R Clarke - Planning Ltd R Clarke - BA Hon’S Town and Country Planning Kewferry Farm Rickmansworth Road Northwood Middx

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R Clarke - Planning Ltd R Clarke - BA Hon’s Town and Country Planning Kewferry Farm Rickmansworth Road Northwood Middx. HA6 2RF

Telephone 01923 449355 Mobile 077996 20153 E-mail [email protected] Runnymede Borough Council Planning Department Civic Offices Station Road Addlestone Surrey KT15 2AH Date: 22 January 2020

Dear Sir / Madam, Planning Portal Number PP-08400499 Application for full planning permission. The installation of 26 Vehicle Access Control Barriers, with free standing intercoms, plus hardsurfacing to secure pedestrian / wheel chairs access to the side of the VACB. Installation of moveable bollards in locations 8 and 9. All works on the Wentworth Estate, Virginia Water.

I have pleasure in submitting a full application for 26 Vehicle Access Control Barriers (VACB) and associated free standing Intercoms with Key Pads (IKP). The form of the application has been discussed with Christine Kelso (Development Manager) and it has been agreed that the 26 locations, should be covered under one application with 26 separate red edges. The 26 red edges have a total area of 0.62 hectares as such the planning fee is £3,234 The application comprises a master plan showing the 26 locations. For each location there is a 1:500 scale site plan showing the red edge area and a 1:100 scale plan detailing the VACB and IKP. The application is being submitted by the Wentworth Estate Roads Committee (WERC) who own and manage the private estate roads on the Wentworth Estate. Prior to submitting the current application a detailed consultation exercise was undertaken which involved 640 properties who pay a “road rate” to the WERC (those on the affected private roads) along with a general canvas of the remainder of the estate. There was a 52% response rate of which 89% were in full favour.

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At appendix 1 to this letter is a document produced by the WERC which sets out the background to the proposal.

Set out below is a list of the locations VACB number Location 1 West Drive (East of The Island) Internal 2 West Drive Junction with Portnall Rise Internal 3 Portnall Road junction with Wentworth Drive Internal 4 Pinewood Road junction with Wentworth Drive Internal 5 Waverley Drive junction with Spring Woods Internal 6 Abbots Drive junction with Wellington Avenue External 7 Monks Road junction with Friars Road internal 8 Wentworth Drive junction with Wellinghton Avenue Internal 9 Wentworth Drive south of Pinewood Road Internal 10 Portnall Rise junction with Portnall Road internal 11 Woodlands Road West junction with Christchurch Rd External 12 Woodlands Road East junction with Christchurch Rd External 13 Gorse Hill Road junction with and Gorse Hill lane External 14 Gorse Hill Lane junction with Christchurch Road External 15 Abbey Road junction with Station Approach External 16 Friars Road junction with Christchurch Road External 17 Virginia Drive junction with Christchurch Rd External 18 Spring Woods junction with Christchurch Rd External 19 Lake Road junction with Wellington Avenue External 20 Wentworth Drive junction with Wellington Avenue External 21 East Drive junction with Wellington Avenue External 22 Pinewood Road junction with Christchurch Road External 23 Wentworth Drive junction with London Road External 24 Portnall Drive junction with London Road External 25 Meadow Road junction with London Road External 26 West Drive junction with London Road External

VACB 6, 11 – 19 and 21-22 and 24 – 26 all replace existing barriers.

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The Proposal. The VACB comprise an automated single arm barrier that pivots from a motor housing on one side. The barrier is 1m high white with red markings. The top of the arm has an LED strip which is illuminated when the arm is in the down position. Except for VACB and locations 20 and 23 which will be permanently raised all of the VACB have free standing associated intercom key pads (IKP) either side of the barrier.

The design of the barriers in terms of the red marking and the LED strip is required to accord with current health and safety guidelines. The housing, to both the VACB and the IKP is painted black.

The image below shows a typical barrier. Pedestrian access around barrier

pedestrian access around barrier

At locations 8 and 9 the intercom has a raised height for ease of use by commercial vehicles requiring access to the Wentworth Club, Club House.

