Supplementary Planning Document

Mole Valley Local Development Framework

Larger Rural Villages Character Appraisal SPD

July 2013 This document can be made available in large print, on audio cassette, in Braille and in other languages

Contents

1 Introduction 1

2 Policy Context 3 2.1 National Guidance 3 2.2 Local Policy Context 3

3 Using this SPD 5

4 Village Profile: Beare Green 10 4.1 Overview 10 4.2 Landscape Setting 10 4.3 Character Areas 11

5 Village Profile: Brockham 20 5.1 Overview 20 5.2 Landscape Setting 20 5.3 Character Areas 21

6 Village Profile: Capel 35 6.1 Overview 35 6.2 Landscape Setting 35 6.3 Character Areas 36

7 Village Profile: Charlwood 44 7.1 Overview 44 7.2 Landscape Setting 44 7.3 Character Areas 45

8 Village Profile: Hookwood 55 8.1 Overview 55 8.2 Landscape Setting 55 8.3 Character Area 56

9 Village Profile: Westcott 61 9.1 Overview 61 9.2 Landscape Setting 62 9.3 Character Areas 62

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD Contents

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 1

Introduction

Chapter 1 Introduction

1.1 This Supplementary Planning Document (SPD) provides a Character Appraisal of six villages in Mole Valley: Beare Green, Brockham, Capel, Charlwood, Hookwood and Westcott. These are known as "Larger Rural Villages" in the Core Strategy of the Mole Valley Local Development Framework. Core Strategy(1) Policy CS1 identifies them as locations which are capable of absorbing limited development (including redevelopment) and infilling on previously developed land.

1.2 The environmental quality of Mole Valley is highly valued, both by local people and by visitors. There is wide diversity in character across the District, from picturesque villages to tight knit, historic town centres and leafy suburban areas. There are several Conservation Areas, but also many other areas where towns and villages have their own, distinctive character. There are also areas where improvements could be made.

1.3 Protection of the distinctive character of the District is a recurring theme in the Core Strategy. The purpose of this Character Appraisal is to identify the key characteristics of the six Larger Rural Villages. It contains a Village Profile for each settlement, highlighting features that should be respected and preserved, describing the landscape setting of the village and indicating opportunities for enhancement and vulnerability to change.

Methodology

1.4 'Character' can be defined as a distinct, recognisable and consistent pattern of elements that make each locality distinctive. Character is influenced by particular combinations of visual, ecological, historical, built components and other intangible aspects. The character of an area and its surroundings plays an important role in the fundamental quality of life.

1.5 The Larger Rural Villages Character Appraisal has been prepared in-house, utilising the local knowledge of Officers and Members, supplemented by site visits, aerial photography and published material relating to local history and village character.

1.6 Based on this information, a number of Character Areas have been identified within each village, the boundaries of which are shown on maps included in each Village Profile. It is emphasised that, in many cases, there is a gradual transition from one Character Area to another. Where a site lies close to a boundary it may have Picture 1.1 Middle Street and Brockham characteristics of both areas. The material in this SPD is a starting Church point, and should not be regarded not a substitute for site-specific analysis of character, where a specific site is under consideration.

1.7 The Council recognises that certain areas are more obviously of special character than others - notably those areas which are already designated as Conservation Areas or within the Area of Outstanding Natural Beauty. However, each village has its own mosaic of different building forms, open spaces and street patterns, which combine to create its distinctive character. Each area has its own particular character, which should be understood in order to safeguard the quality of the whole.

1 The Core Strategy is a document prepared by the Council that sets out its strategic planning policies for the use and development of land.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 2

Introduction

Purpose and Scope

1.8 Each of the six Larger Rural Villages includes an area which is excluded from the Green Belt, the boundary of which is indicated on the maps in this SPD and can also be viewed on Mole Valley's Interactive Proposals Map, available at www.molevalley.gov.uk/ldf.

1.9 The village boundary identifies an area within which a limited amount of infilling and residential development is anticipated to take place during the period of the Core Strategy (Core Strategy Policy CS2). In some cases, the Village Profiles in this SPD also cover parts of the village which are outside the defined village boundary, within the Green Belt. This is in order to offer a more complete analysis of the character of the whole village. These areas remain subject to Green Belt policy as defined in the Core Strategy, which states that any future review of the village boundaries will be a matter for the Land Allocations DPD. Inclusion of Green Belt land in the area covered by this SPD does not imply any change to the village boundary as currently defined.

1.10 The information in this SPD will inform the identification of sites for development. It will also be a material consideration in determining planning applications, to ensure that the local distinctiveness of each village is recognised and reflected in development proposals.

1.11 The SPD will also be available as a resource for others, including prospective developers, local amenity bodies, Parish Councils and Neighbourhood Forums. It will provide a tool for neighbourhood planning, as well as for the preparation and consideration of new development proposals.

1.12 There are several smaller villages within the District which are outside the scope of this SPD. Their characteristics are highlighted in the "Settlement Character and Setting" sections of the Landscape SPD, April 2013. The character of the larger built up areas is analysed in the Built Up Areas Character Appraisals for Ashtead, Bookham and Fetcham, Dorking, Pixham. These were adopted as Supplementary Planning Documents in February 2010 and can be found on the LDF pages of Mole Valley's website at www.molevalley.gov.uk/ldf.

1.13 Taken together, the Built Up Areas and Larger Villages Character Appraisals and the Landscape SPD will provide a suite of documents to support analysis of landscape and townscape character throughout the District.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 3

Policy Context

Chapter 2 Policy Context

2.1 National Guidance

2.1 Good design is at the core of national planning policy. Under the heading "Requiring Good Design" the National Planning Policy Framework asserts that "The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people." (NPPF para 56)

2.2 The guidance goes on to place the concept of “good design” in the context of an understanding of the existing character and appearance of the locality in which new development takes place. Paragraph 58 states that planning policies should ensure that developments "respond to local character and history, and reflect the identity of local surrounding materials, while not preventing or discouraging appropriate innovation".

2.3 In order to strike the right balance between preservation and innovation, it is first necessary to have an understanding of the features which give each area its own individual character. That will form a baseline against which to assess which characteristics are so important that they should be preserved, and conversely where there is scope for character to evolve through the development process.

2.4 This series of Character Appraisals express the Council’s understanding of the distinctive characteristics of each of the larger rural villages, taking into account the views of local residents and other interested bodies, in order to provide that baseline.

2.2 Local Policy Context

2.5 The need to balance new development against its impact on the character of the built environment is at the heart of Mole Valley’s Core Strategy. The Council's spatial vision for Mole Valley, as set out in the Core Strategy 2006-2026, is as follows: "Mole Valley will make provision for its share of the Region's growth of homes and jobs and provide for the needs of its communities but in a way that is sustainable, minimises significant harmful change to its distinctive character, environment and feel, and mitigates its impact on the causes of climate change. The District's natural, built and historic environment will be safeguarded and enhanced and communities will have safe, convenient and sustainable access to the services and facilities they require."

2.6 The high priority placed on protecting character is reflected in Goal 1 of the Core Strategy, which is: "To safeguard and enhance the highly attractive and diverse natural, built and historic environment of the District."

2.7 This applies most especially to areas covered by specific policy designations, but the Core Strategy goes on to highlight that all areas have their own distinctive character, which needs to be understood in order to be safeguarded and/or enhanced. The Strategic Objectives to achieve Goal 1 include

To safeguard and enhance the built and historic environment of the District, including the many listed buildings, conservation areas, archaeological sites and historic landscapes / parks and gardens and the overall distinctive character of Mole Valley's towns and villages. To ensure that all development makes a positive contribution to the built and historic environment and respects local distinctiveness.

2.8 Core Strategy Policy CS14 sets out how these objectives are to be achieved in policy terms:

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 4

Policy Context

Policy CS 14

Townscape, Urban Design and the Historic Environment

1. All new development must respect and enhance the character of the area in which it is proposed whilst making the best possible use of the land available. This will be assisted through the work on Urban Area Character Appraisals.

2. The Council will resist development of a poor quality of design and will expect to see sufficient detail set out in the Design and Access Statements, where required, to enable planning applications to be properly determined.

3. Development must incorporate appropriate landscaping with particular attention to the use of trees and hedges native to the locality.

4. Areas and sites of historic or architectural importance will be protected and, where appropriate enhanced in accordance with the legislation, national and regional guidance.

2.9 The Core Strategy includes a commitment to prepare Character Appraisals for the Built Up Areas, to support the implementation of Policy CS14, by setting out the key characteristics of the main urban areas in Mole Valley, key features that should be preserved, the landscape setting and the vulnerability to change. To that end, the Built Up Areas Character Appraisals were adopted as Supplementary Planning Documents in February 2010.

2.10 This Larger Villages Character Appraisal extends that work to cover the six villages which are inset from the Green Belt, in recognition that they are also likely to experience a share of development in the future. It is important to ensure that future development contributes to the character of these locations and is integrated into its location rather than appearing as an isolated infill plot or an after thought.

2.11 This work is being developed in consultation with the local community and will help to inform decisions on planning applications and land allocations. This consultation draft is part of the process of engagement with the local community, to develop a picture of how the population views the areas within which they live and work.

2.12 It is emphasised that the material in this SPD is a starting point, and should not be regarded as a substitute for site-specific analysis of character, where a specific site is under consideration.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 5

Using this SPD

Chapter 3 Using this SPD

3.1 This chapter is intended to help users locate information within the SPD and provide guidance on how that information can inform different stages of the planning process.

Structure of Document

3.2 Chapter 2 set out the Policy Context for the consideration of design and local character issues.

3.3 Chapters 4 to 9 contain Village Profiles for each of the six villages. Each Village Profile provides:

An overview of the history and structure of the village Comments on the landscape setting Maps of the boundaries of each Character Area For each Character Area, a summary of the key characteristics and a more detailed description of its character, notable features and any opportunities for improvement.

Role of the Larger Rural Villages SPD

For Developers

3.4 All planning applications should address design and character issues to an extent that is proportionate to the scale of the proposal. The Council will expect developers to demonstrate that they have had regard to the existing character of the locality within which a proposal is to be located.

3.5 As stated in the NPPF, good design requires an understanding of the existing character and appearance of the locality in which new development takes place. Paragraph 58 states that planning policies should ensure that developments "respond to local character and history, and reflect the identity of local surrounding materials, while not preventing or discouraging appropriate innovation".

3.6 This is not to say that new development should slavishly copy existing building styles, nor that the existing appearance of settlements should not evolve. But where contrasting development is proposed, this should be based on a proper understanding of the existing setting, and clear justification as to how the proposal will complement - and not detract from - the character of the locality.

3.7 Design and Access Statements should demonstrate how the development has been designed with reference to the existing characteristics of the surrounding area. The information in this SPD can be used to inform this analysis.

3.8 General questions which may be relevant to the appraisal of character issues include:

Scale

What is the scale of existing buildings in the vicinity of the site? How many storeys do they have? Is there consistency of scale or are there buildings of different sizes? Where buildings are of different scales, what function do they perform in the streetscape? Are the larger buildings more important landmarks, or do buildings of different sizes co-exist in a harmonious mixture?

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 6

Using this SPD

Spacing

How much space is there around and between buildings? Are buildings clustered together or are they separated by garden land or other open spaces? Do buildings front directly onto the street, or are they set back behind front gardens? Is the streetscene dominated by buildings, or are the buildings subservient to their garden/countryside setting? What function do the spaces between buildings perform in the street scape? In particular, do they provide a visual link into the surrounding countryside and should this be safeguarded? Are there areas of open space which contribute to the unique character of the village - for example village greens, common land or wide planted verges?

Appearance

Is the site in an area where buildings have a consistent appearance, or is each building different? What external materials have commonly been used in the village? Is there a distinctive village style? Are roofs steep or shallow? Do most buildings have chimneys and are they an important feature? Are there viewpoints on higher land, from which the roofspace is particularly visible? How are boundaries marked? With vegetation? Fencing? Walls?

Topography

Is the site flat, sloped or undulating? How does the topography affect views into, out of, and across the site? Are there parts of the site which are hidden behind higher land? Conversely, are there parts which are highly exposed, for example because they slope up from a public vantage point, or because they are overlooked from higher ground?

Layout

How are existing buildings orientated in relation to streets, paths and open spaces? Do most buildings face the road? Or are they arranged in clusters, or around open spaces? Are the backs of buildings open to public view? Are there private gardens, and where are they located?

Circulation

Are roadways narrow or wide? Straight or winding? Are there pavements? Street lights? Street furniture? What effect does the presence - or absence - of such features have on village character? Are there significant pedestrian rights of way such as public footpaths and bridleways which connect the village to the surrounding countryside?

Vegetation

Are there individual trees on the site which make a significant contribution to the appearance of the area? Can they be kept? If so, how will they be cared for, both during development and after occupation?

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 7

Using this SPD

Does existing vegetation include locally characteristic, native species which can be preserved? Conversely, does it include invasive, non-native species which it would be beneficial to eliminate? What wildlife habitats are provided by existing vegetation and how should they be protected? Within the locality, is planting laid out and maintained in a formal manner, or does it include less formal features, such as native hedgerows, unmowed verges, areas of woodland or a village pond? How does existing vegetation relate to the landscape setting of the village? If a landscaping scheme is proposed, what tree and plant species are local to the area? Can these be used to good effect? Are there ways in which the structure of the planting scheme can echo the characteristics of the local landscape? How will the landscaping scheme mature over time and what are the long term landscape objectives?

