Supplementary Planning Document

Built Up Areas Character Appraisal , and

Adopted 23 February 2010

Mole Valley Local Development Framework 2

Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham

Contents 1.0 Background...... 3 2.0 Methodology...... 4 3.0 Policy Context...... 4 4.0 Dorking, North Holmwood and Pixham Overview...... 5 5.0 Landscape Setting...... 6 6.0 Town Centre and Environs...... 7 6.4 High Street, South Street and West Street...... 8 6.5 Dene Street ...... 10 6.6 Church Street Area...... 11 6.7 South Street to Vincent Lane...... 12 6.8 Rose Hill...... 12 6.9 Cotmandene...... 13 6.10 Marlborough Hill...... 14 6.11 Ansell Road to London Road...... 14 7.0 Northern Zone...... 15 7.1 Ashcombe Road North...... 15 7.2 Station Area...... 15 7.3 North Dorking ...... 16 7.4 Curtis Road Area...... 17 7.5 Pixham...... 18 8.0 Central Zone...... 19 8.1 Hampstead Lane Area...... 19 8.2 Westcott Road...... 19 8.3 Vincent Lane Industrial Area...... 20 8.4 Pippbrook Area...... 21 8.5 Deepdene...... 21 9.0 Southern Zone...... 22 9.4 St Paul’s Road to Cliftonville...... 23 9.5 Tower Hill...... 23 9.6 Falkland Road Area...... 24 9.7 Ridgeway Road Area...... 25 10.0 North Holmwood and Southern Estates...... 26 10.2 North Holmwood Village...... 26 10.3 St Johns...... 27 10.4 Holmwood Park...... 28 10.5 Chart Downs area...... 29 10.6 to Rough Rew...... 29 Dorking Area Maps...... 31

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 6.0 Dorking Church Street Buildings, South Street Dorking Kings Arms West Street

1.0 BACKGROUND distinctive. Character is influenced by particular 1.1 This is one of four Supplementary Planning combinations of visual, ecological, historical, built Documents which together provide a Character components and other intangible aspects. The Appraisal of the five main built up areas in Mole character of an area and its surroundings plays Valley: Dorking, , , Bookham an important role in quality of life. and . Bookham and Fetcham are 1.6 The five built up areas covered by the Character contained in a single document. Appraisal are the locations to which the majority 1.2 The environmental quality of Mole Valley is highly of development will be directed during the life of valued by both local people and visitors. There is the Core Strategy. It is important to ensure that wide diversity in built character across the such development contributes to the established District, from historic rural villages to tight knit, character of these locations and is integrated into historic town centres and leafy suburban areas. its setting, rather than appearing as an isolated There are several Conservation Areas, but also infill plot or an after thought. many other areas where the built up area has its 1.7 This need to relate new development to its context own, distinctive character. There are also areas and setting is clearly recognised in National where improvements could be made. Planning Guidance, for example PPS1, paragraph 1.3 Protection of the distinctive character of the 34: “Design which is inappropriate in its context, District has been a recurring theme during or which fails to take the opportunities available for preparation of the Core Strategy at the heart of improving the character and quality of an area and the Mole Valley Local Development Framework. the way it functions, should not be accepted.”. The purpose of these Character Appraisals is to 1.8 The Built Up Areas Character Appraisal covers set out the key characteristics of Dorking, the whole of each built up area, recognising that Leatherhead, Ashtead, Bookham and Fetcham. every area has its own distinctive character. Some They identify features that should be respected locations have obvious townscape qualities, and preserved, the landscape setting of each perhaps as a result of their historic origins or settlement, opportunities for enhancement and particularly high standards of urban design. vulnerability to change. Others may be less distinctive. Nevertheless, 1.4 The Council is also producing a Landscape every area has its own character, which forms Character Assessment, which acts as a part of the mosaic that creates a distinctive built companion document, focussing on the wider environment within each settlement. landscape, outside the built up areas. A Character 1.9 The analysis in this document will inform the Appraisal of the six Larger Rural Villages identified preparation of Local Development Documents, in the Core Strategy is also being prepared Taken including the Land Allocations Development Plan together, these Assessments will provide an Document (DPD), and the determination of overview of the character of the District’s planning applications. By those means, it will environment - both built-up and rural. help to ensure that the local distinctiveness of the 1.5 ‘Character’ can be defined as a distinct, various parts of the District’s built up areas is recognisable and consistent pattern of elements recognised and reflected in development that make each landscape or townscape proposals or land management.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham

2.0 Methodology up areas, taking into account the views of local 2.1 The Built Up Areas Character Appraisal has been residents and other interested bodies. The SPD prepared by the Council in partnership with local will, in turn, form a basis for policies on design organisations. Each area was visited and and access, and act as a tool for assessing extensive use made of aerial photography and development proposals. published material relating to local history and Local Policy Context townscape character. Early drafts were made 3.5 The need to balance new development against its available to the main Residents’ Association for impact on the character of the built environment is each settlement in the north of the District, as well at the heart of Mole Valley’s Core Strategy. The as the Dorking and District Preservation Society, Council’s spatial vision for Mole Valley, as set out in order to incorporate their local perspective. in the Core Strategy 2006-2026, is as follows: 2.2 The Character Appraisals were published for Mole Valley will make provision for its share of the public consultation between 30th October and Region’s growth of homes and jobs and provide 27th November 2009. A number of amendments for the needs of its communities but in a way that were made in light of comments raised. is sustainable, minimises significant harmful change to its distinctive character, environment 2.3 The completed Built Up Areas Character and feel, and mitigates its impact on the causes Appraisals were adopted as a Supplementary of climate change. The District’s natural, built and Planning Document by the Council at its meeting historic environment will be safeguarded and of 23 February 2010. enhanced and communities will have safe, convenient and sustainable access to the services 3.0 Policy Context and facilities they require. National Guidance 3.6 This, in turn, reflects the Vision of the Community 3.1 Planning Policy Statement 1, Delivering Sustainable Strategy 2006-2016 which is that The needs of Development emphasises “good design” as an those who live and work in the District are met, the intrinsic element of good planning. It states: Good environment, prosperity and distinctive character design ensures attractive usable, durable and of Mole Valley are sustained and problems that adaptable places and is a key element in achieving reduce the quality of life are tackled.’ sustainable development. Good design is indivisible 3.7 The high priority placed on protecting character from good planning. (PPs1 para 33) is reflected in Goal 1 of the Core Strategy, which 3.2 The guidance goes on to place the notion of is To safeguard and enhance the highly attractive “good design” firmly in the context of an and diverse natural, built and historic environment understanding of the existing character and of the District. appearance of the locality in which new 3.8 This applies most especially to areas covered by development takes place. PPS1 para 34 states: specific policy designations, but the Core Design which is inappropriate in its context, or Strategy goes on to highlight that all areas have which fails to take the opportunities available for their own distinctive character, which needs to be improving the character and quality of an area understood in order to be safeguarded and/or and the way it functions, should not be accepted. enhanced. The Strategic Objectives to achieve Goal 1 include 3.3 In paragraph 36, Planning Authorities are encouraged to prepare robust policies on • To safeguard and enhance the built and design and access, which should be based on historic environment of the District, including an understanding and evaluation of its present the many listed buildings, conservation areas, defining characteristics. And para 38 recognises archaeological sites and historic landscapes / that it is proper to seek to promote or reinforce parks and gardens and the overall distinctive local distinctiveness particularly where this is character of Mole Valley’s towns and villages. supported by clear plan policies or • “To ensure that all development makes a supplementary planning documents on design. positive contribution to the built and historic 3.4 This Supplementary Planning Document environment and respects local distinctiveness. expresses the Council’s understanding of the 3.9 Core Strategy Policy CS14 sets out how these distinctive characteristics of each of its main built objectives are to be achieved in policy terms:

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham

4.0 Dorking, North Holmwood and Pixham Overview 4.1 Dorking has traditionally been a trading centre and market town for the surrounding villages. It continues to offer a wide range of shops, businesses and leisure facilities, within a town centre that retains much of its historic character. The modern town has a population of approximately 11,300, according to the 2001 Census.

4.2 The town experienced significant residential

4.0 expansion from the 19th Century onwards, Dorking Town Sign with Cockerel emblem particularly south of the town centre, where housing spreads to either side of the original Road. Further expansion took place in Policy CS14 Townscape, the 1930s, with a new focus to the north east of Urban Design and the Historic the town, in the vicinity of the A24/A25 junction. Environment 4.3 The town centre is focused on the High Street, West Street and South Street, with the historic All new development must respect and enhance core at Pump Corner. Around the periphery of the character of the area in which it is proposed the centre, three open spaces - Cotmandene, whilst making the best possible use of the land Rose Hill and Meadowbank - offer an open, available. This will be assisted through the work on green contrast to the built-up centre, linking it to Urban Area Character Appraisals. the countryside beyond. Much of the town centre is a Conservation Area and is subject to a The Council will resist development of a poor Conservation Area Appraisal published in April quality of design and will expect to see sufficient 20091 . This document should be read in detail set out in Design and Access Statements, conjunction with the Conservation Area Appraisal, where required, to enable planning applications to which includes a more detailed assessment of be properly determined. the character of the Conservation Area.

Development must incorporate appropriate 4.4 Throughout the town there are striking views of landscaping with particular attention to the use of the surrounding countryside and this strong trees and hedges native to the locality. relationship with its surroundings is a key feature of the settlement. Around the edges of the built Areas and sites of historic or architectural up area, the Nower and the Glory Woods extend importance will be protected and, where right into the heart of the town and reinforce this appropriate, enhanced in accordance with the strong landscape setting. legislation, national and regional guidance. 4.5 To the north east of Dorking, the village of Pixham has developed around an informal collection of 3.10 This document fulfils the commitment in the Core mainly 18th and 19th century buildings along Strategy to prepare Character Appraisals for the Pixham Lane, standing slightly apart from the Built Up Areas. It will be used to support and town and having its own distinctive character. assist the implementation of Core Strategy Policy CS14., to ensure that future development 4.6 In more recent times, a group of housing estates has developed to the south of the town, contributes to the character of these locations and spreading out from the village centre of North is integrated into its location rather than appearing Holmwood. As a result of these developments, as an isolated infill plot or an after thought. Dorking and North Holmwood have merged into a continuous built-up area, while still retaining something of their own independent characters.