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The system is proposed to operate as follows:

The external barriers (shown on the master plan) numbers 11, 12, 16 – 19 and 21-22 and 24 – 26 all replace existing barriers and are intended to operate automatically on entry and exist without control fob or code 7:30am to 5:30pm Monday – Friday and on Saturdays 7:30 to 12:00 noon. (this will mean the barriers will raise automatically once a vehicle approaches on entry and exit. The rest of the time including bank holidays they will be controlled. When controlled they will be opened by a 4 digit code, resident key fob (pressed when approaching) or using a video intercom (operated 24 hours a day). The key pad / intercom are located on the right hand side of the carriage way either side of the barriers allowing a driver to use the intercom whilst still in the vehicle.

Barrier 6 (Abbots Drive junction with Wellington Avenue) which replaces an exiting barrier will open automatically at all times for cars entering from Wellington Avenue, however it will be controlled at all times for vehicles exiting Abbotts Drive.

Barriers 13 and 14 (which replace existing barriers) will open automatically 24 hours a day as they give access to adopted roads being Trotsworth Avenue and Morella Close (adopted roads that lead off private Estate roads).

Barrier 15 - Abbey Road junction with Station Approach will operate on entry the same as barriers 11, 12, 16 – 19 and 21-22 and 24 – 26. However on exit it will be controlled at all times.

Along Wentworth Drive barriers at each end numbers 23 and 20 will be up at all times, as this is the main route giving access to the Wentworth Club. The barriers visually indicate entry into the private estate.

Barriers 1 and 26 (located on West Drive) will have a button for use by pedestrians, that can be pressed to allow the VACB to raise. The button will operate at all times. This button has been included in view of the fact that West Drive has a Public Footpath running along it. There will also be pedestrian and wheelchair access around the side of the barriers.

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The red internal barriers (shown on the master plans) 1, 2, 5 and 10 will be down when the external barriers are on automatic control. Access will be by key fob or by using the intercom.

Planning Policy.

Set out below is a list of the VACB with details of whether they are in the Green Belt or Developed Area. None of the VACB are within a conservation Area.

VACB number Location 1 West Drive (East of The Island) Internal Green Belt 2 West Drive junction with Portnall Rise Internal Green Belt 3 Portnall Road junction with Wentworth Drive Internal Green Belt 4 Pinewood Road junction with Wentworth Drive Internal Green Belt 5 Waverley Drive junction with Spring Woods Internal Green Belt 6 Abbots Drive junction with Wellington Avenue External Developed Area 7 Monks Road junction with Friars Road internal Developed Area 8 Wentworth Drive junction with Wellinghton Avenue Internal Green Belt 9 Wentworth Drive south of Pinewood Road Internal Green Belt 10 Portnall Rise junction with Portnall Road internal Green Belt 11 Woodlands Road West junction with Christchurch Rd External Developed Area 12 Woodlands Road East junction with Christchurch Rd External Developed Area 13 Gorse Hill Road junction with and Gorse Hill lane External Developed Area 14 Gorse Hill Lane junction with Christchurch Road External Developed Area 15 Abbey Road junction with Station Approach External Developed Area 16 Friars Road junction with Christchurch Road External Developed Area 17 Virginia Drive junction with Christchurch Rd External Developed Area 18 Spring Woods junction with Christchurch Rd External Green Belt 19 Lake Road junction with Wellington Avenue External Green Belt 20 Wentworth Drive junction with Wellington Avenue External Green Belt 21 East Drive junction with Wellington Avenue External Green Belt 22 Pinewood Road junction with Christchurch Road External Green Belt 23 Wentworth Drive junction with London Road External Green Belt 24 Portnall Drive junction with London Road External Green Belt 25 Meadow Road junction with London Road External Green Belt 26 West Drive junction with London Road External Green Belt

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Most Relevant Local & National Planning Policies

Set out below is a list of the key planning guidance and policies relevant to considerations on the site.