Views

What views are available to and from the site? Is there a view into the surrounding landscape and should this be safeguarded? Are there opportunities to open up, or better define, a significant view? If there are clear views into the site from its surroundings, how would the proposed development relate to those views? Are there viewpoints from public footpaths or bridleways outside the village envelope and, if so, what impact would the development have on those views?

Landmarks

Are there village landmarks in the vicinity of the site? (For example, the Parish Church, war memorial, village sign or other notable building or landmark.) If so, how would the proposed development relate to those landmarks?

Historic environment

Are there listed buildings in the vicinity of the site? If so, how will the proposed development respect their character and setting.

Is the site within a Conservation Area? If so, how will the development preserve or enhance the character of any Conservation Area?

Is the site within an Area of High Archaeological Potential? If so, how will archaeological interests be safeguarded?

If there are heritage assets on or adjacent to the site, has a Heritage Statement been prepared to explain how these are to be protected?

Where appropriate, has use been made of heritage information available to inform the protection of heritage assets (2)?

Illumination

What are the existing levels of artificial illumination?

2 Information sources to support investigations of the historic environment include the Surrey County Council Historic Environment Record, the Historic Landscape Characterisation programme data base and the County Archaeological Research Framework. Further information is available via www.surreycc.gov.uk/recreation-heritage-and-culture/archaeology

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 8

Using this SPD

Will the proposed development introduce artificial illumination into an area which is currently dark? If so, what impact will this have on wildlife habitats and/or the character of the surrounding area? Where illumination is proposed, how can it be designed to avoid intruding into areas where darkness is valued as a characteristic feature?

Landscape

What function does the site serve in the wider landscape? For example, is the site part of the rural setting of the village? Does it bring views of the natural landscape into a town or village?

If the land is on the edge of the village, will it appear as an intrusion into the surrounding natural landscape, or is it already contained within well-defined boundaries? How will the new edge of the village be defined if the land is developed?

3.9 The Village Profiles in Chapters 4 to 9 identify the main characteristics of each Character Area within the six villages, to assist developers in considering some of the above issues. However, it is beyond the scope of this SPD to provide a highly detailed analysis. The Village Profiles are intended to provide a useful starting-point, highlighting the main features which define the character of each settlement.

3.10 Inevitably, there will be features which are unique to a specific site and development proposals should demonstrate that regard has been had to local distinctiveness. Design and Access Statements should be used to analyse the specific setting within which the site is located and explain how this local context has informed the design of development proposals.

3.11 Potential developers should also have regard to the guidance in the Landscape SPD, published for consultation alongside this SPD, particularly where proposals concern sites which are on the edge of a village, or conspicuous in the wider landscape.

3.12 Within designated areas such as Conservation Areas, or villages within the AONB, developers should be aware that protection of the special qualities of the village and/or its landscape setting will be given a particularly high priority.

3.13 Since work on this SPD commenced, the village of Westcott has embarked on the process of preparing a Neighbourhood Development Plan. The SPD will still be a tool for the Council when making planning decisions within and around the village and it sit alongside and inform the Neighbourhood Development Plan-making process. This will also apply to any other villages which establish a Neighbourhood Forum in the future. Developers are advised to ascertain the status of any neighbourhood planning proposals, as well as referring to the contents of this document.

For the Local Authority

3.14 Mole Valley District Council will use the Larger Rural Villages SPD when determining planning applications. The Council will use the questions above, and the information in the Chapters 4 to 9 as a starting point to indicate the character issues which may be relevant to a specific development.

3.15 The SPD's Village Profiles identify features which are part of the distinctive character of each village. When applying Core Strategy Policy CS14, the aim will be to ensure that all new development respects and, where appropriate, enhances the character and distinctiveness of the Character Area in which it

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 9

Using this SPD

is proposed. However, it is recognised that the information in this SPD is inevitably of a broad-brush nature. Within each Character Area there will be local variation and the characteristics of each individual site will also be assessed.

3.16 Within the villages, where development is acceptable in principle, the Council will use the SPD to inform the consideration of matters as the scale and layout of buildings, external materials, landscaping schemes and boundary treatments, to ensure that they do not detract from the character of the locality.

3.17 The Council will also use the SPD when assessing any village sites that are suggested to the Council for allocation within a Land Allocations development plan document. The SPD will help to identify key features that need to be retained, enhanced, or restored. It will also help in assessing the impact of development on the structure of the village, significant views to or from the surrounding countryside and the character of any Conservation Area. Character issues will be among the constraints which determine the amount and type of development for which a site might be allocated.

For Third Parties

3.18 The Larger Rural Villages SPD provides a resource for Parish Councils, local amenity groups, neighbourhood forums and other bodies involved in neighbourhood planning or who take an interest in the planning process.

3.19 The questions above and the contents of the Village Profiles can be used to inform neighbourhood planning proposals, including the identification of sites within the larger rural villages. The SPD will help to identify key characteristics of such sites that need to be retained, enhanced, or restored.

3.20 The SPD can also be used to inform the preparation of representations on planning applications or site allocations. The Village Profiles should be regarded as a tool to help all parties assess whether a development proposal successfully respects the character of the locality within which it would be situated. However, all parties are reminded that the SPD is only a starting point and the specific characteristics of individual sites should always be taken into account.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 10

Village Profile: Beare Green

Chapter 4 Village Profile: Beare Green

4.1 Overview

4.1 Beare Green is a village of approximately 600 households, located about 5km south of Dorking, on the A24.

4.2 Looking back to the Victorian period, Beare Green would have appeared as a linear settlement, strung out loosely along the main Horsham Road, between the railway station in the north and the village green in the south. The character of the village has been changed dramatically, however, by the A24 dual carriageway, which now splits the village in two, to the east and west. For ease of presentation, these two parts of the village are illustrated on separate maps, below.

4.3 The larger part of the village lies to the west of the A24. This is a compact enclave of housing which began to develop slowly around the railway station in the Victorian period, but has seen a significant period of expansion since 1945. One of the most obvious Picture 4.1 Beare Green Court characteristics of this part of the village is the high proportion of mid to late 20th century development.

4.4 On the east side of the A24, the village continues in a much more loose knit form. Here, it is still possible to discern the heart of the original village, with cottages, pub and school clustered around the green. Development continues sporadically south along Horsham and Newdigate Roads.

4.5 The vast majority of the housing is on the west side of the A24, as are the village hall and a small shopping courtyard. However, the village school, pub and football pitch are on the east side of the A24. Other village amenities, including the original village hall, post office, (Catholic) church and a second pub, have been lost over the years. Other services, such as Doctors' surgery, Parish Church and pharmacy, are located elsewhere - in Capel or the Holmwoods.

4.2 Landscape Setting

4.6 Beare Green lies in the Wooded Weald Landscape Character Area; part of the Low Weald - an open, gently undulating landscape which extends from the foot of the North Downs to the southern limits of the District. It is a small scale landscape, composed of an intricate mix of small woodlands, a patchwork of fields and hedgerows.

4.7 To the west of the village is rolling, agricultural land; part of the Surrey Hills Area of Outstanding Natural Beauty and the beginning of the more undulating landscape which rises up towards Coldharbour and Leith Hill. North west of the village, Moorhurst Lane and nearby public footpaths provide views across open fields towards the main built up part of the village. Apart from this, there are few clear views of the settlement within its wider landscape.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 11

Village Profile: Beare Green

4.8 A sinuous belt of woodland skirts around the southern fringe of the village boundary, with some of the garden trees in the Southern Loop Character Area(3) probably being originally part of this woodland. The trees here provide a clear edge to the built up area and help to screen the substantial housing area from the wider landscape.

4.9 Vestiges of a larger woodland are also discernible along Horsham Road, Newdigate Road and Henfold Lane, away from the main village, to the the south and east. Here, the more sporadic development is often nestled in clearings within the woodland, with trees and hedgerows being a dominant characteristic along the roadside. Gradients are more level and the agricultural landscape spreads east for some distance, into the more open landscape of the Open Weald.

4.3 Character Areas

4.10 Four Character Areas have been identified, the boundaries of which are shown on the maps which follow:

Area 1 (Map 1): Horsham Road Corridor Area 2 (Map 1): Southern Loop Area 3 (Map 1): Beare Green West Area 4 (Map 2): Rural Fringe

Area 1: Horsham Road Corridor

3 See paragraph 4.20

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 12

Village Profile: Beare Green

4.11 Horsham Road is where one finds most of the few remaining "original" village buildings within the main built up area. The 19th century railway station is located at the northern edge of the village, together with a handful of cottages from the same period (such as White Hart Cottages). There was some new housing in the 1930s, but the majority of development has taken place in the period following the Second World War.

4.12 Within the Character Area referred to as Horsham Road Corridor, development has taken place in a sporadic manner, creating a varied street scene, with most periods represented in some form. Developments have been small in scale, so that no single style dominates and there is a mixture of small cottages and larger Picture 4.2 Housing on Old Horsham Road houses. The majority are on two storeys. Materials vary, but include facing brick, clay tile hanging and white-painted render, all of which are typical of the area. Roofs are generally plain clay tiles or slate.

4.13 Behind the main built up frontage to Horsham Road, there is a series of small estate developments:

Paddock Grove is a development from the very early 1980s, comprising 13, two storey houses in buff facing brick. Most are detached and they are arranged informally around a cul de sac. Leith Lea, to the south, is a more formal grouping of terraced houses, arranged around a square courtyard. The original properties replaced wartime nissen huts in the 1950s and additional properties were added in the 1980s. Greenfields Place was built in the late 1990s, on the site of the former White Hart Public House. Facing Horsham Road is a terrace of three, two storey cottages, on the site of the original pub building, built in an Arts and Crafts style. At the rear are eleven, two storey houses some detached and some semi-detached, built in brick with rendered and tile hung details, reflecting a traditional Surrey style. Hawksmoore Drive is a linear development of detached houses on the northern fringe of the village envelope. Dating from the 1990s, the houses are chalet bungalows, in brick, with steep, concrete tiled roofs. Although they are physically close to the village centre and railway station, the road has a pleasant, secluded atmosphere, being sandwiched between the railway line and a belt of mature trees.

4.14 As noted in the Overview section, the original village has been divided in two by the building of the A24 dual carriageway. Much of the original village centre (pub, school, cricket green) is now on the east side of the A24 corridor, and isolated from the bulk of the housing. The de facto centre of the western part of the village is Beare Green Court - a development of flats, offices and shops dating from the mid 1980s. This is adjacent to the general village store and a small car park. The architecture reflects an Arts and Crafts cottage style, which is prevalent in the District, with orange clay tile hanging to the first floor, above red brick and with strong, white painted woodwork. Denham Place and the frontage of Greenfields Place are built in a similar style, giving a coherent look to this central area.

4.15 North of Merebank is the fishing lake and recreation ground. This water body, fringed with trees, is one of few areas where the village clearly retains its rural origins. It is a substantial feature, with an informal, woodland feel. The recreation ground includes the village hall and formal play facilities for children and young people. These are set back behind the pond, so that they are not visually dominant but are nonetheless conveniently located, close to the junction of Merebank and Horsham Road, from which the vast majority of housing is accessed.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 13

Village Profile: Beare Green

4.16 The recreation ground is one of very few open spaces within the village envelope, making it an important breathing space within a fairly tight knit settlement.

4.17 Next to the recreation ground, Merebank House is a striking 1930s villa; one of few notable buildings in the village. The house is owned by Mole Valley Housing Association, and tenanted to elderly gentlemen, while also being made available for village meetings and social events.

4.18 Also within the Recreation Ground is the Village Hall. This is the former Catholic Church, dating from the 1970s with a distinctive steeply pitched slate roof. It replaced the original village hall which was on the site now occupied by flats at Willow Close. The style is typical of a certain period of modern church architecture. It is a striking building, but beginning to look dated and of a style which is perhaps not best suited to a village environment.

4.19 The majority of the village lies south-east of the railway line, but a ribbon of development continues north up Horsham Road, with a strip of detached and semi-detached houses on the west side of the road and a cluster of nursery and farm buildings, with their associated housing on the east. The mixture of housing and agricultural buildings (some of which have been converted) provides a gradual transition into the wooded countryside and small fields beyond Breakspeare Farm.

Horsham Road Corridor: Key Characteristics

A varied and loose knit frontage to Horsham Road, reflecting a period of organic development from the mid 19th Century onwards and throughout the 20th Century.

Most periods and styles of housing represented, with no single style dominating.

Few buildings of individual note, although the Character Area does contains a handful of original village buildings, including White Hart Cottages, the railway station and Merebank House.

More recent development generally in the form of small estates, behind the main road frontage.

1970s Village Hall is a distinctive landmark building, but beginning to look dated and not of a typical "village" style.

Recreation Ground and pond provide important informal open space and link village with its rural setting.

De facto village centre at Beare Green Court, which provides village shops and parking.

Ribbon of development north of railway has a more rural character, with mixture of housing and farm buildings and enough space to provide views to countryside beyond village.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 14

Village Profile: Beare Green

Area 2: Southern Loop

4.20 In the southern part of the village is a substantial enclave of post war housing, most dating from the 1950s to 1970s. Housing is arranged around a looping road layout comprising Leith Road, Springwell Road, Highland Road and Woodside Road. The vast majority of housing fronts directly onto these roads, with one small cul de sac having been added at Maybelle Close.