1 The Conservation Area Appraisal can be viewed and downloaded from the Council’s website. www.molevalley.gov.uk

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 5.0 Dorking from Denbies Hillside (c) John Miller

Character Areas Falkland Road Area 4.7 Dorking is the largest individual town in Mole Valley Ridgeway Road Area and has a wealth of character, with many North Holmwood & Southern Estates distinctive phases and styles of development. In North Holmwood Village total, some 27 Character Areas have been St Johns identified. In locational terms, the Character Areas Holmwood Park can be loosely grouped into five zones: Town Chart Downs Area Centre & Environs (including most of the Goodwyns to Rough Rew Conservation Area), Northern, Central, Southern and North Holmwood & Southern Estates. At the 5.0 Landscape Setting rear of this document, the Character Areas within 5.1 The built up area of Dorking, North Holmwood the Town Centre and its environs a separate, larger and Pixham sits in a valley below the Greensand scale inset map, from the other Character Areas. Hills to the south and the chalk hills of the North 4.8 The 27 Character Areas are as follows: Downs to the north. The viewpoints at Box Hill and Ranmore provide panoramic views over the Town Centre and Environs town, with the spire of St Martin’s Church being a High Street, South Street and West Street prominent landmark in the heart of the town Dene Street centre. Conversely, the surrounding countryside Church Street Area can be glimpsed from throughout the town, South Street to Vincent Lane forming an impressive backdrop to the urban Rose Hill environment. Much of the landscape is Cotmandene designated an Area of Outstanding Natural Marlborough Hill Beauty and Area of Great Landscape Value and Ansell Road to London Road its visual qualities are well worthy of protection.

Northern Zone 5.2 There is an extensive network of footpaths and Ashcombe Road North rights of way around the periphery of the town, Station Area providing a strong connection with the North Dorking surrounding landscape. In several places - such Curtis Road Area as the Nower, the Glory Woods, Deepdene and Pixham Cotmandene - the surrounding landscape intersects the built up area, bringing open green Central Zone space right into the heart of the town. Hampstead Lane Area Westcott Road 5.3 The centre of the town is at the low point of the Vincent Lane valley, with the land rising to the north and, more Pippbrook Area dramatically, to the south. The Deepdene watercourse flows through the low point of the valley, reaching the to the east of the Southern Zone town. In parts of the town, gradients are steep, St Paul’s Road to Cliftonville with the result that retaining walls and buildings Tower Hill on multiple levels are a key part of the

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 6.0 High Pavement, Dorking High Street North Street

townscape. Immediately to the south of the High woodland, much of it ancient and, therefore, Street, there is a series of man-made caves, cut important for nature conservation. Two other into the sandstone behind the buildings, where significant features of note are the small steep the land rises steeply. sided valleys or gills and the field oaks that are scattered around the landscape. 5.5 Between Box Hill and Ranmore, the Mole Gap is a striking landscape corridor between Dorking and 5.8 There are several points within the town where Leatherhead where the River Mole cuts through there are dramatic views of the surrounding the chalk escarpment. The valley is flanked on the landscape - particularly of Box Hill and Ranmore to east by the precipitous, wooded slopes of Box Hill the north. There are many locations where the rural and by more gently rising farmland, vineyards and landscape penetrates right into the heart of the parkland on the west, including Denbies Hillside built up area. This close relationship with the natural and . The valley is also an important landscape is a key character feature of the town. transport corridor for road and rail.

5.6 To the south west of the town, the ridge of 6.0 Town Centre and Environs Wealden Greensand at is another 6.1 Much of Dorking town centre and its immediate prominent landscape feature, rising to become environs are designated a Conservation Area. In the highest point in South East . This is a April 2009, the Council published a Conservation heavily wooded landscape, intersected by deeply- Area Appraisal for Dorking, which includes a cut tracks and lanes through the soft sandstone detailed assessment of the structure of the geology. Some of the rural roads leading out of Conservation Area, including the characteristics Dorking - notably Coldharbour Lane - are of some 15 sub-areas within the Conservation characteristic of this landscape, with mature trees Area boundary. The Conservation Area appraisal clinging to the near-vertical banks on either side of also proposed some limited expansion of the the road. Formerly extensive heathland, kept open Conservation Area. by grazing, the large estate land of the Greensand Hills is now covered by a mixture of non-native 6.2 Rather than duplicate that detailed analysis, this plantation woodland or semi-natural woodland. section of the Character Appraisal seeks to offer Clearance by bodies such as the Forestry an overview of the structure of the town centre Commission and National Trust is attempting to and some of its most important features. It restore the valuable lowland heath and open up covers a wider part of the town than the views lost over the last 50 years or more. Conservation Area, including streets around the 5.7 To the south and south east of the town, the fringe which may not meet the criteria for lower ground of the Low Weald is much more Conservation Area status. In a few places, the open, with a gently undulating topography. This proposed expansion of the Conservation Area is a less dramatic, small-scale landscape extends outside the Character Areas described in composed of an intricate mix of small this section. The boundary of the expanded woodlands, a patchwork of fields, and Conservation Area can be seen on the maps hedgerows, with winding rural lanes. The more attached to this Character Appraisal. dramatic scenery of the Greensand ridge and escarpment forms a backdrop to 6.3 Within this document, each Character Area’s the north. The area is dotted with small most notable characteristics are identified, but

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 6.4 Gables above shop fronts, West Street South Street West Street

without going into the same level of detail as in 6.4.4 The commercial offering in the town centre the Conservation Area appraisal. Many of the includes a high proportion of smaller and/or sub-areas from the Conservation Area Appraisal independent stores, together with a plethora of are amalgamated into larger Character Areas, to public houses and restaurants. There is a limited facilitate this broader-brush approach. For a fuller range of large comparison shops. The wealth of understanding of features considered worthy of independent stores - particularly the well-known protection, readers are strongly recommended to concentration of antiques shops on West Street - refer to the Conservation Area Appraisal is an important part of Dorking’s character, giving document, available on the Council’s web site 2. it a strong local identity.

6.4 High Street, South Street and West Street 6.4.5 There is considerable variation in building style 6.4.1 In terms of structure, the heart of the town is the and character reflecting different periods of the convergence of the three main shopping streets - town’s prosperity from the 16th century to the present day. Buildings are mostly two or three High Street, South Street and West Street - at storey - although variations in floor-to-ceiling Pump Corner; the historic centre of the town. height makes for a wide variety in building The hierarchy of streets in the town centre is proportions. There is a higher proportion of three marked by a combination of scale and uses. storey buildings on the High Street, with Taller and more elaborate facades are generally a increasing amounts of two storey buildings on feature of the High Street, while the narrower South Street and West Street. Of the three, West residential streets on the edge of the town centre Street has the most intimate scale. are more modest, in both scale and architecture. 6.4.6 The tallest buildings are the three storey late 6.4.2 High Street, South Street and West Street are Victorian buildings at the east end of High Street of arranged in a Y-shape, converging at Pump red brick with terracotta decoration. Elsewhere Corner. The townscape is enhanced by serpentine there is considerable variation in both building height streets of changeable width and changes of level, and materials. Brick and clay tile are common, but closing off long vistas and gradually exposing there is also some flint, sandstone and render. Many street facades to view. These streets also offer of the town centre buildings are listed. glimpses of the Downs to the north. The townscape analysis attached to the Conservation 6.4.7 At the western end of the High Street, the Area Appraisal (Map 5) includes identification of pavement on the south side of the road is elevated places where the townscape is narrow and well above the level of the road, with steps enclosed, and where there are notable views or providing access to individual shops. The rise in vistas through the built environment. gradient follows the rise in land on the southern side of the road and the buildings are also built at 6.4.3 Widths and street furniture sometimes reflect the higher level, making for some impressive, tall former functions or past changes. The swelling of properties along this stretch of the street. High Street in front of the White Horse Hotel once provided the location for the market and post and 6.4.8 The rising ground levels also provide the structure rail furniture along the street was used to secure for a series of man-made caves, carved out of the animals. These links to the past are important to soft greensand, behind several of the commercial allow the history and development of Dorking to properties on the High Street and South Street. be ‘read’ from the current layout of the town. At least some of the caves date back to the 17th