Runnymede Borough Local Plan Second Alteration 2001

The following Local Plan policies are considered most relevant to the application:

POLICY GB1 Development within the Green Belt – this states that there will be a strong presumption against development that would conflict with the purposes of the green belt or adversely affect its open character.

POLICY HO9 New Housing Development – this states that sensitively designed proposals are required, that:-

(a) Do not damage the character and amenity of established residential areas (b) Allow for retention of appropriate trees and shrubs and provide landscaping of a high standard of design (c) Provide generous garden areas with a minimum depth of 10.6m (d) Provide appropriate space between existing and proposed residential units (e) Provide adequate daylight and sunlight to all habitable rooms (f) Provide adequate privacy for existing and proposed properties

The Council will:

(a) Only permit redevelopment of an existing road frontage within the existing depth of development and (b) Resist provision of parking spaces within rear gardens

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Emerging Draft Runnymede 2030 Local Plan

The Draft Runnymede 2030 Local Plan was published for consultation on 11 January 2018, republished for consultation in May 2018, and, following consideration of representations, submitted to the Secretary of State on 31 July 2018. Until the outcome of the Examination in Public and final adoption, many of the policies may be accorded little weight and specifically those which have been subject to objection.

National Planning Policy Framework (NPPF) (Revised July 2018)

The Revised NPPF was published on 24th July 2018 and sets out the Government’s planning policies for England and how these are expected to be applied. It informs that the Government’s requirements for the planning system are only to the extent that it is relevant, proportionate and necessary to do so. It provides a framework within which local people and their accountable councils can produce their own distinctive local and neighbourhood plans, which reflect the needs and priorities of their communities.

With respect to the Green Belt the National Planning Policy Framework details:

145. A local planning authority should regard the construction of new buildings as inappropriate in the Green Belt. Exceptions to this are: a) buildings for agriculture and forestry; b) the provision of appropriate facilities (in connection with the existing use of land or a change of use) for outdoor sport, outdoor recreation, cemeteries and burial grounds and allotments; as long as the facilities preserve the openness of the Green Belt and do not conflict with the purposes of including land within it; c) the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building; d) the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces; e) limited infilling in villages; f) limited affordable housing for local community needs under policies set out in the development plan (including policies for rural exception sites); and g) limited infilling or the partial or complete redevelopment of previously developed land, whether redundant or in continuing use (excluding temporary buildings), which would: - not have a greater impact on the openness of the Green Belt than the existing development; or - where the development would re-use previously developed land and contribute to meeting an identified local affordable housing need, not cause substantial harm to the openness of the Green Belt.

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146. Certain other forms of development are also not inappropriate in the Green Belt provided they preserve its openness and do not conflict with the purposes of including land within it. These are:

a) mineral extraction; b) engineering operations; c) local transport infrastructure which can demonstrate a requirement for a Green Belt location; d) the re-use of buildings provided that the buildings are of permanent and substantial construction; e) material changes in the use of land that would preserve the openness of the Green Belt and not conflict with the purposes of including land within it (such as changes of use for outdoor sport or recreation, or for cemeteries and burial grounds, so long as the development would preserve openness); and f) development brought forward under a Community Right to Build Order or Neighbourhood Development Order.

There is no in principle policy objection to the VACB and associate IKP within the developed area. In terms of the Green Belt locations, the VACB and associated IKP / works are considered to fall under clauses b and c to paragraph 146 of the NPPF and such have the potential to be considered appropriate development in the Green Belt, subject to an assessment that the development preserve the openness of the Green Belt and does not conflict with the purposes of including land within it.