4.21 Plot widths are regular on the whole. Most properties follow a consistent building line, with only one or two places where buildings are set further back. The vast majority are bungalows, some with accommodation in the roof. Although there are some two storey properties, they are the exception. Almost all are detached, with a few semi-detached pairs.

4.22 Materials are many and varied, as are house designs, although most are typical of suburban development in this period. There are one or two places where a group of properties have clearly been built as a single development, but most houses are different from their neighbours. There is little that is distinctive of the Surrey countryside. Picture 4.3 Mixed Housing Styles, Leith Road

4.23 The dwellings are sited towards the front of long, narrow gardens. There is a substantial space in the middle of the Character Area, where the long back gardens of Springwell Road and Woodside Road back onto each other. The amount of garden land is complemented by grass verges along the road

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Village Profile: Beare Green

frontages. Most properties have low hedges, walls or fences, to the front, adding to the sense of openness. An exception is the north side of Springwell Road, where there is a substantial hedge screening a group of houses set further back.

4.24 Many of the dwellings have low and/or fully hipped roofs, providing clear gaps between the buildings and views of the surroundings countryside. These features all add up to a very strong sense of openness within this part of the village. There is a clear view of the sky and a strong sense that there are wide open spaces beyond the built up frontages. The exception is at the very edge of the Character Area, where Great Turners wood reaches the edge of Highland Road. This area introduces a much more enclosed street scene as one moves into the more tightly-developed Character Area (Beare Green West) to the north.

4.25 Great Turners is an area of woodland and open scrub on the edge of the village, south west of Highland Road and readily accessible from this character area as well as from Beare Green West. It is used by residents for informal recreation, including dog walking, and is appreciated as a key point of connection with the rural surroundings of the village.

Southern Loop: Key Characteristics

Regular layout, fronting road layout, with generally consistent building line and plot widths.

Predominantly bungalows, with two storey development being the exception rather than the rule.

Generally modest proportions to buildings, particularly at roof level, creating a wide open feel above the houses.

Considerable amount of garden land behind the built up frontage, low boundary treatment, grassy verges and views between houses to surrounding countryside - all combining to create a strong sense of space and openness within this part of the built up area.

Direct connection to rural surroundings at Great Turners wood, on the edge of the character area.

Wide variety in house styles and building materials, reflecting an organic process of development within a formally laid out pattern. Few clusters of matching house types.

Designs generally typical of suburban development, with little that is distinctive of the Surrey countryside.

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Village Profile: Beare Green

Area 3: Beare Green West

4.26 A series of estates has been built in this part of the village, starting in 1978 and continuing into the mid 1990s. This rapid period of expansion saw the village increase by over 250 houses - more or less doubling the number of households that existed before the 1970s. Much of the development is small residential units, some catering specifically for elderly occupants. A significant proportion was originally developed as Council housing and is now in the hands of Mole Valley Housing Association.

4.27 This is a tightly enclosed, built up part of the village; much more building-dominated than the other character areas. Each enclave has its own style, but by far the majority of houses and flats are in brick, with simple pitched and tiled roofs. Most properties are terraces, in short blocks, often arranged around cul de sacs with shared parking and amenity areas. The majority are on two storeys, although there are groups of bungalows at Leith Grove and three blocks of three-storey flats.

4.28 At the junction of Willow Close and Leith Road stand two developments of flats, both of which are on three storeys, making them higher than the majority of housing in the village. Picture 4.4 Flats at Willow Close

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Village Profile: Beare Green

4.29 Between Turner House and the Willow Close flats is an important area of green space, crossed by footpaths and housing a cluster of mature trees. The Recreation Ground, just outside this Character Area, can also be seen beyond the flats. Together, these open spaces provide vital breathing spaces within a tight knit built environment - particularly in the context of the three storey development which can be found around the fringes of the open space.

4.30 One important feature of this Character Area is the network of footpaths which permeates the housing estates and provides linkages through the village. One particularly significant path connects the junction of Leith Road and Willow Close with the countryside at Great Turners on the edge of the village. Heading in the opposite direction, the footpaths facilitate pedestrian access to the recreation ground and shops in the centre of the village.

4.31 Great Turners is an area of woodland and open scrub on the edge of the village, south west of Highland Road and readily accessible from this character area as well as from the Southern Loop. It is used by residents for informal recreation, including dog walking, and is appreciated as a key point of connection with the rural surroundings of the village.

Beare Green West: Key Characteristics

A cluster of several post 1970s estates, comprising clusters of starter homes, housing for elderly people and blocks of flats.

Tight knit, building-dominated environment, in which the open space next to Turner House is a key breathing space.

Varied building styles, but all typical of suburban development during this period with little of local distinctiveness.

Prominent building at Turner House, with a contrasting architectural style, hinting at rural setting.

Some three storey development, which is unusual in the village as a whole.

Network of footpaths permeating estates and facilitating pedestrian access through the village.

Direct connection to rural surroundings at Great Turners wood, on the edge of the character area.

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Village Profile: Beare Green

Area 4: Rural Fringe

4.32 The land to the east of the A24 includes signs of the original core of the settlement, around the village green. Here are the primary school and the remaining pub, while the village green is used for local sporting activities.

4.33 The barrier formed by the dual carriageway, separating the larger residential core from this original village centre is a key issue for residents. It is perceived as undermining the way the village functions, by obstructing access to these important community uses.

4.34 Around the fringe of the green are clusters of cottages, including a ribbon of Victorian labourers' cottages and the Grade II listed Cherry Tree Cottages, as well as other Victorian and early 20th Century properties. Buildings are sporadic and separated by garden land, with trees and hedges lining the road. It is an attractive environment, with a strong visual connection to the surrounding Wealden landscape.

4.35 Sporadic development continues south from the green, strung out along Newdigate Road and Horsham Road. Loose knit detached housing nestles in gardens with abundant tree cover, with the buildings often set back and well screened from the road. There are several Picture 4.5 Newdigate Road

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Village Profile: Beare Green

larger scale uses, notably the brickworks on Newdigate Road, the Surrey Hills Hotel and two park-home estates providing some 170 units between them. There are also several clusters of farm buildings, some of which are now in alternative commercial uses.

4.36 Overall, this is a varied environment, with a wide range of uses distributed through a landscape which nevertheless maintains much of its rural character.

Rural Fringe : Key Characteristics

Historic focus of village, with village green fringed by pub, school and several traditional Surrey cottages and Victorian dwellings.

Village green, garden landscaping, trees and hedges combine to provide an attractive, leafy environment, well connected with the surrounding landscape.

Sporadic development extending south from the Green, along Newdigate and Horsham Roads.

Mixture of loose knit residential development and larger scale uses, making for a varied environment.

Maintains strong connection with landscape, with abundant tree cover and larger scale uses (including brickworks) often being set back beyond general view.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 20

Village Profile: Brockham

Chapter 5 Village Profile: Brockham

5.1 Overview

5.1 Brockham is a large village of approximately 850 households. The village centre is about 3km by road from Dorking, east along the A25. The village centre lies just south of the River Mole, about 1km south of the A25 and railway.

5.2 Until the mid nineteenth century, Brockham was a small rural community focused on the village green, adjacent to the Borough Bridge crossing over the Mole. The picturesque village green is still at the heart of the village. The arrival of the railway brought new people to the area and there are clusters of Victorian workers’ cottages reflecting this period of history. But a much more significant expansion followed the improvement of the A25 route between Dorking and Reigate, in 1927. Picture 5.1 Brockham Green and the North Downs

5.3 The 1930s brought a large development of architect-designed “executive” homes north of the River Mole. After the war, there followed further expansion, including some substantial enclaves of family housing on the southern fringe of Brockham and at Strood Green.

5.4 The modern village has a linear form, with the different phases of expansion being strung out north from the green along Brockham Lane and south along Middle Street. The river Mole and its flood plain separate the northern part of the village from its centre. In the south, open fields separate Brockham from Strood Green.

5.2 Landscape Setting

5.5 The northern part of the village lies within the Holmesdale Landscape Character Area; a gently undulating landscape corridor, with expansive views of the North Downs. The Big Field is an important open space, owned by the National Trust, which opens up this part of the village and enables striking views towards Box Hill. To the east of the Big Field is a small enclave of houses dating from the 1930s, as well as a scattering of detached dwellings around the fringes of the field and up into the lower slopes of the escarpment.

5.6 The south facing scarp of the Downs at Box Hill is the dominant landscape feature from the northern part of the village, with the escarpment rising sharply north of the A25 and forming a backdrop to views out of the village. The village itself lies on more level ground, within a landscape comprising green pasture, pockets of woodland and hedged fields.

5.7 In the southern part of the village, the openness of the landscape is a key feature, with wide open fields to either side of the road being a key feature in the vicinity of Middle Street and Wheelers Lane. This part of the village lies in the Open Weald Landscape Character Area. The way that the village extends out from the village green with its church and public houses is typical of the structure of a Wealden village.

5.8 Public footpaths provide access along the course of the River Mole, within a more enclosed belt of woodland. The Greensand Way long distance path follows the river corridor.

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Village Profile: Brockham

5.9 Parts of Brockham are prone to flooding, along the River Mole corridor (between Kiln Lane and Brockham Green and west of Brockham Lane) and along the course of Tanner's Brook, which flows alongside School Lane.

5.10 To the west of Brockham Lane lies Betchworth Castle; the ruins of a fortified Mediaeval house, now within the grounds of Betchworth Golf Course.

5.3 Character Areas

5.11 Five Character Areas have been identified:

Area 1: North Brockham Area 2:Brockham Green Area 3: South Brockham Area 4: Middle Street and Wheelers Lane Area 5: Strood Green

5.12 The location of each Character Area is shown on the maps which follow.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 22

Village Profile: Brockham

Area 1: North Brockham

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 23

Village Profile: Brockham

5.13 North of the River Mole lies the Big Field; an open space of over 1 Ha, owned by the National Trust and used for recreation. As well as informal recreation, the Big Field provides several sports pitches and is the home of Dorking Rugby Club, whose pavilion is on the east side of the field. This part of the village is distinctly separate from the village centre, as a result of the wooded river course which divides the two. The narrow crossing point at Borough Bridge is the key connection between the two and provides great visual interest as one moves between the two distinct areas. The southern and western edges of this character area are within the floodplain of the River Mole.

5.14 Brockham Lane follows the west side of the Big Field, Picture 5.2 View across The Big Field to Brockham Lane connecting the A25 in the north with the village green to the south. This was the location for a significant period of expansion in the 1930s, after the upgrading of the A25 to a main through road. The character of the streetscape reflects this period of growth, with 1930s architect-designed houses and bungalows being the dominant housing type.

5.15 Detached properties front the Big Field. The majority are bungalows in typical 1930s style with fully hipped, tiled roofs. Plot widths are regular and the building line is consistent, so there is a strong rhythmic pattern to the street scene, despite some variation in house design. Front gardens are neat, with low boundary hedges or walls, preserving a strong sense of openness.

5.16 The Avenue runs west from Brockham Lane and contains similar detached housing from the 1930s, but generally on smaller plots. This continues into Hillside Gardens, which then moves south into a substantial 1950s development of detached and semi-detached housing. Here, houses have been built at a higher density than on Brockham Lane, with narrower plots and shorter gardens to front and rear. House types vary but again, there is a strong and consistent building line giving the street scene a sense of rhythm.

5.17 The Borough is a narrow, winding cul de sac which started to be developed in the 1930s and continued in the post war period, with a mixture of properties dating from the 1950s, 60s and 70s. The layout here is much more informal, reflecting a more organic process of infill around the much older dwellings which pepper this part of the village. Although house types are generally typical of suburban development from the 1930s onwards, the narrow lane and higher level of planting gives this enclave a more rural feel than the more formally laid out housing to the north.

5.18 The 17th Century cottages near the junction with Brockham Lane have been included in the Brockham Green Character Area, reflecting their prominent position as one leaves the village green, across the Borough Bridge.

5.19 To the east of the Big Field is a small enclave of housing at Nutwood Avenue, dating from the 1930s and constructed in a former clay pit, the steep sides of which can still be seen, dropping down from Kiln Lane. This pocket of dwellings is compact and clearly-defined and is excluded from the Green Belt, unlike the more sporadic development around the fringe of the Big Field. Houses are mainly two storey, with some bungalows. They are on narrow plots, although some have long, thin gardens helping to maintain a sense of space around the buildings.

5.20 Public footpaths around the periphery of Nutwood Avenue open up some striking views to Box Hill, as well as providing access to the attractive wooded banks of the river. The houses themselves are remarkably well screened from the surrounding countryside, as a result of the much lower ground level.

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Village Profile: Brockham

5.21 Other housing on the fringes of the Big Field is very loose knit, with each detached house standing in its own substantial plot. Individual houses vary in design and scale. Buildings are generally well screened and are discreetly situated in a generally open and rural landscape.

5.22 The ruins of Betchworth Castle - a Grade II listed building - lie just outside the village, west of the housing on Brockham Lane.

North Brockham: Key Characteristics

Within the village boundary, typical suburban housing designs dating from the 1930s and 1950s, with relatively little later infill.

More sporadic, loose knit development around the fringes of the Big Field. Houses individually designed, in their own garden setting and well screened from the wider landscape.

Lower density 1930s housing along Brockham Lane, with a strong rhythm to the street scene as a result of the consistent plot widths and building line.

In most cases, formally laid out housing, on regular plots, with a consistent building line.

More informal, organic development on The Borough, where infill has taken place more gradually around the remaining historic buildings.

Wide open views across the Big Field up to Box Hill - from Brockham Lane and Kiln Lane and from the public footpath network. A strong connection with the wider landscape setting of the village.

Large open space at the Big Field, in the heart of the Character Area, serving an important recreational function and connecting the village with its rural setting.

Clear separation between this Character Area and the village centre, as a result of the narrow crossing point over the River Mole and the belt of trees which lines the river course.

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Village Profile: Brockham

Area 2: Brockham Green

5.23 At the heart of the village, both geographically and functionally, is Brockham Green. It is also the centre of the Brockham Conservation Area and this section draws upon the Conservation Area profile found in Appendix 6 of the Mole Valley Local Plan 2000.

5.24 The dominant feature is the large village green, which provides a picturesque setting to houses in the heart of the Conservation Area. The Conservation Area contains a considerable variety of buildings, a high proportion of which are of architectural or historic interest (Listed Buildings). There is very little modern development, most of the 20th century expansion having taken place to the north and south. There is an Area of High Archaeological Potential on the east side of the Green.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 26

Village Profile: Brockham

5.25 The mixture of building styles works well around the Green. On the north side is a tight collection of cottages and two public houses. White render or painted brick under clay tile roofs predominate. Small dormer windows are a feature of several buildings. This side of the Green is dramatically seen against the steep slopes of Box Hill.

5.26 The west side of the Green is a tightly built frontage of housing from a variety of different periods; traditional timber framed dwellings, Regency stucco and Victorian cottages. The village shop and pharmacy, together with the village hall, help to make this the functional, as well as physical, centre of the village. Picture 5.3 Brockham Green Cottages and Pump 5.27 The east side of the Green is a contrast. The Victorian North and South Lodge and timber framed Vicarage Cottage are more substantial buildings, in larger gardens. The dramatic pine trees in the garden of South Lodge are key landscape features. The neatly proportioned and maintained early Victorian parish church dominates the views of the Green. Its spire is a landmark and is clearly visible from Box Hill.

5.28 A group of listed cottages at the junction of Wheelers Lane and Middle Street are prominent and important for the setting of the church. The Vicarage and the primary school are feature Victorian buildings. On the eastern edge of the Conservation Area is Brockham Court Farm, with a collection of traditional tile and timber clad farm buildings (now converted to residential use), in a splendid setting, separated from the village centre by open fields.

5.29 On the north side of the Borough Bridge is an attractive group of 17th century cottages, mostly rebuilt in red brick, with some timber framing visible. Although they are located north of the river, they have a strong relationship with the Green, being the first buildings seen as one crosses the river and begins to rise into the northern part of the village. Beyond here lies a much more modern phase of the village’s evolution (see North Brockham Character Area).

5.30 The final group worthy of mention is the buildings lying along Tanner’s Hill and Old School Lane. Red brick and timber framed cottages lie on the outskirts of the village where the woodland of Tanner’s Hill gives way to open farmland. A pleasant row of 19th century semi-detached cottages of brick with slate complete the picture. Tanner's Brook flows alongside Old School Lane, into the River Mole and locations alongside the brook are prone to flooding.

5.31 The setting of this part of the village is enhanced considerably by belts of woodland which penetrate into the built-up area, providing a backdrop to buildings on the north and west sides of the Green. These offer a contrast to the much more open landscape surrounding other parts of the village.

5.32 As well as the pine trees on the east side of the Green, the plane tree on the corner of Wheelers Lane and Middle Street is a focal point, especially from the footpath to the south west, and enhances the setting of the church. Other individual trees of note include a large and visually important oak in the front garden of Oaktree House in Wheelers Lane, a small group of deciduous trees just east of the Old School House in Old School Lane, the ash tree by The Pound, south of Brockham Court Farm, and the nearby trees in the Dukes Head car park provide a setting to the Green and its buildings.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 27

Village Profile: Brockham

Brockham Green: Key Characteristics

Large, open village green, surrounded by a highly attractive composition of traditional and historic buildings, with very few modern additions.

Landmark Parish Church with spire, visible from Box Hill and surrounded by a cluster of listed cottages and traditional building, providing a strong setting to the Listed Building.

Several notable mature trees on the Green and within surrounding gardens.

Belts of trees along River Mole provide wooded backdrop to the buildings on the north and west sides of the Green.

Narrow river crossing point creating an enclosed point of access and egress and increasing the dramatic effect of the vista across the Green.

Community buildings, shops and pubs clustered around the Green, making it the functional, as well as geographical, centre of the village.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 28

Village Profile: Brockham

Area 3: South Brockham

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 29

Village Profile: Brockham

5.33 This Character Area covers the remainder of the built up area of Brockham, south of the Green. This is a tight knit residential enclave of about 250 dwellings. Along the east sides of both Middle Street and Wheelers Lane, ribbons of housing have developed organically. Victorian and Edwardian cottages, generally of a small scale, are interspersed with more recent infill from the 1930s, 1950s and the latter part of the 20th Century. The vast majority are on two storeys and there is a mixture of semi-detached and detached properties. Designs and materials vary, but along both streets there is a fairly consistent building line which helps to hold the variety together.

5.34 In between Middle Street and Wheelers Lane there has Picture 5.4 Varied housing on Wheelers Lane been a series of more formally planned developments. The oldest houses are at the east end of Oakdene Road, where there is a cluster of Victorian and Edwardian cottages. Most are semi-detached, on very narrow plots, close to the pavement edge, with minimal front gardens.

5.35 1950s development spreads to either side of the cottages, west along Oakdene Road and east along Oakdene Close. Houses are two storey, brick (some with rendered first floors) and semi-detached or in short terraces. Again, most are built close to the pavement, with very small front gardens, although some of the terraces are set further back. Design is typical of the 1950s, with plain brick or render facades and pitched, tiled roofs.

5.36 1950s development continues into Warrenne Road and Dodds Park, but here it is has a much more distinctive character. Dodds Park (including part of Wheelers lane, Warrene Road and Juniper Walk) is an award winning council housing estate, built in 1955. Today, about half the houses are in private ownership. One of the most important features of the estate is the distinct and attractive layout. This is characterised by symmetrical groups of houses, linked by brick walls and arranged around wide grass verges and generous open spaces. The green on the west side of Wheelers Lane provides a wide open space, around which the quality of the housing layout can be appreciated.

5.37 The design of individual houses varies, but there is a Picture 5.5 Housing at Dodds Park basic palette of details and materials, which are repeated in various combinations. These include simple brick facades, rendered gables, some tile hanging, flat roofed open porches with distinctive moulding around the door opening and simple but prominent chimneys. The quality of the housing and strong urban design led to it being included in Brockham Conservation Area and an Article 4(2) Direction restricts permitted development rights for alterations.

5.38 Adjacent to Dodds Park, Way House on Wheelers Lane is a former school and home for orphan children and stands out as a distinctive historic building (Listed Grade II) amongst generally more modern housing.

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Village Profile: Brockham

5.39 The final distinctive enclave of housing in this Character Area is Middle Green. This is a private housing development dating from the early 1990s. The design aimed to reflect traditional village-style development, with strongly detailed red brick cottages arranged informally around a small pond. The quality of the design and detailing led to this modern development also being included within the Conservation Area.

South Brockham: Key Characteristics

Ribbons of housing along Middle Street and Wheelers Lane, with a mixture of periods reflecting an organic process of infill along these main routes.

Elsewhere, groupings of similarly-designed housing reflecting periods of village expansion, particularly in the early 20th century and 1950s.

A compact cluster of housing within walking distance of village centre.

Distinctive and well designed example of 1950s public housing development at Dodds Park. Including open space with attractive composition of housing around the periphery. Also provides attractive setting for Way House - Listed Grade II.

Apart from open space at Dodds Park, generally little green landscaping on highway frontages. Houses often very close to pavement edge with little front garden.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 31

Village Profile: Brockham

Area 4: Middle Street and Wheelers Lane

5.40 Moving south of the built up area, the character changes as Middle Street and Wheelers Lane continue through open countryside. There is a ribbon of built development along each road, but it is much more sporadic here. The rural landscape dominates, and houses enjoy wide open views. Those on Wheelers Lane are on large plots, well screened with informal hedgerows and mature, native trees. Buildings are set back from the road, each in their own space. They include several listed buildings and others of a traditional character - both dwellings and agricultural buildings. There is an Area of High Archaeological Potential at Moat House Farm.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 32

Village Profile: Brockham

5.41 The housing along Middle Street is of a smaller scale, comprising a ribbon of small, two storey cottages, mainly semi-detached and on narrow plots arranged parallel to the road. The open fields to either side are clearly seen in the gaps between houses.

5.42 The belt of countryside in this part of the Character Area is an important part of the structure of the village. It separates Brockham village from the residential enclave at Strood Green. The views of wide open countryside help to connect the densely developed housing with its rural setting, thereby safeguarding this settlement’s strong village character. Picture 5.6 View from Middle Street to Wheelers Lane

Middle Street to Wheelers Lane: Key Characteristics

Abrupt transition into a more rural landscape south of Oakdene Road and Oakdene Close.

Along Wheelers Lane, sporadic development, with scattered houses and agricultural buildings set back from the road behind hedges and trees. Buildings on much larger plots than within village envelope, creating a more informal, spacious environment.

Housing along one side only of Middle Street, enabling views into wide open spaces to either side, and providing a strong connection between the village and its rural setting.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 33

Village Profile: Brockham

Area 5: Strood Green

5.43 Strood Green is a mainly residential enclave, lying south of the main village and separated from it by the open fields to either side of Middle Street.

5.44 The majority of the housing was laid out in the 1930s and 1950s, although there is a handful of Victorian cottages on Tweed Lane and some late 20th century development at Tanners Meadow.

5.45 Strood Green suffered the loss of its pub and village shop in the 1990s but a community-run village shop has been established and appears to be functioning well. There is also a children’s play area on the park to the rear of Ridge Close and Boxhill Way. The Doctor’s surgery is located on Tanners Meadow. Although it has a strong relationship with the main village, these facilities help to give Strood Green a focus as a community in its own right.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 34

Village Profile: Brockham

5.46 There are concentrations of semi-detached housing on Glenfield Road in the north of the Character Area, and Tynedale Road (and its side roads) in the south. Glenfield Road was initially laid out in the 1930s, with most of the development in Tynedale Road following in the 1950s. In both cases, the majority of housing is of a typical suburban style; semi detached, on two storeys, with steeply-pitched tiled roofs. Materials include facing brick and painted render, with plain tiled roofs. Front gardens are small and there is a consistent building line and plot width, giving each street a strong rhythm. Designs vary, but all are typical of suburban development of the period. Here and there are later infill developments, but they generally follow a very Picture 5.7 Housing in Strood Green similar pattern.

5.47 At the junction of Glenfield Road and Middle Street there is a prominent terrace of three properties with flat roofs, which are a rather conspicuous contrast with the more traditional buildings which surround them.

5.48 Tanners Meadow, in the centre of the Character Area, is a group of more modern development, including a small industrial estate, Doctors’ surgery, sheltered flats and a cluster of small terraced starter homes. These developments date from the mid 1980s. Within Tanners Meadow, the streetscape is more enclosed, with buildings positioned closer together and few views of the wider landscape. The road layout is narrow and circuitous, adding to the sense of enclosure. Materials are mainly brick, with some tile hanging, and tiled roofs.

Strood Green: Key Characteristics

Separated from the main part of Brockham village by open fields. Linked by a ribbon of housing along Middle Street, but has the feel of a separate enclave.

Glenfield Road, Tynedale Road and side-roads - 1930s and 1950s semi-detached housing, typical of the era. Some later infill, generally following a similar pattern. Consistent building lines and plot widths, giving a rhythm to the street scene even where house types vary. Almost all buildings two storeys - a handful of bungalows.

Tanners Meadow - Tight knit and enclosed environment with little open space apart from small garden around sheltered flats. Typical late 1980s buildings of red/brown brick with clay tiles. All on two storeys.

Little open space within residential streets, but key spaces at the junction of Tynedale Road and Middle Street (large oval of grass with small trees) and park/children’s playground accessed from Boxhill Way and Ridge Close.

All development on west side of Middle Street, enabling clear, open views across fields to east. Also wide open views from rear gardens of many houses on western edge of settlement.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 35

Village Profile: Capel

Chapter 6 Village Profile: Capel

6.1 Overview

6.1 Capel is a village of approximately 480 households, lying about 8km south of the edge of Dorking. Although now bypassed by the A24 dual carriageway, it was originally on the main route south from Dorking to Horsham.

6.2 The village has a predominantly linear form, with the core of the settlement strung out along the serpentine length of The Street. This is the main street, which runs north/south through the village and is part of the longer lane (Horsham Road/Hoyle Hill/Seamans Green/Wolves Hill) connecting to the A24 to the north and south.

6.3 The only major junction is with Vicarage Lane, which meets The Street in the heart of the village. The pub, primary school, church and garage with shop all clustered around the junction, giving a strong “traditional village” feel to this part of the settlement. Further north, the large recreation ground, youth centre and village hall provide another focal point for community and recreational uses.

6.4 Over the years, there has been considerable expansion, notably Picture 6.1 Capel Village Sign at the southern end of the built up area. Markham Park and Bennetts Wood/Caterdale Cottages are built in a more clustered, suburban form, contrasting with the linear pattern of much of the rest of the settlement. More recently, developments of social housing have been added, first at Nunn's Field and more recently at Laundry Way.

6.5 Vicarage Lane is the only significant route running east from The Street and immediately moves into a more rural environment, with scattered dwellings lying sporadically in larger gardens, with plentiful tree cover. In view of the more sporadic nature of development, Vicarage Lane lies outside the defined village boundary and is subject to Green Belt policy.

6.6 Much of The Street and Vicarage Lane is designated as a Conservation Area. The village was originally the centre of a farming community and many of the old farmhouses remain, with Capel House Farm in the north of the village perhaps being the most prominent. In the 17th and 18th centuries, it was also the centre of a Quaker community and there is still an active Friends Meeting House in the centre of the village.

6.2 Landscape Setting

6.7 Capel sits within a rolling agricultural landscape comprising a patchwork of small fields - mainly laid to grass - and woodland. The village lies in the Low Weald, within the Wooded Weald Landscape Character Area, but close to the boundary with the Open Weald.

6.8 In common with many of the Wealden villages, there is a strong connection between village and countryside. The village lies in a wide valley, with open countryside rising up to either side of the central Street. Glimpses of this open countryside, between buildings on The Street, are a key feature connecting the fairly tightly developed village core to its much more open surroundings. The open spaces at the Recreation Ground and Bennetts Green provide an even stronger connection.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 36

Village Profile: Capel

6.9 South and west of the village is a more wooded environment, the vestiges of a more substantial woodland spreading west of Horsham Road and south of Coles Lane. Within this area are several outlying enclaves of housing which are part of the extended community of Capel, including housing along Rusper Road and Horsham Road and a cluster of houses and bungalows in the vicinity of the Clockhouse Brickworks. Closer to the edge of the settlement is the courtyard development in the grounds of Grenehurst Park, a substantial country house divided into flats in the late 1980s. There is also a ribbon of sporadic housing within the woodland at Weare Street, off Coles Lane, which lies within the Parish of Ockley and will be covered by the Neighbourhood Development Plan which is being prepared for Ockley.

6.10 South of Vicarage Lane, on the west side of The Street the open land includes 50 hectares managed as a nature reserve for its nature conservation importance.

6.11 The A24 dual carriageway is a prominent man made landscape feature, bypassing the village to the west but connected to it by major roundabout junctions to the north and south. The Dorking-Horsham railway line lies parallel to the A24, to the west, and Capel is served by Ockley Station, about 0.5km west of The Street, off Coles Lane.

6.12 Sporadic development continues north along Horsham Road, between the village boundary and the A24 junction to the north. There are clusters of residential properties at Hoyle Hill and Seaman’s Green and a more substantial pocket of development on the southern fringes of Beare Green, described in the section relating to that nearby village.

6.13 The runway of Gatwick Airport lies approximately 6km to the east. When aircraft are using flight paths to the west of the airport, there is considerable noise disturbance which undermines the otherwise quiet, rural character of the village.

6.3 Character Areas

6.14 Three Character Areas have been identified, which are identified on the maps which follow and are titled:

Area 1: The Street Area 2: Laundry Way to Coles Lane Area 3: Vicarage Lane

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 37

Village Profile: Capel

Area 1: The Street

6.15 Most of The Street is linear in form, with little development in depth behind the road frontages. The built development has a varied appearance, with modern housing cheek-by-jowl with 17th century Wealden and Victorian cottages. No single style dominates. A visually pleasing mixture of different styles and scales of building co-exist in a most harmonious manner.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 38

Village Profile: Capel

6.16 Within this varied street scene stand a number of larger key buildings such as Churchgardens Farmhouse, The Red House and the Almshouses. However, the predominant pattern is of small cottages built close to the road frontage, often arranged in small groups of terraces.

6.17 The mixed building styles are matched by a wide variety of building materials: red brick, tile hanging, sandstone, weather boarding and timber framing. There are several important gaps in the built-up frontage, which offer views through to adjacent countryside, and help to maintain the rural feel. Buildings are almost exclusively on two storeys, but the wide variation in styles and storey heights maintains a pleasing variation in scale. Picture 6.2 Varied building styles, The Street

6.18 Here and there, cul de sacs have been introduced to either side of The Street, with houses dating from the 1960s (Mortimer Road), 1980s (Old Barn Drive) and 1990s (Nunn’s Field). On the whole, such development have been small in scale and tucked in behind the more organic development on the main frontage to The Street. Modern housing is not a dominant feature of The Street as a whole.

6.19 Unlike many villages, there is no central open space or green in the heart of the village. The parish church stands in a prominent position, but is set back and partially screened by trees within the churchyard. Only the widening road, garage and pub indicate that the centre of the village has been reached.

6.20 Balancing the enclosed character of The Street, the recreation ground in the north of the village is a key open space, serving an important visual and recreational function. Recreation facilities include children’s play areas, allotments tennis courts, cricket green and sports pitches, while the area is also popular for dog walking. The village hall, youth centre and sports pavilions are set around the fringes of the recreation ground, giving a strong community focus to this part of the village. The recreation ground itself forms an open backdrop to many properties on Vicarage Lane, The Street and Mortimer Lane (off The Street), while also connecting this part of the village with the farmland beyond. Picture 6.3 North end of The Street 6.21 The northern end of the Character Area begins to open up, with more irregular development and gaps opening up to reveal the surrounding countryside. The farmhouse at Capel House Farm is set back from the road, opposite an infill development of three 1980s detached houses which are also set back, behind open grassy frontages. Elsewhere, several of the older houses on the south side of The Street are set in shallow gardens, aligned parallel with the road, creating a greater than average sense of space in this part of the street scene. Again, views between properties towards the surrounding countryside are an important characteristic.

6.22 There is an Area of High Archaeological Potential in the centre of the village, taking in much of The Street, from the junction with Vicarage Lane north to Capel House Farm.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 39

Village Profile: Capel

6.23 At the southern end of the character area, in the vicinity of Dairy House Farm, the street scene opens to create a more spacious feel. Most of the buildings on the west side of The Street are set back behind stretches of Common Land, providing an open, grassy frontage. The Doctor's Surgery is located here, located just south of the junction with Laundry Way. On the east side, the small open space at Bennetts Green provides informal recreation, as well as opening up a substantial gap in the built development. Land behind Dairy House Farm is managed as a nature reserve.

6.24 Beyond Bennetts Green, built development on the east side of The Street begins to be much more sporadic. Looser knit development peters out into woodland as one rises up Wolves Hill to the south. This southern extreme of the village lies within the Green Belt, as do the stretches of Common Land along the other side of The Street.

The Street: Key Characteristics

Strong linear layout with the vast majority of buildings fronting directly onto The Street.

Small amount of modern infill, sometimes taking the form of small cul de sacs behind the main Street frontage.

Generally enclosed street scene without large open spaces - but with frequent views out to open countryside, framed between adjacent properties.

Pleasing mixture of buildings, representing all periods in village development and co-existing in a most harmonious style.

Several notable historic buildings within a varied streetscape where few buildings have special visual prominence.

Overwhelmingly two storey development, but with a wide variety in building scale due to varying storey heights.

Large open space at Recreation Ground, opening up wider views to surrounding countryside and serving as a focus for community and recreational uses.

Smaller open spaces at southern end of The Street, as a result of Common Land lining both sides of road, with development set back behind grassy frontages.

Strong functional focus at junction of Vicarage Lane and The Street, with cluster of traditional village buildings (school, pub, church, shop). Other commercial and community buildings sporadically located along the southern section of The Street.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 40

Village Profile: Capel

Area 2: Laundry Way to Coles Lane

6.25 This Character Area has a distinctly different feel from the linear village strung out to the north. The majority of the housing is laid out in two small estates; one (Bennetts Wood and Caterdale Cottages) is a former Council development, started in the 1930s and continued during the 1950s and 1970s. The other (Markham Park) a private development dating from the 1980s. The most recent development, completed in 2010, is for 18 homes at Laundry Way.

6.26 These estates depart from the linear pattern of the rest of the village, forming a much deeper cluster of housing on the north west side of The Street. The estates themselves are set back from The Street, sometimes screened behind frontage properties or behind trees and wide grass verges.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 41

Village Profile: Capel

6.27 Within Bennetts Wood, houses are semi-detached or in short terraces, with some small blocks of flats. They are on two storeys with designs being typical of municipal development in the 1930s, 1950s and 1970s. There is a strong rhythm to the street scene, with house designs being repeated on regular plots. Materials are brick with tile hung and rendered first floors and concrete tiles to the roofs.

6.28 Markham Park is typical of 1980s estate development, with mainly small terraced houses on two storeys, arranged in cul de sacs with shared parking courts. Materials are brick and concrete tiles. A high proportion of the houses are small starter home and density is high. There is an undeveloped piece of land in the Picture 6.4 Markham Park centre of the loop at Bakers Way, but it is densely planted with trees so there is little sense of open space within the estate as a whole.

6.29 The houses at Laundry Way, are two storey properties, arranged in short terraces. They are finished in brick and weatherboarding, with steep, clay tiled roofs.

6.30 Beyond Bennetts Wood, there is a small amount of sporadic housing along Coles Lane before it crosses the A24 into a much more rural landscape.

Laundry Way to Coles Lane: Key Characteristics

Pocket of estate development, with much stronger unity of style than elsewhere in the village.

Estates set back from The Street, behind a frontage of trees, wide verges and a small number of older frontage properties.

Typical suburban housing types dating from the 1930s onwards, with little that is distinctive to the area.

Little open space within a tight knit street scene.

Abrupt transition into much more rural, wooded landscape to the south and west.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 42

Village Profile: Capel

Area 3: Vicarage Lane

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 43

Village Profile: Capel

6.31 Almost as soon as one enters Vicarage Lane from The Street, the character of the street scene changes. Development is more sporadic and there are plentiful mature trees, creating a much more spacious, leafy environment.

6.32 Infill development during the mid 20th Century resulted in a mixture of housing styles along Vicarage Lane. The Vicarage, after which the lane is named, is a large and imposing red brick dwelling, located in a prominent position on the south side of the lane. Also of note is Charlotte Broadwood Flats, on the north side - a substantial period house, now divided into flats. Both stand in large gardens, giving an appropriate setting to these substantial buildings. Picture 6.5 Vicarage Lane

6.33 Other dwellings are mixed in scale, with some modest detached houses in tight knit groups, separated by larger gardens or pockets of farmland extending down to the road. The large village recreation ground lies just behind the dwellings on the north side of the road. Although physcially located in a different character area, it makes a strong to the open setting of properties which back onto it.

6.34 Just before Vicarage Lane turns a corner into Misbrooks Green Road, Broadwood Cottages is a small estate of semi-detached, two storey housing, originally built as Council housing in the 1930s. Slightly incongruous among the more sporadic housing elsewhere on the lane, the way that the estate has been contained on the inside of a looping access road preserves open views across the surrounding farmland and helps to maintain the strong rural character of this part of the village.

6.35 A small area of this Character Area, at the extreme north west corner, lies within the Area of High Archaeological Potential which takes in much of the village centre.

Vicarage Lane: Key Characteristics

Much more leafy, less built up feel than the rest of the village. Extensive vegetation including many native trees and hedge species, lining either side of the lane.

Housing still of varied style, but much more loosely spread out along the lane, with large gaps provided by garden land or fingers of farmland reaching the lane.

Predominantly detached houses, some modest and grouped in clusters, but others much more substantial in large grounds.

Two landmark properties - The Vicarage and Charlotte Broadwood Flats - prominently located in substantial grounds.

Cluster of semi-detached housing at Broadwood Cottages; slightly incongruous in more informal, rural setting, but laid out in a manner which preserves views to open countryside surrounding it.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 44

Village Profile: Charlwood

Chapter 7 Village Profile: Charlwood

7.1 Overview

7.1 Charlwood is an historic village of approximately 480 households, near the southern boundary of Mole Valley. It lies in a rolling agricultural landscape, extending for several kilometres to the north and west.

7.2 Despite the fact that Gatwick Airport lies only about half a kilometre to the south east, the village retains a strong local character, nestling in the countryside and retaining a wealth of historic development among more modern infill. Much of the village and its western fringes are designated a Conservation Area.

7.3 The village as a whole has a loose knit, sinuous form, spreading out from its core near the Parish Church and the junction of Ifield Road and The Street. Pockets of built development are interspersed with expanses of open space, notably the Recreation Ground and The Millennium Field, which bring fingers of countryside right into the heart of the settlement. These open spaces are an integral part of the character of the Picture 7.1 Charlwood Parish Church village.

7.4 Mature trees and hedges are a key characteristic throughout the village, much of which has an attractive, leafy environment.

7.5 There is an abundance of listed buildings, including timber framed Medieval cottages, farmhouses, barns and the Grade I Listed Parish Church with its separately Grade II listed churchyard path. There are more medieval hall houses in Charlwood than in any other community in the District. There is no street lighting, no traffic lights and no large car parks; features which differentiate the village from its more urban neighbours.

7.2 Landscape Setting

7.6 Although Charlwood is only about two kilometres from the urban environment of Crawley, and even closer to the fringes of Gatwick Airport, it retains the feel of a small rural settlement, nestled in a rolling agricultural landscape. Lying within the Open Weald Landscape Character Area, it has a close relationship with the surrounding countryside, typical of a Wealden village.

7.7 The landscape surrounding the village is a patchwork of agricultural fields, some arable, but the majority laid to grass. Field boundaries are generally hedged and punctuated by many mature oaks. The network of rural lanes around the villages is typically fringed with native hedgerow, with grass verges and drainage ditches to the sides of the road. Pockets of woodland punctuate the landscape, including some extensive areas of woodland to the west and north of the village. Glovers Wood is a Site of Special Scientific Interest, much of which is open to the public. Rectory Field serves as an unspoilt nature reserve, with pond. A network of footpaths gives access to the countryside, many leading to the church from neighbouring villages.

7.8 Dolby Brook flows south west of the village, from Glovers Road, across Rectory Lane, past the church and across Ifield Road. Locations alongside the brook can be prone to flooding.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 45

Village Profile: Charlwood

7.9 There are views towards this open landscape throughout the village, aided by the way that open land penetrates well into the built environment. Land within the village, and to the south and east is fairly level. However, there are areas of considerably higher land to the north and west, which provide some fine views (for example from Norwood Hill, Stanhill and Russ Hill). Throughout the area, the connection between village and rural landscape is strong.

7.10 The open fields between the village and the airport are important in preventing the village coalescing with the airport. The airport boundary is contiguous with the Parish and county boundary. It is marked by extensive landscaping within Crawley Borough along the River Mole, including very large earth bunds which protect the village both visually and acoustically. Although there are some clear views of the airport from high points outside the village (e.g. Norwood Hill), the landscaping ensures that it is hardly seen from closer quarters.

7.3 Character Areas

7.11 Three Character Areas have been identified:

Area 1: Village Core Area 2: Rectory Lane Area 3: East Charlwood

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 46

Village Profile: Charlwood

Area 1: Village Core

7.12 This large Character Area encompasses most of the central part of the village, including the built up parts of the Conservation Area. Where relevant, this section draws on the Conservation Area Profile contained in Appendix 6 of the Mole Valley Local Plan 2000. The land to the west of the junction between The Street and Ifield Road is within an Area of High Archaeological Potential, which also takes in much of the Rectory Lane character area.

7.13 This main built up part of the village is strung out east/west along The Street and south along Ifield Road. Ribbons of development extend along both streets, with clusters of properties stretching back off the main street frontages, on a series of cul de sacs. Built development is in pockets, interspersed with some significant areas of open space, complemented by some large private gardens, all of which make this village feel well integrated with its rural surroundings. The footpath Rosemary Lane, together with the Church path to the west and Black Ditch to the south, provide pedestrian access to much of the village, and a safe route to the school.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 47

Village Profile: Charlwood

7.14 The village has a characteristic form, reflecting distinct phases of expansion. The medieval timber framed buildings are widely dispersed and generally occupy peripheral locations around the centre of the village. They reflect the past prosperity of the Weald and their picturesque qualities add much to the appearance of Charlwood. They include large manor houses and modest yeoman cottages. Many are listed and have fine garden settings with stone paths and mature trees. The size of the curtilage of these buildings is generally a reflection of their importance. Several of the listed buildings have recently been accurately dated using dendrodating to between 1401 and 1600. At the end of Chapel Road, Providence Chapel (listed grade 2*) stands among open fields, a setting unchanged since this unusual building was brought to Charlwood in 1816.

7.15 The next distinct phase of development is the housing that was built in the present-day centre of the village following the Enclosure Act of 1845 when common land was divided into plots. Victorian houses and cottages were built on these plots. Once again, a range of house types was built including the picturesque stock brick Dolby Terrace and large imposing villas. As with the medieval houses, garden size reflects the status of the properties they serve and, whether large or small, provide appropriate settings. Many of the larger Victorian properties are unlisted but occupy prominent positions on the main roads through Charlwood. Properties such as the Rising Sun Public House and Charlwood House at the junction of The Street and Picture 7.2 The Street from Recreation Ground Ifield Road are feature buildings whose architectural form and detailing makes a positive contribution to the appearance of the Conservation Area.

7.16 The heart of the village is at the junction of Ifield Road and Charlwood Street, where there is a cluster of local shops and other small business premises, although commercial uses are also strung out along The Street, mixed among the residential properties. The large Recreation Ground and adjacent Millennium Field are key open spaces, right in the heart of the village, next to the Ifield Road junction. The Millennium Field contains a belt of mature trees, along its western and northern boundaries, that provide an attractive entrance to the village centre and a backdrop to the recreation ground. It is open to the public and includes a permanent children's play area. Wicken's Orchard, planted with fruit trees, is another small public open space.

7.17 Throughout the settlement, trees and hedges are a prominent characteristic, with many properties having hedged boundaries and mature garden trees. In particular, the abundant trees and hedges behind the boundary walls of properties on the south side of The Street reinforce the impression of the rural landscape coming right into the core of the village.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 48

Village Profile: Charlwood

7.18 Throughout this village core, modern housing development exists side by side with period properties. There has been very little large scale development; rather, a continuous process of infill has created clusters of properties in contrasting styles in an attractively varied and informal layout. The majority of properties are two storeys, but there is little consistency of scale, with imposing Victorian villas existing cheek by jowl with tiny cottages - both modern and ancient - and modest family homes.

7.19 There is a rich heritage of local building materials. Earlier buildings are timber framed with infill panels of brick or render and clay tiles and tile hanging. Horsham stone is also widely used on roofs. Brick predominates Picture 7.3 Varied building materials in village centre on later buildings, with some rendered and generally painted white. Many of the Victorian cottages have attractive brick string courses and quoins.

7.20 On the northern edge of the settlement, ribbons of development up Norwood Hill Road and Swan Lane are separated by open fields which separate the medieval farmhouses; a reminder of a past settlement form that was more dispersed.

7.21 At the southern limit of the Character Area, the cluster of properties on Ifield Road falls outside the Conservation Area. However, the organic mixture of styles, including Victorian cottages and 1950s housing, continues the informal character of the rest of the village core. Hedges and trees continue to be abundant, particularly on the east side of the road and at Dolby Green, where a string of cottages is set back behind a pleasant open green frontage. Locations in the vicinity of Dolby Brook are prone to flooding.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 49

Village Profile: Charlwood

Village Core: Key Characteristics

Highly varied built environment, reflecting an organic process of development over several hundred years, with Medieval timber framed buildings widely dispersed throughout the village, now integrated into a built environment with extensive Victorian development, especially in the centre of the village, and 20th Century infill.

Garden sizes are in proportion to the scale of the properties they serve, including some substantial Victorian villas in generous grounds, contrasting with much more tight knit, cottage development on small plots.

Several key areas of open space within the heart of the village, notably the Recreation Ground and adjacent Millennium Field.

Open spaces and abundant tree and hedge cover ensure that the built environment is strongly integrated into its rural setting.

A concentration of village shops at the junction of Ifield Road and The Street, but commercial properties and small businesses are also strung out along The Street, interspersed with residential properties. Village school and Parish Church are both in more peripheral locations.

Wide variety of building materials, but local vernacular materials such as clay tiles, red brick, white render and Horsham slab are all well represented.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 50

Village Profile: Charlwood

Area 2: Rectory Lane

7.22 This Character Area consists of land on the western fringe of the village, much of which is included in the Conservation Area. Most of it is also within an Area of High Archaeological Potential, which extends into the Village Core.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 51

Village Profile: Charlwood

7.23 Compared to the Village Core, this part of the village has a looser knit pattern of development, in which buildings are often set back from the road and/or nestled in leafy gardens. Most of the buildings are residential, with traditional timber framed or tile hung cottages being in the majority. Several are Listed. Of particular note are Laurel Cottage, a good example of a small hall house, and Bristow’s Cottage, which was the village school from 1620 to 1850. Front boundaries are typically hedged and the pavements are narrow, with grass verges. There are mature trees in abundance, particularly on the south side of the Lane. There is a smooth transition as built development peters out into open countryside. Picture 7.4 View along Rectory Lane 7.24 Also within this Character Area, the Grade I Norman Church of St Nicholas is the most important building in the Conservation Area. Its position on the edge of the village maintains its rural setting, with open fields to the south (including the Glebe fields now open to the public), an area of woodland to the west and an open space known as Rectory Field to the north. Glebe Field offers one of the best views of the church and contains the 18th century Grade II listed Glebe hovel. The curved boundary of Rectory Field indicates a Saxon origin, and its lack of intensive cultivation means that it contains rare flora and one of the few ponds remaining in the village. Trees here provide a valuable backdrop to the church and preserve its isolated setting. Views of the church are important and its setting requires careful preservation. The approach to the church along The Street is very picturesque. It is narrow and flanked by brick and tile hung buildings before opening out to provide expansive views of the church, churchyard and the countryside beyond. There are also unspoilt views from the footpaths to the south of the church and from properties fronting Ifield Road.

7.25 The churchyard and many of the footpaths and pavements in the village are surfaced with local Paludian Limestone. This material is no longer readily available, but is characteristic of the village and deserves to be carefully conserved.

7.26 Beyond Rectory Lane, sporadic development continues to the west of the village, with clusters of properties peppered along Russ Hill, including a larger group at Glovers Road. Glovers Road is an integral part of Charlwood village, linked to the village core by the well-used church path. It contains a number of listed buildings: Primrose Cottage (c.1400), hidden from view; Brook Cottage (1547), The Glovers and Two Stacks (1560). In addition there are attractive small Victorian cottages and a variety of early twentieth century houses . From the end of the road, well-used footpaths diverge through Glovers Wood, an SSSI open to the public.

7.27 Nearby are further Grade II listed buildings, notably Tanyard, Robins Farm, Ringers and the Lowfield Heath Windmill, which was moved by a group of dedicated volunteers from a vulnerable site in Lowfield Heath on the fringes of Gatwick Airport.

7.28 Near the windmill is an enclave of post-2000 housing, on the site of the former Gatwick Zoo and on the adjacent former industrial site permission has been granted for a 12 house development off Glovers Road. (4). Further west along Russ Hill, the large Russ Hill Hotel complex is focussed on a restored 19th century manor, although not of any particular architectural merit. Nearby are the medieval sites, Hillands Farm and Westlands Farm.

4 Please note that planning permission was granted for residential redevelopment of this site in June 2012, reference MO/2010/1191), but this has not been implemented at the time of writing

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 52

Village Profile: Charlwood

7.29 All the properties mentioned in paras 7.25 onwards are well outside the designated village boundary, surrounded by open fields and part of a pattern of sporadic development in this part of the Surrey Green Belt.

Rectory Lane: Key Characteristics

Abundant tree cover, hedged boundaries and garden planting, all combine to create a leafy environment, blending seamlessly into the open countryside.

A wealth of traditional and listed buildings, including timber framed and tile hung cottages, in vernacular Surrey styles.

Built development laid out informally, often set back from the road or screened by planting.

Grade I Listed Parish Church, standing in secluded rural setting, with picturesque, enclosed approach from The Street opening out into leafy churchyard.

Sporadic buildings and pockets of development extending some distance along Rectory Lane and Russ Hill, beyond the confines of the village, notably including Grade II Listed Lowfield Heath Windmill.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 53

Village Profile: Charlwood

Area 3: East Charlwood

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 54

Village Profile: Charlwood

7.30 This Character Area comprises a series of small housing developments, dating from the early 1950s onwards. Most were originally Council developments. Each small estate has its own style, with a consistency of appearance which contrasts with the rest of the village.

7.31 There is a mixture of two storey housing and bungalows, of a style typical of Council development in the 1950s. There is a small amount of later infill, also in standard suburban designs. Materials are mainly brick - mostly red, but with some yellow brick in Willow Corner and Sewill Close - and clay or concrete tiles. A proportion of the housing is still in public ownership. Picture 7.5 Housing in East Charlwood

7.32 Tree and hedge cover is less abundant than in the rest of the village, but there are a number of small open spaces, sometimes dotted with mature trees. Garden boundaries tend to be open, or marked with low, clipped hedges, allowing the buildings to remain in clear view. Each estate is small in scale and the Character Area is fringed by open fields, allowing a visual connection with the countryside to be maintained.

East Charlwood: Key Characteristics

A series of small housing estates, each with its own distinctive style.

House designs typical of suburban development in the 1950s and 1970s, with little that is of local distinctiveness.

Materials mainly brick with clay or concrete tiles.

Open street scene, with low or non-existent boundary planting, allowing the buildings to be clearly seen.

Several small open spaces, some dotted with mature trees.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 55

Village Profile: Hookwood

Chapter 8 Village Profile: Hookwood

8.1 Overview

8.1 Hookwood is a settlement of about 350 households at the south eastern extreme of Mole Valley.

8.2 The A217 enters the settlement from the north and skirts around the east side, where it forms the village boundary. Reigate Road and Povey Cross Road define a looping road layout to the south, along which much of the settlement's residential development is located.