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham

Century and their original purposes are not clear. 6.4.13 West Street contains many fine buildings and a Some have been lost or bricked up, but others high proportion are listed. There is a are still active use for storage, while some have predominance of 18th and 19th century been preserved by the Council and are open for buildings, but many of these have older cores. A guided tours. They are an unusual and distinctive key building is Mullins House, an impressive red feature of the town centre. brick building of the 17th century which has associations with one of the Pilgrim Fathers. A 6.4.9 Large-scale redevelopment has not been a particular feature of West Street is its many fine feature of Dorking. Here and there, commercial traditional shopfronts. The townscape qualities of frontages have been redeveloped in the 20th West Street are enhanced by the variable century - and there are a handful of modern building line and the wavering kerb line. buildings which are somewhat lacking in architectural quality. But in general, the sense of 6.4.14 Behind the main street frontages is a history and continuity with the past is very strong preponderance of backland commercial uses as a result of the architecture and mix of small and small residential developments, often linked shop uses together with the irregularity of street to the alleyways and narrow lanes mentioned layout and form. There is one small, modern above. In general, there is limited vehicular shopping mall at St Martin’s Walk, developed in access to these backland uses, with access and the 1990s. The mall has a narrow frontage to the servicing often being via the main through roads, High Street, harmonising well with the grain of resulting in congestion associated with loading the older shopping frontage. The majority of the and unloading of vehicles. retail units are at the rear, as is the rather low- key multi-storey car park, constructed near 6.4.15 Along the southern reaches of the South Street original ground level, with additional spaces in frontage, there have been some larger scale the basement. redevelopments interspersed among the remaining historic buildings. These continue 6.4.10 Other public car parks are spread throughout the behind the street frontage, on the west side, town centre and are generally small and fairly south of Norfolk Road. Here, there are several discreet, being located behind the main shop substantial office and residential redevelopments, frontages. There are more substantial car parks dating from the latter half of the 20th century. at Southside (accessed from Lyons Court, off the Individual blocks are surrounded by car parking High Street)and Wathen Road. and there is little of great townscape value, 6.4.11 St Martin’s Walk and its car park abut the although some of the historic boundary walls still churchyard of St Martins’ Church, the tall spire of survive. which is the most prominent landmark in views of 6.4.16 Beyond the eastern extreme of this Character the town, although it’s position behind the Area, the High Street continues east through the buildings of the High Street makes it much less Pippbrook Area of civic/cultural uses and into conspicuous in the immediate streetscape. more residential parts of North Dorking. 6.4.12 The northern end of South Street is more open as a result of redevelopment in the 1920s, which High Street, South Street and established the war memorial; an important civic West Street: Key Characteristics space. The characteristic mix of commercial and community uses continues along Junction Road, Dynamic and interesting historic townscape, off South Street. Overlooking this part of the town including a wealth of historic and traditional are the residential properties on Butter Hill. The buildings, many retaining traditional shopfronts. changes in level are at their most dramatic here, Strong linear shopping frontages, with a consistent creating vantage points for views over the town. building line and a clear hierarchy of grand and The Dorking roofscape is important because of more modest buildings. the varied topography and because roofs are often seen against the backdrop of surrounding A handful of modern commercial buildings of hills. Natural slate and clay tiles on pitched roofs indifferent quality, but overall relatively little 20th are traditional and this limited palette of materials century redevelopment through the town centre as gives unity to a complex roofscape. a whole.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 6.5 Dene Street Gardens Flats off Dene Street North end of Dene Street

Mixed retail offering, including many small and/or 6.5 Dene Street independent shops. 6.5.1 Dene Street is an extension of the High Street commercial core. It again varies considerably in Several distinctive local historic features, including width, broadening out from a very narrow section raised pavements, historic street furniture, stone at the High Street end, where the restricted road setts, water pump at Pump Corner width gives rise to conflict between pedestrians Sequence of alleys and footpaths radiating from and vehicles. main shopping streets, often accessing courtyards 6.5.2 The commercial frontages quickly give way to a of a quiet, intimate character. street of residential character. There is a very wide variety in building character and scale. Tight Several small scale industrial and commercial uses knit clusters of cottages and terraces are remaining at the rear of the main retail frontages, neighboured by much more imposing buildings, often accessed down narrow alleys or private including a 1970s block of flats which rises from lanes. two to four storeys and is set back above a one Excellent views east along the High Street to the storey retaining wall on the east side. The more ridge of Box Hill. modest, but still imposing, former school building is another notable element in the street scene. Cluster of antique shops and related uses along 6.5.3 Within this varied street scape, there are some West Street, with good retention of historic shop fronts. nicely detailed examples of cottages from the 16th to 19th century. Building materials are highly Generally strong sense of enclosure, with buildings varied, although local red brick is used to good directly fronting the street and meandering road effect in the boundary walls which make a layout opening up varied street views, including positive contribution to the character of this part glimpses of St Martins spire. of the Conservation Area.

Large expanses of private car parking, operated by offices and flats at rear of South Street/off Norfolk Dene Street: Key Characteristics Road. Boundaries ill-defined and lack of any green Very narrow street width at junction with High space. Street, giving strong sense of enclosure and Weaker street scape along south side of South intimacy, but also creating conflict between vehicles Street, near Butter Hill, where otherwise consistent and pedestrians. building line is broken up by changes in level. Tight knit, varied street scene combining clusters of cottages and terraced houses with larger, more High level of through traffic and difficulties servicing imposing buildings. shops leads to congestion throughout the town Several good examples of historic (16th to 19th centre. century) cottages, of a vernacular style. Several modern offices and blocks of flats on Sections of street dominated by 1970s flats above southern reaches of South Street and on backland retaining wall, with car parking below. Rather weak south of Norfolk Road. Some rather dominant over streetscape at ground level and sharp contrast with neighbouring historic buildings. more traditionally-scaled buildings below.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 6.6 St Martin’s Spire, along Church Street Terraced houses, Church Street St Martin’s Spire from Station Road’

6.6 Church Street Area are occasional larger developments of flats or 6.6.1 Although it is only a short distance from the busy offices, sometimes on three or four storeys. town centre, this part of Dorking has a quieter There are several clustered around the Station character. The churchyard in particular offers a Road/West Street junction, and others strung out more peaceful refuge from the traffic and bustle of along Church Street. Notable amongst the latter High Street. It is an enclosed space, with the is Church Court: a block of four storey, flat roofed church standing in its own environment, defined by flats immediately adjacent to the church, which the backs of several of the surrounding buildings. presents a rather abrupt contrast in style. Despite 6.6.2 Church Street is the main vehicular approach to these contrasts, however, the townscape St Martin’s Church and churchyard, which has a generally has an interesting, tight knit character, much greater visual presence in this context. The with many distinctive groups of buildings. small red brick cottages contrast with the whites 6.6.7 There is only one point of vehicular access, from and greys of the monumental church and the Church Street, so traffic flow is generally light, differences in scale and materials is best although the narrow roads present their own appreciated along this road. congestion issues. 6.6.3 West of St Martin’s Church is a collection of narrow streets, with a mix of businesses and high Church Street Area: density housing of varying styles. The urban Key Characteristics fabric is tightly knit and it includes a network of pedestrian passages such as Archway Place and Views along Church Street to the east front of St St Martin’s Lane. Buildings are small scale and Martin’s Church, giving an excellent view of the mostly of red brick. spire. 6.6.4 To the north of Church Street are a series of Surrounding buildings generally turn their backs on mainly residential streets, of high density churchyard, making for a quiet, enclosed space, properties. They include Archways Mews, dominated by the striking, Grade II* listed church. Meadowbrook Road and Myrtle Road, all running north-south, between Church Street and the Narrow, residential streets (Church Street and Pippbrook water course. Houses are on narrow environs), lined with tight knit, generally two storey, plots, with minimal front gardens and small rear traditionally-built cottages and small terraced/semi- gardens. Most are terraced, with some small detached houses. semi-detached properties. Almost all are Victorian Little green space - a high density, building- or 1930s at latest. Parking is generally on street, dominated environment, emphasising the making for a narrow, confined street scene. importance of the churchyard as a public space at 6.6.5 Similar housing is found on the west side of the confluence of several town paths. Station Road, at Curtis Road and Spring Gardens, where there are clusters of cottages Narrow lanes often congested by parked cars. from the Victorian period. A modern development Sporadic redevelopments providing offices or flats off Drill Hall Road aims to echo their character. in the later 20th century; often more than two 6.6.6 Almost all the dwellings in this Character Area are storeys and on a grander scale than the two storeys in height. Interspersed among them surrounding cottages.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham

6.7 South Street to Vincent Lane South Street to Vincent Lane: 6.7.1 In the triangle bounded by South Street, West Key Characteristics Street and Vincent Lane, one finds more formally Predominantly Victorian housing, with a variety of laid out housing, representing a south westerly building styles including modest cottages and residential extension of the town in the first half of stately villas. Mixture of terraced and semi- the 19th century. detached properties - rarely detached. 6.7.2 Road patterns are more regular than in the Several groups of similarly-designed properties, medieval town centre and there is a greater together with generally consistent plot widths and uniformity of housing style and materials. Houses building lines, helping to give a sense of cohesion are arranged in terraces but each street has its within a varied street scene. own characteristic appearance. The plainer Varied palette of materials, but consistent within terraced cottages of Mount Street without front clusters of similar dwellings. Render and slate more gardens contrast with the grander, semi— prevalent than in some other parts of settlement. detached villas of Howard Road. The vast majority are two storeys in height, with a fairly A relatively quiet, residential enclave, sandwiched between busy town centre streets. consistent eaves and ridge line. Access difficulties due to need for on-street 6.7.3 At the northern limit of this Character Area, one parking, restricting road widths within the character finds a cluster of distinctive, period properties area, traffic congestion along access roads around the junction of Vincent Lane, Howard (especially Vincent Lane) in the southern part of the Road and Westcott Road, making for an character area. impressive approach into this edge of the town centre. Notable among them are The Vicarage, a Landmark buildings around junction of Vincent Lane & West Street, defining the edge of this complex four storey historic dwelling standing as period of development. a landmark at the junction of Westcott Road and Vincent Lane, punctuating views out of the town, 6.8 Rose Hill from West Street. 6.8.1 Moving towards the south of the town centre, Rose Hill is a residential area of particularly attractive townscape quality, with a high level of local distinctiveness. It occupies an elevated position, rising up the lower slopes of the Greensand Hills from Pump Corner, with fine views over the town centre buildings and thence north to the Downs.

6.8.2 The Victorian arch attached to Rose Hill House is an important feature and marks a sharp divide between the busy town centre and the open, quieter, residential character of Rose Hill. The Victorian terrace, Vincent Road Italianate and Tudor Villas built between 1838 and 1860 are characteristic of Rose Hill and are marked by attractive and quirky details. They are arranged around a central paddock (still used for grazing livestock) and have a much more open quiet character than the commercial localities to the north and west.