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Impact Assessment. A key point is that the external VACB (with the exception of locations 20 and 23 which will be left permanently up) will all replace exiting barriers. The existing barriers were manually operated, however automation could have been added without the need for planning permission. Such automation would have had the same effect as the VACB currently proposed. Set out below are “Google Street View” images of the external barriers that are being replaced: Photos

Location 6 – Abbots Drive

Location 11 - Woodlands Road West

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Location 12 - Woodlands Road East

Location 13 - Gorse Hill Road

Location 14 - Gorse Hill Lane

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Location 15 - Abbey Road

Location 16 - Friars Road

Location 17 - Virginia Drive

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Location 18 – Spring Woods

Location 19 - Lake Road

Location 21 - East Drive

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Location 22 - Pinewood Road

Location 24 - Portnall Drive

Location 25 – Meadow Road

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Location 26 – West Drive

Visual Impact The VACB comprise a single arm set 1m off the ground linked to a motor housing where the arm pivots. The terminal end of the arm rests in a supporting stem located on the opposite side of the access road. The IKP are 1.2m high comprising a single stem with a key pad housing at the top. At locations 8 and 9 the IKP are 2.2m high to allow ease of use by commercial vehicles with 2 key pad housings. The actual arm of the barrier is white with red markings and LED strip which is illuminated when the arm is in the lowered position. The colouring and LED strip is a requirement to meet current health a safety standards. The remaining elements of the barrier including the motor housing, supporting stem and IKP are painted black.

18 of the 26 VACB are located within the Green Belt. Having regard to the low height and open design, the VACB and IKP, do not adversely impact the visual amenities of the street scene or the openness or visual amenities of the Green Belt. In making this assessment it is relevant to highlight the fact that 15 of the 17 external barriers are replacing existing barriers. The proposed 15 external VACB, are not considered to have a greater visual impact than the barriers being replaced.

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Highway / Transport Assessment The current application is supported by a detailed Highway Report. It is a key point that the current application in terms of the external access points installs VACB in the same position replacing the existing 15 manually operated barriers. Where 2 additional VACB are proposed (locations 20 and 23) on Wentworth Drive the new VACB will remain permanently up.

Where VACB are being installed to external access points, they are replacing in the same position barriers that already control access. The previous barriers could have been automated without the need for planning permission. It is considered in terms of the external access points the installation of automated VACB does not materially alter the pre existing position. Where new VACB are being installed within the estate (away from external access points) these do not have an impact on the external road network.

Impact on Trees. VACB at all 26 locations have been sited to ensure that there is no adverse impact on any trees.

Impact on neighbouring residences. VACB have been sited to ensure that there is no adverse impact on neighbouring residences

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Consultation process. Prior to submitting the current application the Wentworth Estate Roads Committee undertook a consultation process with all of the residents regarding the VACB. The results of the consultation where all the directly affected residents owning properties on the private roads were consulted. Over 51% responded (330) in writing and the outcome was 89% were in full support or favour. Further details are at appendix 1

Summary.

There are a total of 17 VACB which are at external access points to the estate, 15 of these barriers replace existing barriers. The 2 new barriers at either end of Wentworth Drive and are kept permanently up. Internally with the estate, 9 new barriers are proposed.

The VACB in view of the fact that they comprise a single arm structure which is 1m high when closed, are considered to have an acceptable impact on the visual amenities of the area as well as the openness of the Green Belt.

The submitted highways report determines that the strategy for opening and closing the barriers will not be prejudicial to highway safety.

Overall the proposal is considered to be planning policy compliant. If any further information is required to determine the application do feel free to contact me.

Yours sincerely

Rob Clarke

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Appendix 1

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November 2019

Vehicle Access Control Barrier Proposal (‘VAC’)

Background In 2017 Runnymede Borough Council published their Draft Local Plan which identified a number of potential sites for residential development including the Lower Longcross Village Development (aka Longcross South) that proposes circa 2,000 new homes. The impending impact this would have on the Estate caused concern to the Wentworth Residents Association (WRA) and the Wentworth Estate Roads Committee (WERC).

Currently it is possible to access the private roads of the Estate and the threat of circa 10,000 new homes within a 6 mile radius of the Estate would inevitably lead to a significant increase in unauthorised traffic using the roads. Being in-between the Longcross Village Development and the A30 the private roads provide a means of avoiding traffic congestion on Christchurch Road, Wellington Avenue and Callow Hill/Bakeham Lane. The A30 leads to junction 13 of the M25 and also links with other main roads notably, A328, A329 & A308 that access business and retail towns such as Windsor, Slough and Staines plus the schools in the surroundings areas.

Furthermore, the traffic-light intersection (of Trumpsgreen Road, Stroude Road, Sandhills Lane and Christchurch Road) already suffers from notable queuing during peak times. Some vehicles are already known to turn into private roads south of Christchurch Road and exit the Estate closer to the traffic-lights, as traffic increases this will get worse.

The Wentworth Estate Act 1964 gave the power to the WERC to charge and collect a road rate to maintain the Estate, within the Act there is the provision to do; such other works as are reasonably necessary for the proper enjoyment of the estate roads.* The concerns of unauthorised traffic coupled with the increasing consensus from residents that improvements are required to make the Estate more secure lead the WERC to review what action/s could be taken.

In 2018 the WERC engaged with a firm of Traffic Consultants, RGP, to undertake a feasibility study of traffic movement and control on the Estate. Their report and recommendations were in essence an implementation of a gated (barrier) environment coupled with the closure of a number of entrances to the Estate. Unfortunately, the options recommended by RGP could not be implemented as it became apparent entrances could not be closed for both legal reasons but also opposition from residents.

Proposal In Autumn 2018 the WERC devised their own solution to have a system of one arm barriers both internal and external to work in conjunction with each other. For example, the external entrance barriers would be up during the working day and therefore the internal barriers would be down to prevent a short-cut passage through the Estate. The internal barriers would be strategically located so as to prevent a means of cutting through.

The proposal would have the external barriers up during the working day so as not to be dangerous or impede the adjoining the A30 trunk road and main roads such as Christchurch Road and Wellington Avenue. The internal barriers direct authorised non-resident traffic to access via the most appropriate route off the adopted roads.

It is proposed that the external barriers will open automatically on approach for entry and exit from 7.30am – 5.30pm Monday to Friday, and Saturdays, between 7.30am and 12.30pm. During other times they will be controlled access only. These times recognise the Estate Working Rules for Contractors as per the Estate Covenants. During evenings and weekends the external entrance barriers would be controlled and most of the internal barriers would be up.

The external entrance barriers would replace the existing static one-arm white barriers.

Wentworth Drive leads to Wentworth Private Members Golf Club and the European Tour PGA Head Office for members, staff and visitors. The internal barriers on Wentworth Drive (annotated as Nos. 8 & 9 on the plan) will be down 24/7 so the Wentworth Golf Club can welcome members and check visitors and deliveries. The barriers at either entrance to Wentworth Drive (Nos. 20 & 23 on the plan) will be up 24/7. The A30 junction is the main entrance and is via a significant traffic-light intersection, the Wellington Avenue junction is narrow. The purpose of having the barriers in-situ is to signify entry into a private estate.

It is recognised Morella Close and Trotsworth Avenue are adopted roads accessed off private roads Gorse Hill Road and Gorse Hill Lane respectively, the entrance barriers (Nos. 13 & 14) to these two roads will open automatically on approach for entry and exit. They will not restrict access.

West Drive is a designated public footpath (FP63), to maintain access for the public (not using motorised vehicles) the WERC would install a pedestrian button to operate the barrier to allows access at all times. In addition, a pathway to the side at both barrier locations (Nos. 1 & 26) will allow access. Access will not be restricted.

Access - there would be three types of entry; 1. Fob All rate paying residents would be issued with two free fobs coupled with the option of buying more. Other Estate residents can purchase fobs as it is recognised they have access. The fob will provide access through every barrier. 2. 4-digit code The 4-digit code would be used by authorised non-residents, for example friends, families and staff. This will be communicated to residents, via email, to pass-on. It will be changed periodically. 3. A video entry intercom. The intercom to be used by taxis, deliveries etc. and will be manned 24/7 365days a year. 2

The keypad and entry intercom will be via a pedestal on either side of barrier. This pedestal will be on the right side of the road so as to allow the driver to access the keypad/intercom without having to get out of the vehicle. The roads are too narrow to accommodate a middle island to house the pedestal.