8.3 The much larger settlement of Horley lies immediately to the east and in functional terms there is a strong relationship between the two. However, Hookwood still maintains its own identity, assisted by the River Mole corridor and its floodplain, which provides open space north of the A217/A23 junction. To the south, the village boundary adjoins the perimeter of Gatwick Airport.

8.2 Landscape Setting

8.4 Hookwood is sandwiched between two completely contrasting "landscapes". To the north and west is an agricultural landscape of open fields, mainly laid to grass, with some crops. Country lanes lead west to the village of Charlwood and north west into the rural landscape of the Open Weald. Moving north up the A217, there are pockets of development, but still a sense that the road passes through a rural landscape. Roadsides are often lined with hedgerows, there are plentiful mature trees and built development is patchy.

8.5 This rural setting wraps around the northern boundaries of the village, where a series of open fields merge into the church yard and meadow off Brighton Road, on the edge of Horley. There is a Site of High Archaeological Picture 8.1 View towards Hookwood from Mill Lane Potential within the fields at Gatwick Dairy Farm. The River Mole also winds through the fields and the open land and river corridor help to maintain some sense of separation between the two settlements of Hookwood and Horley. Riverside walks give access to the countryside and the river floodplain opens up views into the more rural landscape to the north. The riverside walks include a section of the West Sussex Border Path.

8.6 Moving to the south, the surroundings are much more urban in character. Gatwick Airport lies immediately south of the County boundary and around the perimeter is a cluster of associated uses. These include a series of substantial hotel buildings, including one of six storeys, prominently located on the A217/A23 roundabout, just outside the village boundary. The highway network here is designed to cope with the higher traffic levels associated with the airport and the level of street furniture and signage all contributes to a much more urban landscape.

8.7 Green landscaping does help to soften the appearance of some of this built up area, with tree belts along both sides of the A23 and vegetation along the airport boundary on the south side of Povey Cross Road, beyond the hotels. High earth bunds (in Crawley Borough) give Hookwood a degree of protection from the sight and sound of the airpoCharacter Areasrt. A lifting barrier on the Old Brighton Road limits access to the airport, and prevents this becoming a major point of access for traffic from the north and west. Thus there is little sense of being within a few hundred yards of the second largest airport in the UK.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 56

Village Profile: Hookwood

8.8 Tributaries flow into the River Mole, from the west, across the centre of the village and to the north and south. Areas of central and south east Hookwood are prone to flooding.

8.3 Character Area

8.9 Hookwood falls into two character areas, one of which is mainly residential, while the other comprises three substantial commercial uses:

Area 1: West and South Hookwood Area 2: East Hookwood

Area 1: West and South Hookwood

8.10 This is the mainly residential part of the settlement, comprising ribbons of development along Reigate Road and Povey Cross Road, forming a loop around the western and southern limits of the built up area. Reigate Road and Povey Cross Road were originally main roads and are wider than expected

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 57

Village Profile: Hookwood

for the residential streets which they now are. This can leads to a large amount of on-street parking, sometimes including off-airport parking, which can be unsightly. There may be scope for landscaping both roads, which would make the village more attractive.

8.11 On the east side of Reigate Road are several clusters of Edwardian cottages, typical of the period, built of brick, on narrow plots with a two-up, two-down layout. There remain some clues that this was the historic heart of the village: the shopfront of "The Old Post Office" is still in evidence and there is footpath access through to the recreation ground and village hall at Withey Meadows, behind the developed frontage. However, in general the village centre lacks any clear focus or identity.

8.12 There are two listed buildings on the west of Reigate Road: Povey Cross House (former home of Sir Malcolm Campbell) and Hookwood Manor. North of the village are Hookwood Cottage, Westlands Farm Picture 8.2 Properties on Reigate Road and Hookwood House, all listed Grade II.

8.13 Development has spread north and south along Reigate Road, with a significant proportion of properties dating from the 1950s, in styles typical of that period. There is a mixture of two storey houses and bungalows, with the majority being detached. Most front directly onto Reigate Road, although there are some fingers of development behind the main frontage, to the west and a handful of small modern estates to the east.

8.14 Notable among the latter is Withey Meadows - the largest modern housing development, dating from the 1980s with a looping cul de sac layout typical of that period. The houses are small starter homes, arranged in clusters around parking courtyards.

8.15 Spread out among the housing are a scattering of business premises, including a two storey block of industrial units at the junction of Reigate Road and Povey Cross Road, and a number of car-related uses and open yards. Off-airport car parking takes place at a site off Reigate Road, at the northern end of the village. But the majority of commercial uses are concentrated in East Hookwood, described below.

8.16 A similar ribbon of development continues along the north side of Povey Cross Road. Most of the houses are detached. Styles and materials vary and it is apparent that there has been a gradual process of infill, with housing from the 1930s and 1950s interspersed with more recent additions. A significant proportion are in use as guest houses, capitalising on the trade associated with the airport. A proliferation of signage is a consequence of these uses and sometimes detracts from the otherwise residential character.

8.17 Travelling west from the village, along the Charlwood Road there is a mixture of farmland, small holdings and more sporadic housing consisting of a mixture of two storey houses and bungalows.

8.18 Landscaping is sporadic throughout the village. Some properties have little planting, while others have abundant hedges and shrubs. The south western side of Reigate Road is notable in having much more generous tree cover, with the houses generally being in larger gardens and set back behind green frontages, screening the buildings from general view. Some of the larger properties on Povey Cross Road also have well planted front gardens and there is a belt of vegetation along the airport perimeter. There is little open space, apart from the small recreation ground at Withey Meadows.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 58

Village Profile: Hookwood

West and South Hookwood: Key Characteristics

Mainly residential uses, interspersed with occasional commercial premises, including off-airport car parking.

Buildings chiefly strung out along two main roads, with a small amount of backland development, mainly within the centre of the village.

Concentration of original Edwardian cottages on east side of Reigate Road indicating the original heart of the village, now rather dominated by the larger scale urban areas to the south and east. Lack of clear identity to the village centre.

Sporadic green landscaping, including some generous hedge and tree cover in individual properties.

Little open space within built up area, making the recreation ground at Withey Meadows an important resource.

Concentration of guest house uses along Povey Cross Road, with need for careful management of signage to maintain residential character.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 59

Village Profile: Hookwood

Area 2: East Hookwood

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 60

Village Profile: Hookwood

8.19 This Character Area consists of three large scale commercial uses, which together occupy a substantial area of land in the north east of the village.

8.20 The largest, in the north of the Character Area, is a retail superstore, comprising a typical large retail building, petrol station and extensive car park. The northern perimeter of the site is generously landscaped with shrubs and small trees along an embankment, which helps to screen this large commercial premises from the countryside immediately to the north. The screening is an important feature, defining the edge of the built up area and protecting views across the open fields from the north. Picture 8.3 Tree belts screening superstore and perimeter road 8.21 South of the superstore is a substantial hotel, housed in a 1970s buff brick building with flat roof. This is a prominent feature, with little screening to its frontage, and marks the beginning of the transition into the urban landscape south of the village. Within the grounds are several areas used for off-airport car parking - a use which is repeated within the grounds of other hotels, just outside the District boundary.

8.22 Also in this area, but less conspicuously sited, is Gatwick Park Hospital; a private hospital in landscaped grounds accessed off Povey Cross Road. The building is set a long way back from the road frontage and not readily open to public view. The landscaped part of the grounds is contiguous with the recreation ground, while the remainder is laid out for car parking.

8.23 Throughout this Character Area, car parking is the dominant land use, with the space around the three large buildings being mainly used for this purpose.

East Hookwood: Key Characteristics

A series of commercial premises, each consisting of one large building in grounds which are largely laid out as car parking.

Superstore and Hospital buildings are not generally prominent from outside their own grounds, due to their locations and use of landscaping.

Hotel building is highly prominent and marks a transition into a much more urban environment, south east of the village.

Important landscaped belt along the northern periphery of the superstore site (and to a limited extent the northern part of the hotel site), screening these urban uses from the countryside to the north.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 61

Village Profile: Westcott

Chapter 9 Village Profile: Westcott

9.1 Overview

9.1 Please note: Since work on this SPD commenced, the village of Westcott has embarked on the process of preparing a Neighbourhood Development Plan. The SPD will still be a tool for the Council when making planning decisions within and around the village and it sit alongside and inform the Neighbourhood Development Plan-making process.

9.2 Westcott is a village of approximately 880 homes, located about 2km west of Dorking, on the A25. Its origins date back to the Domesday book and beyond. The village today has a wealth of historic and traditional buildings, reflecting its long history and much of the centre of the village is designated a Conservation Area.

9.3 The village experienced a key period of expansion in the 19th Century, when agriculture became less profitable and land was made available as building plots. This phase in the history of the village can be seen in the high proportion of Victorian buildings which still remain.

9.4 At the heart of the village is the triangular village green. Picture 9.1 Westcott Village Green and Shops Shops and community buildings are clustered near the Green, including the community meeting room now occupying the former St John's Chapel. Holy Trinity Parish Church is located near the green, on the western edge of the village.

9.5 The A25 runs east/west through the heart of the village, with development having spread out to the north and south. To the south, the land rises up into the slopes of the Surrey Hills and there are some spectacular changes in gradient. In certain places there are abrupt changes in level, making retaining walls and sunken paths/lanes a recurring feature.

9.6 To the north, the land is more level, but begins to rise up again beyond the village, towards Ranmore in the north. Throughout the village, there are spectacular views north towards the Ranmore escarpment.

9.7 The village has a strong east-west orientation, being hemmed in between these two expanses of higher land. Many of the residential streets are truncated at the limits of the village. The A25 is a key traffic route, with no alternatives for through traffic. The Dorking/Guildford railway line lies to the north of the village, but there has never been a passenger station for Westcott.

9.8 Throughout the village, public footpaths provide a warren of access routes for pedestrians, often bypassing the road layout and creating useful connections throughout the village and out into the surrounding countryside. School Lane, Stones Lane and Parsonage Lane are examples in the southern part of the village, while another lengthy footpath connects Springfield Road in the north with the parade of shops on the Guildford Road, via the fringes of the recreation ground.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 62

Village Profile: Westcott

9.2 Landscape Setting

9.9 Westcott lies within the Wealden Greensand landscape area, which runs parallel to and south of the North Downs. The northern part of the village is within the Pippbrook and Tillingbourne Landscape Character Area (LCA), while the southern part rises up into the Leith Hill Greensand LCA. The whole village is within in the Surrey Hills Area of Outstanding Natural Beauty (AONB) and its connection with the surrounding landscape is very strong.

9.10 About 1km north of the village is the prominent ridge of Ranmore Common. The ridge forms a backdrop to many views north from Westcott, often to spectacular effect.

9.11 The land between Westcott and Ranmore is an open patchwork of rolling fields, punctuated with hedges and small pockets of woodland. The railway line runs east/west through the corridor of lower ground, as does the course of the Pipp Brook, which follows the valley basin. There are only a handful of very narrow, winding lanes leading north from the village, providing access to properties scattered on the lower slopes of Ranmore.

9.12 To the west and south, the village rises up into the edges of the extensive Leith Hill Greensand Ridge - a heavily wooded landscape scored by deeply cut tracks and roads. In reality, the woodland is not so dense here as it is further west, but tree belts along the main A25 route give a strong impression of woodland reaching right into the edges of the village. Even within the village, there are footpaths and lanes which are cut deep into the sandstone, with steeply sloping sides giving a very strong sense of enclosure. There are also pockets of open farmland, for example off Logmore Lane and Balchins Lane, making for an interesting and varied landscape around the fringes of the village.

9.13 The Greensand Way long distance path skirts the southern boundary of the village and is easily accessed from the network of footpaths and lanes within the settlement.

9.14 In the gap between Westcott and Dorking, there is another substantial pocket of woodland, at the Bury Hill Estate, although gradients are less dramatic here. The woodland is punctuated by open fields on the very edge of Dorking and at the sportsground near the junction with Milton Street.

9.3 Character Areas

9.15 Five Character Areas have been identified:

Area 1: Village Core Area 2: South East Westcott Area 3: North of Furlong Road Area 4: Springfield Road and The Burrell Area 5: Outer Fringes

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 63

Village Profile: Westcott

Area 1: Village Core

9.16 This Character Area is the historic heart of the village, much of which is designated a Conservation Area. This section of the appraisal draws on the Conservation Area Profile contained in Appendix 6 of the Mole Valley Local Plan 2000.

9.17 The Character Area spreads out east-west along Guildford Road and north along Westcott Street. It also takes in School Lane, which has a more historic character than the modern development to either side. There is a gradual transition into the outer fringes of the village, to the east and west, and these areas are described separately in the Outer Fringes section, below. Picture 9.2 The Old House and St John's Chapel 9.18 This part of the village has a tight knit form, within which there is considerable variety in building scale, from large houses in extensive grounds, to close groupings of cottages. Contrasting styles of building exist cheek by jowl, making for many attractive compositions as one moves through the village. Modern infill is limited and generally small in scale.