6.8.3 Walls and gardens and mature trees are important to the setting of the houses. At the southern end, the townscape merges into the 6.7 mixed, low density housing of the St Paul’s Road Corner of Howard Road and Arundel Road to Cliftonville Character Area, described below.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 6.8 & 6.9 Rose Hill Arch Villas facing open space, Rose Hill Hay-making on Cotmandene

Rose Hill: Key Characteristics 6.9.3 The buildings of Cotmandene are mixed in design and character. The Victorian and Large central grassy space, maintained with an Edwardian properties on the north and east side informal character and still used for grazing livestock. include the almshouses in a characteristic Tudor Succession of Victorian villas - detached and semi- style incorporating tall chimneys. On the west detached - arranged formally on deep plots around side the large modern block of flats fronting Dene the central open space and continuing in a less Street contrasts with the scatter of 18th and formal layout down the hill towards South Street. 19th century cottages. On the east side of the Buildings generally on a grand scale, of two to two green is a small collection of larger dwellings, and a half storeys, with steeply pitched gables. dating from the early 20th century, which are of good quality and well maintained. Those on High quality boundary wall enclosures, coupled Deepdene Gardens have a mature garden with mature tree and hedge planting, giving a setting, blending into the spacious, lower density strong sense of enclosure to the narrow lane which residential environment in Deepdene, to the east. runs around the periphery of the open space. 6.9.4 Buildings vary in height, with the majority of Rose Hill Arch - a local landmark at the northern limit of the character area - marking the transition cottages and houses being two storeys, from this quiet residential enclave into the busy intermixed with three storey villas and flats. The town centre. 1970s flats on the west side rise to four storey where the ground drops away. Almost all houses around the green are listed and together they form an impressive group of considerable architectural and historic value with a Cotmandene: Key Characteristics strong degree of local distinctiveness. Large expanse of open space, of an informal, Several fine specimen trees within gardens, adding undulating character, connecting the town with its maturity and character to this part of the rural surroundings where it meets the Glory Woods, Conservation Area. to the south. Several distinctive groups of houses around the 6.9 Cotmandene edge of the open space, including formal, three 6.9.1 Like Rose Hill, the central focus of Cotmandene is storey Victorian villas, the Almshouses on the north a large expanse of open space; in this case an edge of the open space, with their distinctive, tall chimneys, and more organic clusters of modest important expanse of open common land which is two storey cottages. the central feature of this part of the Conservation Area. Management of the common land seeks to Generally a wide variation in building materials retain its open informality, with the grass left long within groups of houses, with red brick being and the lanes narrow with passing places. marginally predominant. 6.9.2 Despite its proximity to the town centre, Several substantial brick boundary walls, enclosing Cotmandene has a strong, rural character, bringing groups of houses around the edge of the open space. a finger of countryside right into the heart of the Effective response to gradients, with buildings town. Its elevated position provides glorious views stepping down sloping land and/or nestling below over the town, and to Box Hill and Ranmore. the higher, open ground.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 6.10 & 6.11 Typical housing, Malborough Hill Building detail, Rothes Road Street scene, Rothes Road

Splendid views across town from higher open 6.11 Ansell Road to London Road ground, including views of St Martin’s spire and of 6.11.1 The final distinctive Character Area within the town the landscape setting of the North Downs and Box centre includes the tight knit, mainly residential Hill to the north of the town. streets to the north of the High Street, east of St Martins’ Walk. Here, dwellings are terraced or 6.10 Marlborough Hill semi-detached, dating mainly from the Victorian/ 6.10.1 Between Rose Hill and Cotmandene is interwar Edwardian era. Dwellings are tight to the road housing development comprising terraced and frontage, with small rear gardens and no off-street semi-detached, two storey housing. The housing is parking. Most are two storey, although there are of no particular merit, although typical of its period. some three storey properties on Rothes Road, Materials are mainly red brick with pebble-dashed backing onto the Meadowbank open space. first floor, with some painted brick. Gardens are Several of these have half basement storeys, with small and there is little natural landscaping within an additional two storey above, making use of the a very building-dominated street scape. dropping ground level towards the Pipp Brook at 6.10.2 Some of this housing is beginning to look dated the rear. External materials are predominantly red and in need of upgrading. There is something of a brick and slate. contrast with the quality of the townscape within the Conservation Area, to the east and west. 6.11.2 Wathen Road is of particular note in townscape 6.10.3 This Character Area abuts the town centre and is terms. Dating from the end of the 19th century, it used as an access route to the large shoppers is characterised by an eclectic mix of architectural car park at Lyons Court, bringing additional traffic styles and motifs. The street is characterised by a through an otherwise quiet, residential enclave. mix of classical, Italianate and Gothic revival styles. Many of the houses have attractive garden Marlborough Hill: settings and there are important views beyond to Key Characteristics the North Downs.

Good supply of housing, very close to town centre, Ansell Road to London Road: at relatively high density, with access to wide range of services. Key Characteristics Elevated position opens up vistas over north part of Consistent, rhythmic street scapes of mainly town, to countryside beyond. Victorian villas and workers cottages. Primarily two storeys - occasionally three. Some housing and garage areas looking dated and in need of refurbishment/upgrading. Strong examples of Victorian building detailing. Streets congested with on street parking and traffic accessing shoppers’ car park at Lyons Court. Consistent external materials - generally red facing brick, with stone detailing and natural slate, or Little local distinctiveness - housing typical of 1950s occasionally plain clay tiles, to roofs. estate development. Sharp contrast with high quality, locally distinctive Views to Meadowbank recreation ground, environments of Rose Hill and Cotmandene, immediately to north, and beyond that to North immediately adjacent. Downs, beyond northern limit of town.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 7.1 House in mature ground, Chichester Road Avenue of trees, Ashcmbe Road Housing Ashcombe Road

7.0 NORTHERN ZONE density, garden settings of the larger properties in 7.1 Ashcombe Road North this part of the town. 7.1.1 Ashcombe Road is a wide, straight avenue lined 7.1.6 This is a quiet residential area of high townscape with lime and plane trees, a characteristic feature quality. There are several very attractive early of many of the approach roads to the town.. 20th century dwellings, including some strong Houses are generally detached, regularly spaced examples of Arts and Crafts detailing. The garden and standing in well maintained gardens. Most setting of the larger dwellings is important, with are two storey, although there are some groups each standing in its own space. It is a locality in of bungalows, particularly in the vicinity of Yew which higher density development could be Tree Road. Building materials are mainly red brick difficult to accommodate without harm to the and clay tiles. intrinsic character of the locality. 7.1.2 Housing in this area was developed from east to west, with the earlier houses generally larger and Ashcombe Road North: of higher value than the later ones. A few Key Characteristics properties - e.g. 95, 97, 101 and 103 - retain the original, distinctive boundary treatment of Decreasing building density at the very fringes of wooden palings creating a pattern of squares. the town gives a soft edge to the built up area.

7.1.3 North of Ashcombe Road, lies low density, mainly Generous mature tree cover within gardens and detached housing, much of which dates from the distinctive avenue of trees along Ashcombe Road. 1930s. Dwellings are often substantial, Some good examples of early 20th century individually designed and standing in generous housing, including strong Arts and Crafts detailing. gardens. Mature trees and hedges feature in the Attractive variety of house designs, particularly on street scene. Building materials are variable, with lower density streets, held together within warm red brickwork, painted render and clay tiles consistently strong garden setting. being principal features. Generous spacing around properties, particularly in 7.1.4 In the eastern half of this Character Area, the vicinity of Chichester Road/Calvert Road/ Chichester Road, Calvert Road and Keppel Road Keppel Road, such that buildings appear are designated a Residential Area of Special subservient to their landscape setting. Character in Policy ENV17 of the 2000 Mole Valley 7.2 Station Area Local Plan. The housing in this area has an informal 7.2.1 In the vicinity of Dorking and Dorking Deepdene layout, with generous, well landscaped gardens. railway stations lies a ribbon of non-residential 7.1.5 The land slopes up to the edge of the town, uses, comprising larger buildings standing in which has a highly attractive outlook over the open grounds. There is a concentration of larger lower slopes of Denbies Hillside. Properties in the employers in this location, occupying prominent north of the area, especially in Keppel Road, are office premises such as Biwater House, Redland conspicuous from the adjacent Green Belt and House and Federated House, as well as the Area of Outstanding Natural Beauty and Area of prominent campus offices of Friends Provident at Great Landscape Value. The open, green the entrance to the town. The campus of landscape of Denbies complements the low Ashcombe School also lies near the Station.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 7.2 A24 Dual Carrigeway Ashcombe School Friends Provident Campus, off A24

7.2.2 At street level, the Station Area is dominated by 7.3 North Dorking the A24 dual carriageway and the elevated east- 7.3.1 This is a large Character Area, incorporating west railway line, which crosses it just south of higher density 1930s/1950s housing, wrapping the station. North of the railway line is a pocket around the north of the town centre. In the centre of mixed housing, including some high density is the Meadowbank recreation ground - a large terraced housing, interspersed with a number of area of open space, providing informal recreation commercial uses. and children’s playspace in the heart of the town.

7.2.3 Building styles and materials are highly varied, 7.3.2 West of Meadowbank, housing dates mainly from including modern office units of three storeys or the 1930s, with some later infill. Dwellings are more, Victorian two storey terraces, the 1930s generally semi-detached or in short terraces. The school buildings and the business park vast majority are on two storeys and of consistent environment of Friends Provident. proportions. Street frontages are continuously developed and gardens are fairly modest. There 7.2.4 Although the grounds of Friends Provident and is limited tree cover and the street scene has an include some significant open character. Gradients begin to rise into the open green spaces, the amount of green lower slopes of Ranmore, rising above the town landscaping peters out as one travels south to the north west. Some streets, notably along the A24. In the vicinity of the stations, the Parkway, Chalkpit Lane and Ranmore Road have streetscape is dominated by hard surfaces, such steep gradients, with housing often elevated as the station car park, railway bridge abutments and hard play areas within the school grounds. above the road and stepping down the slope. As a result, this section of the A24 is one of the The gradients and curved lines of the roads open less attractive approaches into the town. up occasional vistas over the town centre, with some striking views of St Martin’s spire.

