b Sl !> !> ~ ~ Growing Edenbridge: ,' !> Accommodating !) Need in it t Tandridge and !» Seven oaks

June 2017

IBONNAR A LLAN Contents

Introduction 1

The Need for Homes 2

Constraints to Development 3

''ll ·--/ ( ..j·­ ·ll.·. ·.r·y ' . Edenbridge: a \._ ~.. \ ' . -... ' . Sustainable Location 4 • Landscape Character 5 Edenbridge as a • Growth Option 6 • West Edenbridge 7 • Concept 8 Cl Haxted Villages 10

©Nathaniel Lichfield & Partners ltd 2017, trading as Lichfie!ds. All Rights Reserved. Registered in England. no 2778116. 14 Regent's Wharf. All Saints Street. London N1 9RL Formatted for double sided printing. ID15505 024 RevC Plans based upon Ordnance Survey mopping with the permission of Her Majesty's Stationery Office. ©Crown Copyright reserved. Licence number AL50684A. Introduction

Sevenooks District Council (SOC) and Tondridge District Council (TDC} both need to accommodate housing growth at a scale which presents a number of challenges. Bonnar Allan considers it con help both Councils to achieve growth in a manner that benefits existing residents and creates sustainable new communities. This document: 1. Explains the need for additional housing within both Districts BONNAR A LLAN 2. Identifies the main constraints to future development within both Districts 3. Explores where new development might Bonnar Allan Lichfields be located Bonnar Allan is a company wholly focused on Lichfields is the pre-eminent planning and 4. Demonstrates potential strategies for the masterplanning new communities and urban development consultancy in the UK and has been expansion of Edenbridge extensions. at the forefront of the profession since the company was founded in 1962. And now, half a century later. Bonnar Allan is funded by Telereal Trillium to deliver 5. Sets out initial thoughts about the strategy we're the most successful consultancy in the field. for expansion new communities by pursuing local plan allocations and professionally prepared planning applications in We offer practical and robust planning support for conjunction with a broad team of professional advisors. house builders, commercial developers. and local Telereal Trillium is a major UK property investor with a £6 authorities as well as land owners and investors. billion portfolio. Thanks to our expertise tens of thousands of homes are built every year. Bonnar Allan's approach is to assist Councils facing significant challenges over meeting housing need, often constrained by sensitivity over releasing greenbelt land. The company is working with four Councils in Surrey, one in Kent and one in Oxfordshire. lts schemes vary from 1.200 homes to 7.000 homes and currently total 32,500 homes to be consented in the next two years and built over the following 20 years.

Callerton Park, Newcastle

Growing Edenbridge ~ t!! t! (! e The Need for. Homes t!­ e. e e

There is a significant need for new homes across Sevenoaks District Tandridge District .. Sevenoaks and Tandridge Districts. 37% Shortfall 78% Shortfall e The Sevenoaks Strategic Housing Market Assessment (SHMAI concludes that the objectively assessed ~ need of Sevenoaks District is 620 new homes per annum ( 12,400 dwellings over 20 years), whilst the @ SHMA for Tandridge District concludes the objectively ********** ********** assessed need is 470 new homes per annum (9 ,400 @I over 20 years). ********** ********** @I Government policy within the NPPF sets out that Local Planning Authorities should positively seek to ********** ********** ~ meet the housing and development needs of their area, unless the adverse impacts of doing so would ********** ********** f!. significantly and demonstrably outweigh the benefits. Sevenoaks District Council is about to consult on ********** ********** ti!­ its Local Plan Issues and Options document which @ identifies capacity for around 6,500 dwellings. It has ** ********** identified a further 1,400 units that it may support @I based on 'exceptional circumstances'. Similarly, ********** in Tandridge the Council estimate that there is only @ existing capacity for 1,997 new homes. ********** ********** If all of these homes were delivered, it would meet fitfitfitftfitfitfitfitfitfit @: less than half of the area's identified housing needs. ********** Clearly, there may well be further opportunities @I on land within existing urban areas that can be ********** ********** identified, but little prospect of the gap between e need and capacity being bridged. .@! There is a clear requirement for more sites, from a wider range of sources, to be considered to ensure ; ~ the housing needs can be met.