9.19 With the exception of the main Guildford Road, street widths tend to be narrow, often without pavements. While this provides an attractive sense of intimacy, it also presents challenges in terms of the free flow of traffic and safety for pedestrians.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 64

Village Profile: Westcott

9.20 The central focus of the Village Core is the village green. This pleasantly proportioned, triangular space is hemmed in by a high hedge on its western side and a mix of commercial and private properties to the north and south. The thatched dovecote with its unique weathervane (with a T replacing N, to spell WEST) is a local landmark. The early 19th Century, rendered buildings along the southern edge are unusually tall for the village - including some three and even four storey elements. Their height reinforces the sense that the centre of the village has been reached. There is a clear view north towards Ranmore, providing a striking backdrop to this heart of the village.

9.21 Elsewhere, two storeys are the norm, although there is little consistency of scale. Building materials are similarly varied, although warm red brick, sandstone, plain clay tiles and white render are all strong features.

9.22 Strung out along the A25, east of the Green, is a variety of shops and public houses. Some of the more modern shops are of rather utilitarian appearance, but together they serve to create the impression of a small but well-used village centre.

9.23 There is a wealth of listed and other period properties, including several that are of striking character, with examples of 17th and 18th century properties on Westcott Street; the narrow rural lane which leads north from the Green towards the village fringe. There is a strong element of Victorian development - both modest cottages and substantial villas - reflecting a key period of expansion in the late 19th century. Picture 9.3 Westcott Street 9.24 The visual interest arising from the mixture of building materials, proportions and styles makes for a very strong visual character. Although there is some modern infill, it has been of limited extent and is generally discreetly sited, off the main through routes.

9.25 Running south from the Green, Parsonage Lane and Heath Rise are parallel lanes, truncated at the Greensand Way footpath. Institute Road lies between them, but does not reach so far. All three are narrow, with a strong sense of enclosure, being fronted by a jumble of small to medium sized, mainly residential properties in small gardens. The land rises sharply to the south, and houses on the east side of Parsonage Lane are five metres or more above the lane, with driveways and garages cut into vertiginous front gardens. The mix of housing styles includes Victorian cottages and a moderate amount of 1970s infill, including some unusual asymmetrical dwellings at 1-3 Westcott Mews.

9.26 Further east, School Lane is another very narrow lane, ending near the edge of the village. The Westcott site of the Surrey Hills Church of England Primary School occupies much of the west side of the lane, with its mix of Victorian and 21st century buildings and small playing field. On the opposite side, a handful of cottages nestle largely out of sight, behind hedges and trees. The junction between School Lane and Guildford Road is extremely tight, with the very narrow lane cut into rising, wooded land to either side.

9.27 In this eastern part of the village, some of the properties on the north side of Guildford Road are set down below street level, as the land falls away to the north. Because of these changes in ground level, there are several places where the roofscape can be observed, and its jumble of chimney stacks, pots, slates and tiles is a key characteristic of the Conservation Area.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 65

Village Profile: Westcott

9.28 At the extremities of the built up area, there is a gradual transition into the surrounding countryside. Although a village boundary has been defined for planning purposes around the most densely developed part of the village, this does not represent the limits of the village on the ground. Looser-knit development continues beyond the boundary, with trees and hedges becoming more prolific and gardens generally larger. On the west side of the village, this transition begins quickly, with the Parish Church standing slightly apart from the village green. The character of these outer areas of the village are described under the heading "Outer Fringes", below.

Village Core: Key Characteristics

Tight knit pattern of development within the village, tending to become looser knit towards the fringes.

Strong focal point at the village green, with shops and community services clustered nearby.

Wide variety in building types, with constrasting styles, periods and scales of buildings existing cheek by jowl. Little large scale development, making for an organic streetscape with considerable visual interest.

Modern development generally of modest scale and discreetly sited, off the main through routes.

Considerable variety of building materials, but strong use of local materials, including warm red/orange brick, handmade clay tiles, render, tile hanging and local sandstone.

Predominantly two storey development, with a pocket of three and four storey 19th century development right in the heart of the village.

Strong focus on A25 as the main through route, with few other options.

Highly enclosed, tight knit environment on Parsonage Lane and neighbouring streets. Some very steep gradients with houses sometimes set at dramatically different levels.

Well connected to surrounding countryside via public footpaths and views out of the village.

Increasing amount of tree cover at the edges of the Character Area, making for a gradual transition into surrounding countryside.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 66

Village Profile: Westcott

Area 2: South East Westcott

9.29 This Character Area reflects two periods of expansion in the 20th Century, resulting in two residential enclaves, each with its own distinctive character.

9.30 In the eastern part of the Character Area, Milton Avenue is a cul de sac of detached villas dating from the inter-war period of the early 20th century. They are two storey properties of similar design, of brick with tile hanging or rendered upper floors. Several have mock Tudor timbered gables to the front.

9.31 The houses are good quality examples of their type. They are evenly spaced, with a consistent building line and the street has a pleasant rhythm. The few modern infill properties have followed the established street scene.

9.32 In the western part of the Character Area, Broomfield Park and Pointers Hill are sinuous cul de sacs, winding up the hill from Guildford Road and spreading out to occupy much of the southern part of the village. There is an enclosed feel as one turns off Guildford Road, where plentiful trees and hedges in the surrounding properties cut off wider views. But the streetscape opens out as one moves up the hill. Picture 9.4 Pointers Hill

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 67

Village Profile: Westcott

9.33 The houses are detached and on substantial plots. There is a mix of two storey houses and bungalows, and also some split-level properties making use of the sloping ground. The layout follows the contours of the hillside, so there is little regularity, with houses set at different angles.

9.34 The sloping land is a notable feature, with many properties set either above or below street level. Many front gardens are open, with extensive lawns and little or no boundary treatment. As a result, there is a strong feeling of spaciousness. This in turn opens up some dramatic views north, across the rest of the village towards the slopes of Ranmore in the distance.

9.35 House designs and materials vary, but most date from the second half of the 20th Century and the designs are typical of that period. The houses themselves are not particuarly distinctive, but their strong connection with the wider landscape gives this Character Area its own sense of place.

9.36 Stones Lane - part road and part footpath - traverses the Character Area, connecting Guildford Road with the Greensand Way in the south of the village. It cuts through the modern housing layout, giving a hint of a historic right of way through this part of the village.

South East Westcott: Key Characteristics

Enclaves of modern, lower density housing, from the 1930s onwards.

Within Milton Avenue, a strong rhythm to the street scene, arising from the consistent scale, design and siting of the dwellings. Good examples of 1930s villas with materials and detailing typical of the period.

Within Broomfield Park and Pointers Hill, a more informal layout, following the contours of the hillside. Open, spacious street scene, with little enclosure around dwellings. Wide open views over the village, towards Ranmore.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 68

Village Profile: Westcott

Area 3: North of Furlong Road

9.37 This is a distinctive enclave of very tight-knit, narrow cottages, on four parallel streets running north from Furlong Road. Most of the houses are Victorian and Edwardian terraces; including some really attractive examples of traditional decorative detailing. Where infill development has taken place, it is of a similar scale and the streets have a strong, regular pattern.

9.38 Gardens are small, especially at the front, where cottages stand almost at the edge of the pavement. Few properties have garages or driveways – the exception being those on the west side of Watson Road, which have garages to the rear. In general, parking is on the narrow streets and often restricts traffic flow.

9.39 There is a strong connection with the countryside at the northern edge of the built up extent of the village. Each of the roads running north ends abruptly at the village boundary, providing views over open fields. A public footpath follows the route of the Pipp Brook, just beyond the edge of the built up area, with other rights Picture 9.5 Terraced properties in Bailey Road, with view of way leading north into the surrounding countryside towards Downs and south into the centre of the village.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 69

Village Profile: Westcott

9.40 Furlong Road itself is a transitional area, with clusters of cottages at its eastern extreme and between St Johns and Ashley Roads. Moving west, the street scene becomes more varied, with a concentration of community uses including The Hut (local community centre), the bowling green and St John’s Chapel. The latter has been included in the Village Core Character Area, as it is a distinctive landmark in views down Furlong Road, off Guildford Road.

North of Furlong Road: Key Characteristics

Very tight knit street scene, consisting of small cottages, set close to the road on narrow plots.

High proportion of Victorian and Edwardian properties, with some attractive examples of decorative detailing in that period. Modern infill generally follows similar layout and scale.

Little provision for car parking, leading to high dependence on on-street parking, which restricts traffic flow along narrow streets.

Strong visual connection with open countryside north of the village boundary: views over open fields from the ends of each road, with public footpath access leading directly into surrounding landscape.

Cluster of community uses at Furlong Road, which has a more varied character and is a transitional area at the edge of the Village Core.

Area 4: Springfield Road and The Burrell

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 70

Village Profile: Westcott

9.41 This area was a focus for development in the late 20th Century, including developments of Council housing in the 1950s and 1970s.

9.42 Springfield Road is a ribbon of prefabricated concrete houses, with mansard roofs. Most are semi-detached and on two storeys, but there is also one block of flats. They were built as Council houses in immediate post war period, and are very much of their time. Some are now in private ownership and have been faced in brick, but the majority are in their original form.

9.43 In The Burrell and the northern end of St Johns Road, there are further enclaves of 20th century housing, with early 1950s brick houses on The Burrell, small blocks of flats dating from the 1970s, some 1980s housing at St John's Court and a 2005 courtyard development on the site of the old Westcott Dairy. Many of the older Picture 9.6 Former Dairy site, with street landscaping in properties lack driveways or garages, leading to foreground extensive on-street parking, particularly along Springfield Road.

9.44 Also within this Character Area is a small industrial estate, tucked around the back of the village centre and the only significant concentration of commercial development in the village.

9.45 Although there is little of significant architectural quality in this part of the village, there is a generous amount of green landscaping. Grassy verges, garden planting and an attractive landscaped space at The Burrell/St Johns junction all contribute to a relatively verdant street scene, compared to much Council housing of the period.

9.46 The other notable green space within this Character Area is the village Recreation Ground. Lacking any road frontage, this open space is tucked away from general view and not strongly connected to the surrounding streetscape. It is an attractive open space, skirted by belts of mature trees and providing a breathing space in the heart of an otherwise tight knit village. There is a range of recreational facilities including children's play space, skate park and goalposts. It has good pedestrian access links, with entrances from Westcott Street and Springfield Road and a public footpath along the length of its eastern boundary.

9.47 There is a small Area of High Archaeological Potential on Springfield Road, around the junction with The Burrell.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 71

Village Profile: Westcott

Springfield Road and The Burrell: Key Characteristics

A collection of small developments of family housing, in public and private ownership, in a variety of styles.

Generous green landscaping, including grass verges, garden planting and a pleasant amenity open space at the junction of The Burrell and Springfield Road.

Little provision for car parking, leading to high dependence on on-street parking, especially on Springfield Road.

Village Recreation Ground skirted by mature trees, tucked away from general view but providing important breathing space, accessible from all points of the village.

Views north across open fields, into the countryside of the North Downs.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 72

Village Profile: Westcott

Area 5: Outer Fringes

9.48 Outside the main built-up areas of the village, development is much more loosely knit and arcadian in character. This Character Area is in two parts and consists of areas on the fringe of the village where sporadic built development continues out into the countryside, gradually petering out as the distance from the village centre increases.

9.49 At the eastern end of the village, Milton Street runs south of the A25. This collection of traditional cottages and farmhouses nestle in a tranquil valley lined with mature trees. Several are listed and this pocket of historic development has been designated a Conservation Area in its own right. On the north side of the A25, Westcott House nursing home is the only Picture 9.7 Milton Street publicly visible building, although Lince Lane provides access to two further properties in large, secluded curtilages.

9.50 At the western end of the village, fringe development continues over a greater distance. A wealth of Victorian villas line Guildford Road as it continues out of the settlement and up towards Wotton. The Parish Church stands proud above the road, close to the village green, on the edge of Westcott Heath, with a backdrop of woodland. Trees become more and more plentiful and although there are quite a number of houses here, they are not easily seen from the road.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD 73

Village Profile: Westcott

9.51 The houses are individually designed and include many dating from the 1930s, with some good quality examples of large villas of that period. Gardens are generous and extensively landscaped, with the houses often totally screened from general view. As the road rises up towards the west, it becomes hemmed in by trees and steep embankments, typical of the Leith Hill Greensand landscape into which it leads.

9.52 On the northern fringe of the village's built up area, as Westcott Street turns into Balchins Lane, the landscape becomes more open, with pockets of housing interspersed by open fields and hedges, punctuated by pockets of woodland. Among the most recent developments in this area is a complex of flats and houses at the former Rokefield Nursing Home in 2000, within the woods off Hole Hill.

9.53 To the south of the village, Logmore Lane provides access to The Hildens and other smaller pockets of housing. Lanes are narrow and enclosed, passing through a landscape of open grassy fields, hedgerows and pockets of woodland. For the most part, houses are individually designed, in large grounds and subservient to their landscape setting.

Outer Fringes: Key Characteristics

No hard edge to the village. Built development continues sporadically into the countryside, well beyond the village boundary, becoming gradually more loose knit as the distance from the centre increases.

Predominantly detached houses in generous grounds; individually designed and well landscaped with many houses screened from general view, particularly on the western fringe of the village.

Picturesque collection of listed and traditional houses at Milton Street, tucked away in a tree-lined valley and designated a Conservation Area in its own right.

Open, rolling fields to the north and south of the village, interspersed with some significant areas of woodland, particularly to the west.

Mole Valley Local Development Framework Larger Rural Villages Character Appraisals SPD