Station Area: Key Characteristics 7.3.3 1930s and 1950s suburban housing continues to the east of Meadowbank, along the axis of the Mixed use area with some efficient land use and A24 – Deepdene Avenue – and its side roads. good access to a range of transport modes. Fairfield Drive is a coherent development of similar 1950s semi-detached housing. Off Large open green spaces at The Ashcombe School Deepdene Avenue, housing styles are more and Friends Provident. varied and densities slightly lower, but regular A24 corridor dominated by hard surfaces, plots and a fairly uniform building line give the particularly in the vicinity of the railway station and townscape a very consistent character of good railway overbridge. quality housing, mainly on two storeys and dating principally from the 1930s. Lack of significant natural landscaping to alleviate hard surfaces. 7.3.4 At the eastern extreme of North Dorking is Dorking Cemetery - a large open space on the Variable architectural quality. main A25 approach into the east side of the town. The cemetery dates from 1855 and its Grade II listed chapels, gatehouse and mortuary

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 7.3 & 7.4 A24 Dual Carrigeway Ashcombe School Friends Provident Campus, off A24 Fairfield Road and view to Box Hill 1930s housing, Chalkpit Road Mixed Industrial Uses, Curtis Road

are prominent and distinctive features on the 20th century office buildings. To the north and approach into the built up area. There are fine west of the business park are several groups of views to the north towards the North Downs. small industrial units. To the south, Curtis Road contains a wide range of industrial uses, together 7.3.5 Within the North Dorking Area is the Deepdene with a few warehouse-style retail uses. Roundabout, where the main A24 and A25 roads intersect. This is one of the key gateways into the 7.4.2 Buildings are of variable scale and character, as town and is the easternmost extreme of the High one would expect in a mixed industrial area. Street. Here stands the Dorking Cockerel - a There is nothing of architectural note and little in three metre high sculpture of the local emblem, the way of landscaping. Uses are predominantly erected in 2007 and facing out to welcome industrial or office-based, with a small number of visitors into the town. retail uses of the variety that requires a large external sales space (currently a car showroom and timber yard). North Dorking: Key Characteristics 7.4.3 The A2003 (Station Road & Chalkpit Lane) is one Generally good quality suburban housing, built at a of the main routes around the west side of the reasonably efficient density with an interesting mix town, avoiding the core retail centre. The of styles typical of the 1930s and 1950s. Housing Character Area lies west of the A2003, but with a primarily of two storeys - occasionally less, rarely frontage containing the Council’s own Depot site more. and the entrance to Dorking Business Park. In the west, steep gradients help to create an interesting townscape, with some striking views 7.4.4 Most of the largest commercial and industrial over the town, including of St Martin’s spire. buildings are set well back from the A2003 frontage, out of general public view. Along the Meadowbank recreation ground brings open space frontage is found a mixture of smaller, and into the heart of the town, balancing the relatively generally older (Victorian) buildings, together with high residential densities to east and west. the landscaped forecourts of some more modern Dorking Cemetery helps to create a distinctive and developments. This mixture helps to form an attractive approach into the east side of the town. effective transition between the industrial area proper and the historic town centre and post-war Good amount of housing close to town centre, with housing nearby. access to wide range of services.

Width of A24 dual carriageway corridor out of 7.4.5 Whereas the Business Park has a landscaped proportion with modest family housing. frontage, the front of the Depot site is rather ill- defined, with its collection of Victorian brick buildings set back behind a hardstanding and 7.4 Curtis Road Area not addressing Station Road. There may be 7.4.1 West of the town centre, Station Road and Curtis scope for enhancement here, to create a better- Road are the location for many of the town’s defined frontage to the Character Area, while still business uses. Dorking Business Park, off Station complementing the mixture of housing and Road, is a development of substantial, typical late commercial development in this part of the town.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 7.5

Mixed housing, Pixham Lane Rural setting of Village

Curtis Road Area: 7.5.4 At the northern end of the village, the campus Key Characteristics offices of Friends Provident fall within the Station Area, but are also an important element in this Large amount of commercial floorspace, providing more loose knit part of the village. main employment area within the town. 7.5.5 The southern part of Pixham, south of the Small frontage to main through route (Station recreation ground, lies within the built up area. This Road), helps to screen majority of industrial uses consists of more densely developed residential from general public view. Largest buildings are set well back and generally out of public view. streets, focussed around the bridge where the Therefore relatively little impact on wider elevated railway line crosses Pixham Lane. townscape, considering the size of the area. 7.5.6 Near the bridge is St Mary’s Church, Pixham, Rather weak townscape along Station Road designed by Sir Edwin Lutyens in 1903 and listed frontage north of Curtis Road, due to lack of Grade II*. Around the church, there are clusters highway-fronting development and ill-defined of Victorian cottages, which continue up either property boundaries. side of Leslie Road, to Riverside.

Congestion due to conflict between parked cars 7.5.7 The rest of the built up area consists of several and heavy lorries accessing commercial uses. small housing development, of contrasting styles and periods. Some are less than 10 years old and 7.5 Pixham others date from the 1930s, 1970s and 1980s. The majority are two storeys - with a mixture of 7.5.1 Pixham is a village to the north east of Dorking, semi-detached, detached and small terraces. now contiguous with the main built up area, but with its own character and identity. Much of the 7.5.8 There is a block of flat roofed 1970s flats off village is outside the built up area; this is one of Riverside, which rise to four storeys, painted the few parts of Dorking where more sporadic, starkly in white and amount to a rather harsh loose knit development continues into the rural contrast with the much more traditional Victorian surroundings of the town. and modern houses to either side. 7.5.2 Pixham is separated from Dorking by the London to Horsham railway line. However, there is an Pixham: Key Characteristics important network of footpaths passing under the railway and connecting the two settlements. Interesting, varied and tight knit residential environment, with a wide mixture of periods, scales 7.5.3 The village includes a small Conservation Area, and materials coexisting in a harmonious manner. containing an informal collection of mainly 18th and 19th century buildings forming a distinct Strong landscape setting, with mature trees along group along Pixham Lane. This through road is a Pixham Lane and railway embankment balancing wide, dominant feature, its width accentuated by more building-dominated streets in southern part of wide grass verges. There is abundant mature tree village. cover. Almost all of the Conservation Area is within the Green Belt, and therefore outside the scope of White-painted, flat roofed flats at Riverside contrast this document, which focuses on the built up area. starkly with more conventional village-scale

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 8.1

West Bank Longfield Road

development, and disproportionately prominent in 8.1.5 The whole of the Character Area is accessed view of this part of town from Box Hill viewpoint. from Hampstead Lane, off Coldharbour Lane at the edge of the town centre. The junction is in a Some streets congested by extensive on-street tight cutting, with mature trees to either side. At parking. the rear of the dwellings on the east side of Pixham Lane used a through route between the Nower Road, there is a sandstone cliff, dropping A24 and A25, resulting in a disproportionate down dramatically to the level of Vincent Lane, amount of intrusive traffic, compared with the size about ten metres below. The dramatic change in of the village. levels, coupled with the narrow point of access, gives this locality a feel of being slightly separate 8.0 Central Zone from other nearby parts of the town. 8.1 Hampstead Lane Area Hampstead Lane Area: 8.1.1 On the west side of the town centre, accessed Key Characteristics from Hampstead Lane is a collection of residential streets, along with two schools. Good supply of housing close to town centre, at a reasonably efficient density. 8.1.2 The housing dates mainly from the 1930s and Variety of styles held together with consistent 1950s, with a mixture of detached and semi- building materials, regular plots and well-defined detached properties, mainly of two storeys. building line. Those on West Bank and Longfield Road and Strong landscape setting, with views to surrounding mainly detached and of varied designs, while countryside on three sides. those on Nower Road are mainly semi-detached and much more similar in appearance. Access arrangements make area feel slightly isolated from rest of town. 8.1.3 Dwellings universally face the highway and are sited Some 1950s properties on Nower Road looking a close to the road, with long rear gardens. Front little dated/run down. gardens are small, with low fences, walls or hedges to the front boundaries. Materials are predominantly Some streets congested by on-street parking. red brick and clay tiles, with some render or tile hanging to the upper floors. The quality of design 8.2 Westcott Road and detailing is generally higher in West Bank and 8.2.1 Along the western approach into the town is a Longfield Road than in Nower Road, but all of it is long, thin residential area, extending along Westcott well built and typical of housing in the South East Road and in a series of cul de sacs to either side. England in the first half of the 20th century Although this Character Area appears contiguous 8.1.4 Natural landscaping is generally low key, with a few with the Hampstead Lane Area on the map, there street trees and grass verges. However, the is no connection between the two on the ground surrounding natural landscape is very apparent, and they have a very separate character. with this part of the town being open to the 8.2.2 The majority of housing is detached, on regular countryside on three sides. The two school sites plots, fronting the highway. Most are substantial, also provide expanses of open space and open up well built 1930s villas, predominantly of two views into the landscape to the west of the town. storeys, in red brick with clay tiled roofs. Several