Growing Edenbridge 2 Constraints to Development ~

Sevenoaks and Tandridge Districts are under pressure to accommodate considerable growth within an area that is subject to considerable development constraints. The key considerations that may otherwise deter future growth include: 1. 93% of Sevenoaks District and 94% of Tondridge District is designated Green Belt. 2. The Kent Downs (north) and the High Weald (south) Areas of Outstanding Natural Beauty (AONB) cover a significant part of Seven oaks District. 3. The River Darent, River Eden and Eden Brook all have considerable flood plains. 4. A variety of environmental considerations and designations further constrain development including SSSI's. Of these. all except Green Belt are constraints related to technical matters (such as flooding or ecology) or to landscape quality, and are not open for being revised through Local Plans. Green Belt, however, is a planning policy designation - albeit an important one - that can and should be reviewed when Local Plans are being prepared. Figure 1 maps the extent of such designations and identifies general areas of unconstrained land (other than the Green Belt designation). The southern corridor between the AONB's including Edenbridge, is a significantly less constrained location in Sevenoaks District. Whilst the local landscape has value. when it is considered in the context of the whole district. the value is relatively lower. Within the southern corridor, the SDC 'Settlement Hierarchy' (2009) identifies Edenbridge as a 'Rural Service Centre'. It is legend the only Rural Service Centre within this 'southern corridor'. SDC Bounda ry c:=:= Accordingly, Edenbridge merits study to assess its potential to Rail '--' accommodate growth. ,...-----.- Motorways

'A' Roods t::=:::::l AONB ~ Fluod Risk Ancient Woodland Parks and Gardens ­ Sites of Special Scientific - lnleresl - .i' .- .r ,. Urban Areas - 1Figure 1: Tandridge and Sevenoaks District Council Constraint Analysis - f! ~ f! • Edenbridge: a Sustainable Location .. t!: 4! e­

The primary characteristics of Edenbridge include: ·e 1. Edenbridge is strategically located and has strategic road e­ connections and is well serviced by rail. t; 2. In the 1960s the town was identified as an overspill town. 3. Good local services include a district hospital, primary ~ schools, fire station, post office, police station, leisure centre, medical practices a range of shops/pubs/ e restaurants (the town's secondary school closed in 2002). ~ 4. The River Eden and its tributaries have extensive floodplains to the south of the town which defines the ~ southern edge and will constrain future development growth in this direction. ~

~

'~ @

~ @

Legend SDC Boundary fi­ .----.c...... =i Rail ~ ' Raa station; ::e.:: e­ 'B' Roads ..----. Edenbridge Station High Street. Edenbridge '------' @I AONB ~

Flood R is~ Ancient Woodland ~ l:denbridge fawn Centre - @.­ Urban Areas - Services - @ District Hospital 0 t- Primary Sc hoots e f!t.l Fire Station e Post Office 0 @: ~ • Po lice Stolion e leisura Centre 0 @L Medical Practice 8 ... Shops/Bars/Rest aurants Q 1 Bridge of River Eden, High Street Church Street, Edenbridge Figure 2: Edenbridge Context

Growing Edenbridge , , , ~ .~~- ..• .r - 'i. \ ' 05 ~ Landscape Character \ ~ ~. J

