Areas; • Outdoor Sports; • Parks and Gardens.

4.13 Tins Wood and Dodd’s will be retained with any loss of trees associated with delivering the access road into the Site offset by new planting. Pedestrian paths and rides will be opened up within these woodlands to increase biodiversity and provide for informal recreation opportunities.

26 Figure 15 / Illustrative Concept Master Plan

27 Land at West Hall / West Byfleet / Vision Document / July 2015 5. Delivery and Phasing

Public Engagement Delivery

5.1 In accordance with the Council’s Statement 5.3 The Site is relatively unconstrained in relation of Community Involvement, which was adopted to development and as such can be delivered at in February 2015, consultation in relation to the an earlier stage in the plan process if it becomes proposed allocation of the Site will be led by the apparent that this is necessary to meet the overall Council through the various formal stages of the housing needs of the Borough plan preparation process. However, the landowner has been in contact with the West Byfleet Neighbourhood Forum and other local interest Phasing groups at this early stage and proposes to continue 5.4 Information in relation to phasing will be to build these relationships as the DPD progresses. considered at the appropriate stage moving forward. Any phased development of the Site will At the appropriate stage, the land-owner will 5.2 take full account of the need for infrastructure to look to engage with the wider community on the be provided early in the development process. emerging proposals through a structured process of community engagement and feedback.

28 Land at West Hall / West Byfleet / Vision Document / July 2015 6. Key Benefits

Sustainably located housing development meeting the needs in the area, close to local services and facilities including schools, shops and employment opportunities

Retention of the woodland areas and alterations to their management regime, maximising their ecological, arboricultural and recreational potential

Creation of new direct links from the urban area of West Byfleet to the Wey and Godalming Navigation with its associated recreational opportunities

Retention of existing field boundaries to provide clear green links throughout the site

Delivery of a mixture of house types and sizes, including a significant quantum of affordable housing in accordance with Policy CS11 and CS12 of the Core Strategy

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