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 8.2 & 8.3 Westcott Road Industrial building, Vincent Lane Traffic, Vincent Lane

have tile hanging or rendered details to the first 8.3 Vincent Lane Industrial Area floor. They are interspersed with some more 8.3.1 The west side of Vincent Lane is one of the two modern infill, from the mid 20th century onwards. main industrial areas of the town, the other being 8.2.3 There is relatively little housing which directly Curtis Road/Station Road, described above. fronts the main Westcott Road, apart from a Several industrial premises are grouped closely short ribbon on the north side, immediately west together, with car parks being the only open of the town centre. Most of the other properties space. Buildings include several flat roofed brick buildings of two or three storeys and a variety of face away from the road, onto quiet cul de sacs, corrugated iron sheds and other typical industrial with their gardens abutting the main highway. As buildings. a result, this approach into the town centre retains an attractive, rural feel, enhanced by 8.3.2 At the rear, an abrupt rise in ground level and belt grass verges and a belt of mature trees along of trees divide the industrial estate from the almost the whole length of Westcott Road. residential properties of Nower Road. Access is from Vincent Lane; a narrow, one-way street, 8.2.4 The housing is well connected with the landscape often congested with traffic queued from the around the town. Several of the cul de sacs end junction with Westcott Road. at the edge of open fields, providing views out over farmland and small pockets of woodland. 8.3.3 There is a sharp contrast between the industrial character on the west side of the road and the 8.2.5 Westcott Road is the only main road entering high quality of the Victorian housing in the the west side of the town and suffers regularly Conservation Area to the east. Most of this from long traffic queues, particularly at the end housing faces away from Vincent Lane, with high of the afternoon, as traffic backs up from the back garden fences tight to the east side of the junction at Vincent Lane, on the edge of the road. central one-way system. Vincent Lane Industrial Area: Westcott Road: Key Characteristics Key Characteristics A key source of commercial land and buildings, Good supply of family housing, close to town centre. supporting the local economy and sustainably Pleasant, well-built two storey housing, from 1930s located, close to the town centre, . onwards, with a high standard of detailing and Well-defined by greensand cliff to rear, topped with materials typical of the area. trees, which provides a natural constraint on the Strong landscape setting, with views out to rural industrial area and keeps it compact, with efficient surroundings of the town. Belt of mature trees use of land. along Westcott Road, along with grass verges and rear gardens bringing green space very close to Some unsightly buildings, many looking rather run heart of town. down and dated.

Westcott Road suffers from traffic queuing, Highly congested highway. hampering access to properties and undermining “green” character of this approach to town. Sharp contrast with Conservation Area to east.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 8.4 Pippbrook Dorking Sports Centre

8.4 Pippbrook Area houses, sharing some characteristics with those 8.4.1 At the east end of the High Street, between the in adjacent Character Area of North Dorking. Conservation Area boundary and the A24/A25 Those on Moores Road are detached, on larger junction, is a group of public buildings, including garden plots, set back from the road - with some the Council offices, sports centre, Dorking Halls similar characteristics to the housing on the and health centre. Dorking Halls is the oldest, eastern edge of Cotmandene, to the south. dating originally from the 1920s but having been refurbished during the 1990s. Dorking Sports Pippbrook Area: Centre and the health centre date from the early Key Characteristics 2000s, while the Pippbrook Council Offices is an Mature trees within Pippbrook grounds and at rear architecturally distinctive building dating from the of Dorking Halls complex introduce a substantial mid 1980s. The offices were designed to be “green” area into this edge of the town centre. subservient to their setting, by being built into the sloping site, with oast-house style roofs. The low Roofscape of Pippbrook opens up views to Box Hill profile of the building allowed a fine view to be from the High Street, helping to link the town to its landscape context. retained, out towards Box Hill, from the eastern part of the High Street. Concentration of leisure and civic uses gives a 8.4.2 Pippbrook was constructed in the grounds of strong community focus to this part of the town Pippbrook House, a Grade II listed building which centre, which is, in turn, in the geographical centre of the District. is located at the rear of a formal parkland site. This is a more spacious part of the town, with larger Several landmark buildings - Pippbrook House, buildings standing in their own space. Mature Dorking Halls, Dorking Sports Centre and specimen trees are a strong feature of the Pippbrook council offices - all with their own Pippbrook complex, complemented by a belt of distinctive character and identity. trees around higher land at the rear of the Dorking Well-defined public spaces in front of Dorking Halls/ Halls/Dorking Sports Centre complex. Here the Sports Centre and Pippbrook offices, with an connection with the wider landscape is very strong attractive mix of hard and soft landscaping and two with good views towards Ranmore and Box Hill. statues of notable Dorking residents. 8.4.3 Building materials vary. Pippbrook is constructed Telephone exchange building at junction of Reigate of red brick with clay tiles to the pitched roofs. Road and London Road has little visual merit and is Dorking Halls and Sports Centre are cream- an imposing building which is out of keeping with painted render, with distinctive shallow curved roof its surroundings. details. Pippbrook House is pale stone with slate roofs. Adjacent to the Sport Centre is a new 8.5 Deepdene development of flats and houses, of red brick, 8.5.1 Deepdene, south of the A25, is a low density cream render and clay tiles, which draws together residential area, carved out of the edges of the some of the palette of the other buildings. wooded hillside, which extends right into the heart 8.4.4 There are a few residential properties on the of the town in this location. Gradients are steep, edges of this Character Area, at Pippbrook as the landscape rises up over the Greensand Gardens and Moores Road. Those on Pippbrook ridge toward the south east, before dropping Gardens are mainly semi-detached, two storey down into the lower land of the Low Weald.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 8.5 A24 through the Glory Wood Abundant hedging, Deepdene Wood Deepdene Drive

8.5.2 Housing spreads out to either side of the A24, Deepdene Area: along narrow lanes, which have a semi-rural Key Characteristics character that belies their proximity to the town centre. Houses are individually designed, Very strong landscape setting to dwellings - extensive mature hedging, large trees and well standing in their own garden plots, with maintained garden planting all combine to create extensive, well-maintained natural landscaping. an environment in which the houses are 8.5.3 Deepdene Wood is characterised by long, subservient to their garden setting. winding stretches of mature laurel hedging, which gives the lanes a confined character and screens Strong sense of spaciousness around and between most of the buildings from view. Behind the buildings, throughout the Deepdene Area, but particularly strongly within the Deepdene Wood/ hedges, houses stand in large gardens, clinging Punchbowl Lane area. to the sides of the hill and many enjoy dramatic vistas over the town. There is a very strong sense Steep gradients provide dramatic vistas across the of spaciousness, with each property standing in town and surrounding countryside from individual its own landscaped setting. They often have properties. dramatic vistas to the north. Deepdene Wood is designated a Residential Area of Special Narrow lanes, often between heavily planted front Character in Policy ENV17 of the 2000 Local gardens, give the area a semi-rural feel which belies its proximity to the town centre. Plan, in recognition of the quality of the spacious, highly landscaped environment. 8.5.4 In the rest of Deepdene, plots are slightly smaller 9.0 Southern Zone and the layout less informal. But there is still an 9.1 Dorking experienced significant expansion in the abundance of natural landscaping, with hedges, Victorian and Edwardian period, particularly to the trees and shrubs creating a strong garden setting south of the town centre. Along the main Horsham to the dwellings. The natural landscape is the Road, and in many of the side roads, there are still dominant feature, with plenty of space around many houses dating from this period. Some are of dwellings to allow the landscape to be perceived. impressive scale and design and were clearly built during a prosperous era in the town’s history. 8.5.5 Housing in Deepdene dates from every period from the 1930s onwards, with a wide variety of 9.2 Along the Horsham Road frontage, from South styles and building materials. The majority of Street to Tower Hill, the houses tend to address buildings are two storey and plot sizes within the road directly, creating a dense built up each small enclave are generally consistent, frontage. Buildings are well detailed, of traditional which helps to hold the variety of styles together. local materials, but in a wide variety of sizes and Properties are almost universally well detailed and designs, making for a varied street scene. The good examples of their period. continuous frontage is alleviated by the belt of mature trees at the site of the former Dorking 8.5.6 South of Deepdene, the main road (A24) leaves hospital, along the east side of the road. the built up area for a while, passing through a deep cutting through the Glory Woods, with 9.3 Behind the Horsham Road frontage, four native woodland to either side of the road, localities of differing character can be discerned, screening almost all of the built up area from view. two on each side of the main road.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham

Building detail, St Pauls Road West Edwardian building, St Pauls Road West St Pauls Road West

9.4 St Paul’s Road to Cliftonville St Paul’s Road to Cliftonville: 9.4.1 On the east side of Horsham Road, the side Key Characteristics roads rise up steeply from Horsham Road and many of the houses are set up above street level, Steep gradients make for an interesting street scene, with small, steep front gardens. Building styles with houses often elevated in commanding positions. are very varied. There are several impressive Some fine Victorian and Edwardian villas, Victorian villas, often with distinctive orange clay substantial, well built 1930s houses and generally tile hanging to the upper floors. They are well-detailed examples from other periods. interspersed with later developments of every style and period - including many attractive Mature gardens, well planted and including large 1930s detached houses and a moderate amount trees, particularly at rear of properties. Rear of infill development from the 1970s. Building gardens help to provide sense of space, despite heights vary between one and three storeys, with some tightly built street frontages. a higher proportion of three storey properties in the sections closest to the main Horsham Road. Extensive on-street parking, creating congested highways. Steep gradients sometimes constrain 9.4.2 The north of this area blends into the edge of the potential for parking within property boundaries. Rose Hill Character Area, with a series of fine, 1920s/30s detached houses fronting Upper Rose Some older properties (but by no means all) Hill, harmonising well with the older, historic villas beginning to look tired. around Rose Hill itself. 9.4.3 In the centre of the Character Area, Downsview Generally harmonious mixture of styles, but occasionally awkward juxtapositions of period and Gardens is a modern courtyard of townhouses, modern properties. building in the former grounds of Dorking Hospital. The houses pick up on the grandeur of some of the older villas, but with much smaller 9.5 Tower Hill plots and a less mature garden setting. 9.5.1 South of Harrow Road West lies the distinctive 9.4.4 East of South Terrace, building densities drop and neighbourhood of Tower Hill. The land rises very there is a higher proportion of detached houses in steeply from Horsham Road, with a tortuous more spacious gardens. Houses begin to be set road layout looping around the summit. further back from the road, particularly on St 9.5.2 Houses are almost universally detached and Paul’s Road West, where trees and hedges form a individually designed. There was considerable stronger element in the street scene, with expansion here in the 1970s and many of the buildings set well back in a mature garden setting. properties date from this period, with occasional There are fewer three storey properties and a older (Victorian/Edwardian) properties among much greater sense of openness in the street them. They include some less conventional scene. This character continues over the crest of modern buildings, particularly from the the hill, into St Paul’s Road East, reaching the 1960s/70s. Building materials are highly varied, edge of the Conservation Area at Cotmandene. as is the scale of buildings although two storey or 9.4.5 Throughout this part of the town, back gardens split one/two storey buildings are in the majority. are generally large and mature, providing plenty of green landscaping, despite the buildings being 9.5.3 Gardens are generous and there are many generally close to the road. mature trees, particularly on the initial approach