._ ...... __ ;r_

Informed by existing landscape character ~,,, . ..,. ..· AONB assessments and desktop analysis we have identified .~ the following distinct landscape character areas in/ ' ..,...... ~ ,.' ...... •••••••••••••••• ~- .. ,, .. .. ••••••••••••••••••• around Edenbridge. ~~ .. . ••• ....,~ i • • •• 1. Low Weald West . . •• ~#. : •• • ~,, ... .. • ~ • • Gently undulating land ...... •• ..~ ~ • Mature trees and boundary vegetation create •• '-' ••••••••••••• sense of enclosure limiting long range views, ~~ .·········. .. ~ : ... • .... particularly south of rail lines .... . : ...... ······....······.. : .. • Historic field pattern diminished by urban ············. .... influences •••• \ -:. / • Sporadic wooded areas, limited Ancient . LCA2: Low ..-:...... Woodland . -:. . -:. Weald East .. -:. 2. Low Weald East , ~ ~ LCA 1: Low muuuuu.,.,.,,,,.,,.,,.,,,,.,,.i. \ Weald West • Land falls towards Eden Valley (south) V"'"""":"'. ..,.:...... ,,, • Flat land to east with longer distance views ·. " ...... ,. ··. ~,, ~~.~·Lit!~ • Historic field pattern more prominent with : ,,,,,, ...... 111111111 wavy boundaries defined by well-maintained : ,,,,, 11111111 ... ,,,,, " ...... " ...... li hedgerows and trees •• • High proportion of streams. ponds and leats •• ..• 3. River Eden Valley •• • Low lying flat land. heavily influenced by River ~·..\ Eden/its flood plain \ ·. ~ • Complex network of wetland habitats \ ·. Leg end ~ : • SOC Boundary '- _, •• '----' • Tree cover limited ...-. ····~• Roil • Long distance views due to lack of enclosure • -r-:. --, ••• LCA 3: River Roil slotions ..__ _, Northern parts of LCA 1 & 2 are more elevated I ... Eden Valley 'B' Roods E=l •• have inter-visibility with AONB and therefore greater •,. AONB D ••• sensitivity to change. • LCA I: Low Weald West ~ ~~ LCA2· Low Weald East ••• LCA3: Rive r Eden Va lley - • • Elevaled land Inn) Interface wilh AONB Urban Areas AONB "" . Edenbridge Town Figure 3: Indicative Landscape Character Areas - 5 Growing Edenbridge ~

~

~

~

~ Edenbridge as a Growth Option e. e,

~ e:

I -~ ~ Edenbridge is a sustainable location for access to I ...... -"' ~ -:_) - I ~ I services and facilities as well as the wider road and I ""-.. ' e rail transport network. It therefore has significant ' \ .J_,. I ~ ~ potential for growth. across both district councils. '-I ; I ~ Land West of Edenbridge was submitted by Bonnar I I ~~t) I Allan to Tandridge Council's Call for Sites in 2016. I e 1 I I Sevenoaks District Council's SHELAA (April2017) also \ I /,J e highlights multiple sites being promoted by various I - p , __ 'I other landowners totalling over 1,500 possible new I .... @: I • "t) homes in the town. This shows that Edenbridge is I I being recognised as a good location for housing I p I \. I ' development. Bonnar Allan's land interests were .­- I ,, (~ I -·& submitted to the Council's subsequent call for sites I \ ---.... ---r!l-~,1 ~ and may feature in the next iteration of the SHELAA. I ,~ -.-, - I @. .... ' .L I ' I " • _. "'-­c,• -­~ @­ ~ ; '\ @ e_ e­ e­ t! @ I e­ f!.­

Key @. Bonna r Allan land Interest Future phases of Bonnar Allan ~

, .~ In terest \ \ e. I SHLMsltes I All ocated site (!i --1 ,~.::- "\.~, I ·~-..._- 7 Council boundary Figure 4: Strategic Housing Land Availability Assessment Sites f.!..

~ Growing Edenbridge 6 ~ a

I West ""'\

Eden bridge ~ .• •I I Key characteristics of West Edenbridge include: I I l . Kent Brook - a strong linear feature defining the boundary between SDC and TDC. 2. Views - the area is generally visually contained (more so to the east).

