Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Appendix 2 Land At Horringdon Farm: Technical Details The Crown Estate February 2017 40 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) The Crown Estate February 2017 41 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Appendix 2a Land at Horringdon Farm: Masterplanning The Crown Estate February 2017 42 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) The Crown Estate February 2017 43 G:\JOBS\SNPL 374532 - The Crown Estate - Elmbridge\Blundel Lane, Oxshott\B) Drawings\INDD\Masterplans 24/02/17 Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Offi ce Crown copyright licence number 100024244 Savills (UK) Ltd. Savills does not act as Principal Designer and this drawing is not intended to inform Construction Design Management procedures. Opportunities and Constraints Published for the purposes of identifi cation only and although believed to be correct accuracy is not guaranteed. Horringdon Farm, Claygate Site Boundary 30.87ha Built Form Woodland Ancient Woodland Fo ley R oad Green Belt Railway Public Rights of Way Beaconsfi eld Road Primary Roads ad Minor Roads o R e al V High Voltage Electricity Transmission Line Flood Risk Zone 3b Flood Risk Zone 3a d a o R s t Flood Risk Zone 2 r e v o C Site of Special Scientifi c Interest Countryside and Rights of Way Conservation Area Local Nature Reserve Listed Buildings Existing Vegetation on site Holroyd Road Potential Access Points 1m Contours N 1:5000 @ A3 0 20 50 100 200 250 metres *Drawing to be used for illustrative purposes only. Subject to further detailed and technical studies. AA33 title Opportunities and Constraints AA33 Horringdon Farm, Claygate client The Crown Estate revision - project Land at Horringdon Farm date 15 Feb 2017 job no SNPL 374532 drawn by SP drawing no SA002 checked by PF urban design studio Southampton Birmingham Cambridge London Oxford savills.com/urbandesign G:\JOBS\SNPL 374532 - The Crown Estate - Elmbridge\Blundel Lane, Oxshott\B) Drawings\INDD\Masterplans 24/02/17 Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Offi ce Crown copyright licence number 100024244 Savills (UK) Ltd. Savills does not act as Principal Designer and this drawing is not intended to inform Construction Design Management procedures. Illustrative Masterplan Published for the purposes of identifi cation only and although believed to be correct accuracy is not guaranteed. Horringdon Farm, Claygate Site Boundary Built Form Woodland Public Rights of Way Potential Access Points d oa Existing Vegetation on site e R al V Proposed Built Form Primary Route Secondary Roads Informal Open Space Proposed Footpath Play Area d a o Community Garden R s t r e e New Planting v v o o C C d oa R yd lro Ho N 1:2500 @ A3 50 100 200metres *Drawing to be used for illustrative purposes only. Subject to further detailed and technical studies. title Illustrative Masterplan Horringdon Farm, Claygate client The Crown Estate revision A (23 Feb 2017) project Land at Horringdon Farm date 17 Feb 2017 job no SNPL 374532 drawn by SP drawing no UD002 checked by PF urban design studio Southampton Birmingham Cambridge London Oxford savills.com/urbandesign Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Appendix 2b Land at Horringdon Farm: Landscape Summary The Crown Estate February 2017 44 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Land at Horringdon Farm (EBC Local Area 32) Landscape and Visual Sensitivity To aid a more detailed understanding of the Site, it has been sub-divided into four sub-areas, based on existing field boundaries. Landscape Character The Site is characterised by strong field boundaries and mature standalone trees. Areas A and B have urban influences due to their location adjacent to the settlement edge, including the Foley Estate Conservation Area to the north of Area A. Proximity to the A3 negates any potentially peaceful character of Areas C and D, severing the Site from the countryside to the south. Field boundaries are defined by hedgerows of varying degrees of integrity and quality. There are copses of trees and significant tree cover on the western boundary associated with the railway line. There are localised areas with a sense of enclosure, however generally there is a sense of openness. Area B has a strong relationship with residential Claygate Area A is bounded by the railway line and the Foley Estate Conservation Area Area C and D are severed from the countryside to the south by the A3 The Crown Estate February 2017 45 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Visual Sensitivity There are views from properties on Coverts Road of Area B and from properties in the Foley Estate Conservation Area and Horringdon Farm Cottages into Area A. Views towards Areas C and D are filtered by intervening vegetation and the built form associated with Horringdon Farm, which is located in the centre of the site. Views out indicate that there is limited visibility from the landscape to the south due to the A3 and from the west due to the railway line which both block views. Contribution to Green Belt purposes The EBC Green Belt Review located the site in Local Area 32, which it assessed overall as being a strong contributor to Green Belt purposes (see table 3). Table A2b.2: Contribution to Green Belt purposes of Local Area 32 (Arup, March 2016) Purposes of Green Belt Local Area 31 Checking sprawl of large built-up areas No contribution Preventing neighbouring towns from merging Moderate contribution Safeguarding countryside from encroachment Strong contribution Overall Summary Strong Contribution To aid a more detailed understanding of the contribution which the Site makes to Green Belt purposes, this assessment considers the contribution made by each of the four areas to Green Belt purposes. Purpose 1 - ‘to check the unrestricted sprawl of large built-up areas’ The Site does not abut a large built-up area and therefore does not contribute to this purpose. Purpose 2 - ‘to prevent neighbouring towns merging’ Local Area 32 is located to the south of Claygate. The nearest town to the south is Oxshott, however, the A3 lies between, severing the site from the land to the south. The Site as a whole can be considered as a ‘less essential gap’ (ref table 4.4 of EBC Review) between non-Green Belt settlements, ie it is of insufficient openness and scale to play an important role in restricting merging between the two settlements. It therefore makes a weak contribution to purpose 2 and development would be unlikely to cause merging between settlements. Purpose 3 - ‘to assist in safeguarding the countryside from encroachment’ Although the Site does have a rural character (ref para 4.4.3 of EBC review), Areas A and B have strong edge of settlement influences, situated as they are adjacent to the built up area of Claygate and the A3 to the south mitigates against any sense of rural character in Areas C and D. The Crown Estate February 2017 46 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) In summary, Areas A, C and D make a moderate contribution to purpose 3, while Area B makes a weak contribution (see table 4). Table A2b.2: Contribution to Green Belt purposes of the Site Contribution Purposes of Green Belt Area A Area B Area C Area D Checking sprawl of large built-up areas None None None None Preventing neighbouring towns from merging Weak Weak Weak Weak Safeguarding countryside from encroachment Moderate Weak Moderate Moderate Overall Summary Moderate Weak Moderate Moderate Development of Area B would not compromise the wider Green Belt and could be assimilated into the existing urban fabric without causing significant harm to the wider landscape character, visual amenity or appearance of the setting. Although the Site is currently in agricultural use, there is a high degree of visual separation with the countryside to the south and west due to the railway line and the A3. Areas A and B have a good association with the existing urban edge and this close physical relationship with the settlement boundary would assist the early integration of development into the settlement’s built form and allow the creation of an enduring new settlement boundary. Development could be achieved without significant harm to the character and appearance of the adjacent rural landscape or the integrity of the retained Green Belt since the eastern extent of the Site (Area B) is well related to the settlement. It is concluded that Area B is a Weak contributor to Green Belt purposes and could be released from the designation without causing harm to the wider integrity and purpose of the Green Belt. It could accommodate an appropriate development without undue adverse effects on the countryside, particularly if the southern extent is retained as open green space, providing a sympathetic and enduring settlement edge. The Crown Estate February 2017 47 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) Appendix 2c Land at Horringdon Farm: Highways Details The Crown Estate February 2017 48 Elmbridge Local Plan 2035 Regulation 18 Representations (Strategic Options) The Crown Estate February 2017 49 OUTLINE ACCESS AND TRANSPORT STRATEGY LAND AT HORRINGDON FARM, CLAYGATE Client: The Crown Estate OUTLINE ACCESS AND TRANSPORT STRATEGY LAND AT HORRINGDON FARM, CLAYGATE Client: The Crown Estate i-Transport LLP Grove House Lutyens Close Chineham Court Basingstoke Hampshire RG24 8AG Tel: 01256 338640 Fax: 01256 338644 www.i-transport.co.uk i-Transport Ref: BH/IN/RS/ITB12295-002A R Date: 23 February 2017 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of i-Transport LLP QUALITY MANAGEMENT Report No.