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 9.5 Tower Hill from Knoll Road Tower Hill

up Horsham Road, which is a cutting between 9.6 Falkland Road Area wooded slopes. The steep gradients - cliff-like in 9.6.1 Within this Character Area, building density is places - make for a pleasingly haphazard layout, high and there is little green space. Buildings are with houses at different angles and levels and no narrow and address the road, with small gardens regular plot pattern or street scene. The very to the rear. Parked cars to either side of the road wide variety of building styles co-exists quite make the streets feel very narrow. happily, partly as a result of the informal, spaced 9.6.2 Building designs are highly varied. A few out layout, which allows each house to be viewed Victorian/Edwardian villas are interspersed with in its own space. several more modest Victorian dwellings and 9.5.4 The lower slopes at the eastern extent of Tower some contrasting modern development. The Hill levels out into South Terrace and merges with latter includes several blocks of flats dating from the lower density housing in the St Paul’s Road the 1970s, some of three or even four storeys. to Cliftonville Area. These are of dramatically different scale and character to the more traditional properties. 9.5.5 At the southern extreme, the Tower Hill Character Area includes Martineau Drive; 9.6.3 Building materials are as varied as designs. Flint, another winding lane leading up through brick and render in various different colours all woodland into the lower slopes of Tower Hill, feature. The only unifying feature is the relatively with a similar mix of individually-designed high proportion of slate roofs. detached houses, in strong garden settings. 9.6.4 Tucked in behind the trees of Coldharbour Lane is St Josephs Catholic Church - a substantial stone Tower Hill: Key Characteristics building accessed from its own narrow lane.

Steep gradients and looping road layout make for an 9.6.5 At the junction of Horsham Road and South informal, haphazard layout, with constantly changing Street, the Townfield Court development is a street scene and unexpected and dramatic vistas 1990s redevelopment of the former Dorking Bus across town. Garage. It comprises a group of substantial, Strong mixture of styles and periods, including three storey blocks, following the curve of the some imposing older properties and unusual and junction, tight to the street frontage. The Arts & well built modern housing. Crafts-inspired design and traditional red brick Very generous planting, including solid belts of and render harmonise well with the villas further woodland, mature garden trees and hedges. to the south.

Abrupt and interesting transition from main 9.6.6 The Character Area continues to the north of the Horsham Road into wooded lane winding through junction of South Street and Vincent Lane, steep cutting and leading up onto hillside. where a small enclave of two storey housing High level of local distinctiveness. faces the highway, south of the Vincent Lane industrial estate. Tortuous road layout can be hard to navigate. Remote from local services and dependent on private car.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 9.6 Tower Hill from Knoll Road Tower Hill Contrasting building style, Falklands Road Traditional buildings, Hampstead Road Townfield Court

Falkland Road area: consistent building line. Front gardens have Key Characteristics mature planting but are of shallow depth, so that the many attractive dwellings can be easily seen. Tight knit, mixed development, with efficient level of land use, close to town centre. 9.7.4 Along Knoll Road, there are several gracious Victorian villas, interspersed with later (1930s) Good supply of smaller residential properties properties. Further south, houses are generally and flats. more modern, from the 1930s to 1970s.

Some attractive Victorian housing and good 9.7.5 The streets are wide and generally straight, examples of modern flatted development (e.g. making for a pleasant, open environment. The Townfield Court). informal rectangular grassed space at the junction of Ridgeway Road and Ridgeway Mixture of housing not always successful. 1970s 3/4 storey flats, in particular, are a sharp contrast in Avenue is one of relatively few open spaces in character and scale with adjacent, older properties. this southern part of town.

Narrow streets highly congested with parked cars. 9.7.6 The Highacre development is a 1990s housing development in a spacious, informal layout Little natural landscaping. A very building around a central green at the top of a small rise. dominated area, contrasting with the strong The properties are a mixture of houses and flats, landscape setting of the town as a whole. in one, two and three storey buildings of varying designs. They are unified by the use of the same external materials throughout - namely red/ 9.7 Ridgeway Road Area brown brick and plain clay tiles. The 9.7.1 This is another concentration of low density, development shares the spacious character of spacious detached housing. It lies immediately the longer-established housing to the north, west of Tower Hill and mirrors that area’s rising while also having some of the feel of an estate ground level, with the Horsham Road passing development, effecting a good transition into the through a cutting as one heads south. Houses higher-density estates of North Holmwood, to are mainly two storey family dwellings, with a the south. small number of bungalows and occasional three storey houses (mainly with the third storey within 9.7.7 The development recognised the boundaries of the roof space). the original Edwardian house and grounds where it was located and retained most of the 9.7.2 Ridgeway Road is a private road, managed by woodland and formal landscaping once the Holloway Estate Residents Association and associated with the house. The wood and the key access route to much of this Character parkland are strong features on this edge of the Area. built up area. They are seen on the rising land, 9.7.3 Gradients here are much less extreme than in north of the A24 approach into south Dorking Tower Hill, with a more gentle rise up from and make an important contribution to the Horsham Road. Dwellings are more regularly landscape setting of the town, by screening the spaced, fronting the roads along a fairly southern limits of the built up area in most views.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 9.7 Low density housing Ridgeway Road Open space Ridgeway Road Period housing Knoll Road

Ridgeway Road Area: 10.2 North Holmwood Village Key Characteristics 10.2.1 The historic centre of North Holmwood is just south of the A24. The approach into the village, Wide, open, generally straight streets, with an attractive heading south, is a dense and eclectic mixture of rhythm of period and more modern properties. buildings; mainly two storey houses, with a Several imposing and well detailed Victorian and couple of local shops. There is no uniformity of Edwardian villas, balanced by 1930s and more materials or design and the buildings date from modern detached houses, giving considerable every period from Victorian workers’ cottages to visual interest to the street scene. late 20th century. As one moves south down Mature landscaping, including large trees, shrubs Spook Hill, the street scene opens up into an and garden planting. attractive village green, rising to the south and providing a generous open space, with a Wide streets and large back gardens give strong backdrop of mature trees. St Johns Church is an sense of spaciousness throughout area. attractive flint church with spire, dating from Open land at southern end of Ridgeway Road 1874 and standing in a prominent, elevated provides welcome green space in a relatively built position, looking down over the green. Spook up part of town. Hill was the original route of the A24 from Dorking to Horsham, before the village was Modern properties generally well detailed with bypassed in the 1960s. strong garden setting. 10.2.2 Development along Spook Hill is much more Modern estate at Highacre accommodated spacious, with properties generally on large, successfully, retaining sense of space and mature more irregular plots, with a more mature garden landscape setting. Retained wood and parkland is setting. The lower density housing includes an important feature in the setting of the town as Bentsbrook Park - a 1930s development of viewed from the A24 to the south. regularly-spaced villas in a quiet, spacious layout. Within this part of the village are several Victorian 10.0 North Holmwood and buildings, including the former school building, Southern Estates now used as a village hall and a number of 10.1 North Holmwood was originally a village about period cottages. 2km south of Dorking town centre. It has been the location for a series of housing estate 10.2.3 South of the village, there is still a substantial developments, from the 1950s to the present expanse of woodland, from which North day. There has been similar estate development Holmwood originally gained its name. Around the on the southern edge of Dorking, so that the western boundary, the dual carriageway forms a two settlements now coalesce. Although this hard boundary, with a more open landscape of Character Area abuts the edge of the Southern grazing land to the west. Zone described above, it has a distinctly different character, being a series of discrete estates, spreading north and east from the original village green.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 10.2 & 10.3 North Holmwood village centre North Holmwood Church from Bentsbrook Park Woodland behind dwellings St. Johns