3. Trees and hedgerows with mature field ,. boundaries. The heavily managed landscape of Kent & Surrey Golf & Country Club is a variation to this character. 4. Road Access - the B2026 is the main north - south arterial route providing access to the town. 5. Rail - both the Redhill and Uckfield rail lines bisect the area. 6. Public Rights of Way provide access to the countryside (higher concentration of paths within TDC). 7. Dwelly Lane to the west provides a distinctive boundary to the area. I \\ •• \\~ •I I ;~ ~~ I \, I Legend • Potential Land lnleresh ~ '------' r---1 SOC Boundary ~ Ram ~ Ralsloliom c•~ ·a· Roods ~ LocotRoads Water Features Topography Existing Trees ~- 04 Public Right of Way •"'~I oo 0 n 0 0 0 ~ '~ v '? ., Long Dl\lonce Views [&;;l ' ·' J~-o O.o o" .·· Urban Areas .....1! C..O~ . r1 I I Figure 5: West Edenbridge Features

7 Growing Edenb ridge ~ @:1 \ e 0 -; 0 ·f!

0 j J 0 e­ ( -o t Concept 0 -o,.o-.P e: ~ e e

The concept plan (right) for growth illustrates: ~ 1. A landscape framework - the setting for new ~ homes. Both market and affordable homes. t;. 2. Parks and open spaces as part of a network of green routes which can accommodate @J cyclepaths and footways. 3. A linear river park along Kent Brook, providing e 0 flood attenuation areas. 0 0 • o 0 • • @ 4. A local centre within walking distance of the 0 00 0 • new and existing community. ~0 00 •I @I 0 5. A new primary school for the new and existing 0 school-age population. co • t;t 0 • 6. A new link to the B2026 to the north east of the ••• • ••••• Ucw. •• @ •••••~•••• ""eld Lin new community. ooao oo •••• e 00 oOOO ·~ 134.8 hectares of residential land is identified within o 0 o ~ ~ Tandridge District. assuming the same principles. Potential Future there is the potential to provide an additional circa Development within e. Sevenoaks DC '·~ 2.300 homes at 30 dph or circa 2,700 dwellings at @ 35 dph. I Bonnar Allan does not see this scheme as an c @a c • alternative option to the South Godstone proposal c • but as a supplementary solution to the District's 0 @a 0 • housing need. co legend co 0 c 0 Potenliol Land tn lere~f5 @1 0 ----· a­ SOC Boundary 0 0 Roil ~ 0 0 Roil 0 Ci) 0 0 oo ~lotion~ 0 ·s· Roods t!! 0 c 0 Acceu Roods Developable Area c ~ ~c::l~~;id A <::J L::lti) Local Cenlres CJ , r::nss~··· Primary Schoob ~ 0 Secondary School

' 0 Kenl Broo~ R"ver Park ~ -.._,.. 0 - .. 0 Green Couidors ,.., --- 0 (!aJ ~ 00 New Roil Crossing ~~~) o0°o 0oo Publi< Right of Way ' o oO 00· , 000 0 oo .... o 0 ~o / : Urban Arcm ~ t• 1 I Polenliol Slolion Cor P01k Figure 6: West Edenbridge Concept ~ @I Growing Edenbridge 8 e • • • ,• , , , )

)

~ • • • • )

) , t

) ,• )

)

)

)

)

)

)