Scenario - access via use of the keypad or intercom places the vehicle on the right side of the road, if a second but authorised vehicle with wishes to enter this vehicle will enter on the correct side of the road passing the stationary first vehicle. Furthermore, if a third vehicle appears wishing to exit then the entering vehicle has a right of way as it is on the correct side of the road, the exiting vehicle would give way. This would reduce the risk of the entering vehicle giving way on the junction or reversing onto the adopted road.

Procedure The Committee in conjunction with legal advice reviewed previous legal opinions and the Wentworth Estate Act 1964 and concluded what was proposed was within the WERC’s duties to ‘maintain’ the Estate. It was considered planning permission wasn’t required as the proposal fell within the The Town and Country Planning General Permitted Development Order. And that the external entrance barriers were in effect replacing existing barriers albeit static and only extending halfway across the road.

The WERC consulted with their insurance brokers who confirmed they would be covered under their polices albeit at an increased premium.

The WERC sought tenders from a number of companies to supply and fit the barriers.

Residents Consultation The VAC proposal was announced to rate paying residents by the ‘Vehicle Access Control Consultation’ document issued in November 2018 and published on the Wentworth Estate website.

At the WRA’s Resident’s Christmas Drinks on the 2nd December 2018 a brief presentation about the VAC was given by the Chairman.

Also in December an announcement was posted on the Virginia Water Residents Facebook page, (circa 2,000 members).

The Chairman’s Report 2018 also announced the VAC proposal and an invitation to attend one of four open Residents Consultation Sessions.

Emails were sent on the 4th January and 16th January 2019 again alerting residents to the VAC proposal and the invitation to attend the Consultation Sessions.

In January 2019 the comments and responses were considered and certain changes implemented to the original VAC. All responses considered were in writing. All the written responses were catalogued and categorised. The four categories being 1. In Full Support 2. In Favour (but with questions or comments) 3. Against (due to concerns) 4. Strongly Oppose.

The results from the Residents Consultation Sessions were announced at the Wentworth Resident’s Association Annual General Meeting held 3rd February 2019. At the time of the AGM 30% of the 640 road rate payers had responded and of those 84 % were in favour or full support. WERC confirmed the intention to pursue the VAC.

Following the AGM the WERC decided to seek at least 50% responses so as to have a democratic consensus. A vote was not required but the WERC considered having a consensus would justify their actions. Further letters were issued to residents in February 2019 and the consultation period extended until 8th March 2019.

In June this year WERC announced the results. 330 residents responded in writing representing nearly 52% of rate payers. Of those who responded over 89% were in favour or full support of the VAC. Only 28 residents were against or opposed. The WERC confirmed it would seek to install the VAC.

Installer Four companies quoted and WERC considered the tenders, this included visits to sites, namely Heathrow, Wokingham and Woking to view and the types of barriers in operation.

The WERC agreed to give the contract to GT Pro.

Authorities namely, Surrey Highways, Surrey Police Road Safety and Traffic Management, Fire Service, Ambulance Service, Surrey Police, Royal Mail, and a number of couriering firms were also consulted, in particular the methods of entry, how and when. It was agreed the best means of entry for the services and authorities was via each to have their own dedicated 4-digit code. Instruction and the 4-digit codes will be confirmed in writing prior to going live.

In July WERC commenced with the installation of the barriers, following feedback from residents in November the WERC decided to suspend the installation and submit a planning application. To obtain approval will formally validate the scheme with government bodies, namely Runnymede Borough Council, Surrey Highways Authority and the emergency services.

*Wentworth Estate Act 1964 Chapter 1 Sec. 2 Interpretation. ‘maintain’ Pt D.

T. 01344 842819 E. [email protected] W. WWW.WENTWORTHESTATE.ORG.UK AIDAN HEAVEY (CHAIRMAN), LORNA PONTI, JOHN BAINES, ALEX HOWARD, PETER LOMAS, TAJI ZADEH