North Holmwood Village: 10.3.3 Materials are buff or light red brick, with concrete Key Characteristics tiles and occasional panels of weatherboarding or tile hanging. Georgian style porch surrounds Varied and interesting residential environment, are a consistent and distinctive feature balancing higher and lower density enclaves. throughout the estate. Eclectic variety of buildings, with mixture of layouts, periods and scales generally co-existing 10.3.4 While there are few significant open spaces, there in a harmonious manner. is a good network of grass verges and small Strong landscape setting, with large village green, informal open spaces, some planted with trees. Parish Church and pond bringing natural landscape Tree cover is generally sparse, but there are some into the heart of relatively dense built development. substantial specimen trees which add maturity to Local community facilities grouped around green the street scene. Property frontages are open help to preserve village identity, despite dramatic plan, with low key front garden planting, making residential expansion in late 20th century. for a pleasantly open, spacious street scene. Pleasant, spacious streetscape within Bentsbrook 10.3.5 St Johns is almost entirely surrounded by Park: regular plots, consistent building line and undeveloped land, much of it covered in mature strong garden setting to individually-designed woodland owned by the National Trust and lying houses, laid out in the 1930s, with varied housing within the Green Belt. These trees are seen dating from the 1930s to 1960s. behind dwellings and through gaps between Abundant tree cover in southern part of village, properties. They form an important backdrop to making for a gradual transition into surrounding the estate, giving it a strong rural setting. Green Belt and Common land. Cluttered, congested street scene at northern end St John’s: Key Characteristics of Spook Hill, partly due to tight knit housing without parking on site and car parking in vicinity of Open plan property frontages and informal grassed local shops and businesses. areas provide a strong sense of spaciousness. Strong rural setting, enhanced by views of surrounding woodland through gaps between 10.3 St Johns dwellings (especially at first floor level). 10.3.1 St Johns lies behind St Johns Church, off Regular, repeated house designs and consistent Inholms Lane. It is a small housing estate, detailing, giving a strong rhythm to the street scene. developed in the late 1960s/early 1970s on the site of Holmwood Lodge and sometimes known Relatively few prominent alterations to original as the Holmwood Lodge Estate. house designs, maintaining consistency of style throughout estate. 10.3.2 The estate comprises a mixture of short terraces, Little local distinctiveness to house designs. semi-detached and detached housing. The houses are uniformly two storey, with gabled Car-focussed layout - limited alternative transport roofs. There is a variety of designs through the options. estate as a whole, but a strong, repeated rhythm Garage courts ill used, leading to extensive within groups of similar properties. on-street parking.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 10.4 Holmwood Park, smaller terraced properties Holmwood Park,larger family homes

10.4 Holmwood Park road and is well placed to serve the higher- 10.4.1 East of St Johns is a much larger development, density estates in this part of the town - started in the 1970s and continuing, in phases, particularly the former Council estates at Chart into the 1980s. It was constructed on the site of Downs and Goodwyns. a former brickworks, accessed from Holmesdale 10.4.6 The playing fields are part of a green corridor Road. The estate provides a full range of along this part of the A24, also including the properties, with several small starter homes and Bentsbrook Allottments, trees and scrub on the maisonettes, together with clusters of much highway verges and, to the west, the playing larger, family homes. All are arranged around cul fields of St John’s School. de sacs with shared parking and garage courts.

10.4.2 The layout is open plan, with wide grass verges Holmwood Park: and small, informal open spaces. There are also Key Characteristics large belts of open space to the north and south of the estate, covered with mature trees and Good supply of small starter homes and modest providing a strong link to its landscape setting. family housing. Within the estate itself, tree cover is much more Network of small green spaces, including wide limited, with few large trees and generally low key grass verges, planted with small trees and shrubs. planting in gardens. The older trees are protected under a blanket tree preservation order, but more Varied layout and variety of house types breaks up recent landscaping is taking time to mature. expanse of development to a manageable scale. Property frontages are unfenced and there is little Relatively high density for a development of this screening around buildings. period. 10.4.3 The road layout is tortuous and although it is Relatively few prominent alterations to original possible to drive right through the estate, it is house designs, maintaining consistency of style difficult to navigate. Car parking is in front of throughout estate. properties on in garage courts. Little local distinctiveness - very typical of 1980s cul 10.4.4 Building materials are brick, in a variety of de sac estate development throughout the country. shades, with some render and concrete tiles. The estate was developed by a number of different Car focussed, with limited access to alternative housebuilders, leading to some variation in transport modes. design. But the building character is very typical Relatively remote from local services, particularly in of housing estates of this period, with little in the the eastern part of the estate, which is some way of local distinctiveness. Properties are distance from the village centre. uniformly two storey (although some are divided into flats), most with gabled roofs. Tortuous internal road layout, difficult to navigate, with few distinctive landmarks to aid legibility. 10.4.5 At the northern limit of this Character Area, the King George V Playing Field is an extensive Contains King George V Playing Field - an recreation ground serving this part of the town. It important open space and recreational facility lies on the south side of the A24, parallel to the within this part of the settlement.

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham 10.5 Chandlers Way Chart Downs

10.5 Chart Downs area otherwise intensively built-up frontages. 10.5.1 The Chart Downs estate is accessed from Chart Strong connection to rural setting, with open vistas Lane South, on the edge of North Holmwood. over farmland to east and easy access to Glory These former Council houses were built in the Woods. Easy access to King George V playing field. 1950s, with a formal layout around a shared open space. The two storey houses are built in Feels separate from rest of town, due to peripheral red brick, with plain clay tiles to the roofs, facing location and east-facing orientation. the roads and all very similar in design. Some are semi-detached and some are in short terraces of Remote from local services with limited transport four properties. In the centre of the estate is an options. open green space, containing a community Extensive on-street car parking in places, making centre built by local residents. for cluttered street scenes. 10.5.2 Adjacent to Chart Downs, the most recent estate - Scholars Walk - dates from 2006. It is a tight knit 10.6 Goodwyns to Rough Rew group of mainly two storey terraced houses, in red 10.6.1 North of the A24, the Goodwyns Estate is a large brick, set back from Chart Lane South in a estate of former Council social housing. The secluded position. There is also a ribbon of houses housing types are mixed. The majority of and a public house facing Chart Lane South. properties are two storey terraced houses, but 10.5.3 Chart Downs and the adjacent housing feels there are also three and four storey flats, in small somewhat separate from the rest of the blocks and, very unusually for a small market settlement, by virtue of its location on the east town, two tower blocks. Building materials are side of the Glory Woods, facing out onto Chart mainly brick, in various hues, with concrete tiles Lane South. There is little visual connection with on shallow pitched roofs. The tower blocks are the two adjacent estates (Holmwood Park and concrete. The estate is open plan, with wide Goodwyns), although there are pedestrian grass verges and a series of small, informal open connections between them. All three estates spaces. There are few trees within the estate, have access to the King George V playing fields, although views out to the Glory Woods provide a in the centre of this collection of estates. green setting to the east. The highway network is circuitous and few of the houses have garages or driveways, so there is a significant amount of Chart Downs Area: on-street parking. The most recent addition to Key Characteristics Goodwyns at the time of writing is Olivier Court, completed in 2009 and comprising a striking, Straightforward 1950s family housing within Chart curved development of flats, on three storeys, Downs estate, with a consistent style. Formal layout and similarity of designs gives a strong visual identity. with a 1970s-inspired design. 10.6.2 At the northern limit of this Character Area, Housing built at an efficient density in both estates Tollgate Road and Claygate Road are cul de sacs - particularly in Chandlers Way development. of private housing, generally semi-detached and Central open spaces (Chart Downs green and built at a lower density than the former Council drainage pond area in Chandlers Way) balance properties in the Goodwyns Estate. These

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Built up Areas Character Appraisal – Dorking, North Holmwood and Pixham

1970s housing, Rough Rew Family housing, Oak Ridge High density housing, Goodwyns

properties are generally better maintained and in Goodwyns to Rough Rew: more mature gardens than the estate itself, Key Characteristics making for a gradual transition into the much lower density housing in the Tower Hill Character Good supply of mixed housing, including flats and Area, to the north. houses of different sizes. Consistent pattern of frontage development, with properties directly 10.6.3 Immediately west of the Goodwyns Estate are facing highways and small or non-existent front two smaller developments. Flint Hill Close is a cul gardens. de sac of 1950s semi-detached properties, of Open plan frontages throughout majority of red brick. Behind it, the Rough Rew estate is a Goodwyns and Rough Rew estates. 1970s development of small terraced houses set into the hillside. There are also small terraces of Network of small open spaces and grass verges bungalows at the lower levels and a few blocks balancing highly built up frontages. of three storey flats bordering an open grass space. In general, there is little landscaping and Mixed residential development along Flint Hill the houses are close to the road frontages. frontage, with several older properties providing greater visual interest and a sense of maturity, to 10.6.4 The housing fronting Flint Hill itself is of a different balance the estate development to either side. Also character to the estate developments to either more mature housing and gardens along Tollgate side. There are a variety of properties - both and Claygate Roads. period and modern, making for an interesting and varied street scene. The character of this Tower blocks out of character with predominantly frontage has more in common with the frontage modest scale of surrounding properties and with adjacent woodland. An unexpected urban feature of Horsham Road, further north, than with the in a rural market town. housing estates which have developed around it. Limited natural landscaping - extensive grass areas but few trees and shrubs. Some street scenes a bit bleak. Stronger landscape setting to the east and north, with views of tree cover at Tower Hill and the Glory Woods.

Many streets congested by extensive on-street parking.

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Town Centre Inset

Legend

Town Centre and Environs – see Inset Map Built Up Area Boundary

Built up Areas Character Appraisal Mole Valley Local Development Framework Supplementary Planning Document – Dorking Adopted February 2010 32 33 34

Built up Areas Character Appraisal – Dorking Inset

Marlborough Hill

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Built up Areas Character Appraisal – Dorking Conservation Area Inset

Mole Valley Local Development Framework Supplementary Planning Document Adopted February 2010 MoleAlternative Valley formats Local Development Framework If you would like this document in another format or language please visit the Council’s main reception in Dorking or the Leatherhead HelpShop. Alternatively you can contact us by: Fax: 01306 876821 E-mail: [email protected] Website: www.molevalley.gov.uk

Si usted quisiera este documento en otro formato o idioma, por favor visite el Consejo principal de recepción en Dorking o la Leatherhead HelpShop. También puede contactar con nosotros Fax: 01306 876821 E-mail: [email protected] Website: www.molevalley.gov.uk

Mole Valley District Council Pippbrook Dorking RH4 1SJ

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Published by Mole Valley Local Development Framework November 2010

Mole Valley Local Development Framework