) •' ,t , 9 GroW·ing Edenbn'dge Haxted Villages

Bonnar Allan has had preliminary discussions with Sevenoaks Council and is committed Haxted Villages to promoting its land interests through the Sevenoaks Local Plan. However, Sevenoaks is running behind Tandridge in its plan-preparation so it is likely that Tandridge will need to Haxted Villages is a concept for three linked communities in the form of a Garden Village make a decision on its spatial strategy first. with a capacity of around 2,350 to 2.750 dwellings. Sevenoaks Council is about to consult on its Local Plan Issues and Options document. The plan (right) shows how development could come forward in Tandridge District to In its current draft, Sevenoaks identifies capacity for around 6,500 dwellings out of a allow the District to meet its housing requirements while not being directly affected by need for 12,400 homes. It has identified a further 1,400 units that it may support based the progress of Sevenoaks District's local Plan. Our analysis suggests Haxted Villages can on 'exceptional circumstances'. However, this will still leave Sevenoaks with a significant come forward by itself and is not reliant on the wider potential development in Sevenoaks shortfall in its plan provision, and unlike in Tandridge, Sevenoaks has elected not to coming forward at the same time, although synergies are maximised if Edenbridge extends consider strategic growth locations - such as Garden Villages -and does not currently westwards. show any proposals to release land at Edenbridge, although it notes the potential need The Haxted Villages are also supported by a village centre and primary school which for investment in secondary education and health facilities. As it stands, if Sevenoaks will provide services and facilities for the new residents, while the Kent Brook linear park maintains its current approach - with an unmet need of at least 4,500 homes - it will need provides a clear boundary between the Villages and the potential future development in to justify this shortfall to a Local Plan Inspector. Sevenoaks District. The proposals also include an internal road network with access points Bonnar Allan believes the optimum solution is to have development come forward West of provided off Honeypot Lane, Dwelly Lane and Haxted Road. Bonnar Allan is also working Edenbridge across both Sevenoaks and Tandridge Councils. If Sevenoaks Council chooses with landowners to the north-east of the site to provide a new link road between Little to maintain its current approach, Bonnar Allan will make representations to its draft plans Browns Lane and the B2026. and pursue these vigorously through the Local Plan Examination. The intention will be to Although the Haxted Villages scheme is not large enough to provide a new secondary persuade Sevenoaks Council. and ultimately, the appointed Planning Inspector that the school, future residents of the site can be provided with improved public transport (e.g. a Districts' full need for 12.400 homes should be met. and that releasing Green Belt west of new bus service) to access the secondary school proposed at nearby South Godstone as Edenbridge is a sustainable way of doing so. part of the Bonnar Allan scheme. In due course. Haxted Villages would benefit from a new However, this obviously creates uncertainty for Tandridge. Bonnar Allan believes a feasible secondary school in Edenbridge itself, either as a product of the extension to Edenbridge approach is for Tandridge Council to identify land for development at Edenbridge on its or through a separate initiative that we understand is being progressed to reintroduce side of the Kent Brook in its Plan and then engage with Sevenoaks through its Local Plan secondary education to the town. to seek a joined up strategy across the Surrey-Kent border. The form of this identification It is our strong believe that this initiative should be considered as complimentary to the could be in one of two ways: Garden Village strategy chosen by Tandridge District Council. It offers significant new 1. Identifying the land for development within the plan period, on the basis that it comes housing in another area within the southern part of the district and offers access to rail forward in tandem with land in Sevenoaks as and when Sevenoaks chooses to pursue travel and further disperses road traffic in a less busy quarter of Tandridge District. that strategy. This might create a situation where development in Tandridge is self­ constained for a period. This concept is one we describe below as Haxted Villages; or 2. Identify the Haxted Villages land as 'safeguarded land' removed from the Green Belt and reserved for development either later or beyond the plan period, in tandem with a joint review of the potential for development at Edenbridge working alongside Sevenoaks Council. Such an approach would be consistent with Green Belt policy in the NPPF. which makes specific requirement to consider needs beyond the plan period. We would be happy to discuss the potential options with the Council in more detail.

Growing Edenbridge 10 Potential future allocation

Potential Sevenoaks allocation

Green corridor

Potential Sevenoaks a location

Green corridor 0!

~ @'

C).!t

C)r 0! Q!

~ @"" Q!.. 0..! 0}

~ (j!

,€)1

~ @

~ @ @1

@

@

@

(il e @

@

~

~ e. f!'­ e :BONNAR A LLAN @. 'fi: