GUILDFORD LOCAL PLAN – STRATEGY AND SITES ISSUES AND OPTIONS – GREEN BELT AND COUNTRYSIDE STUDY - POTENTIAL DEVELOPMENT AREAS (PDA) CONSULTATION 1 OCT – 29 NOV 2013 – WORPLESDON PARISH COUNCIL SUGGESTED RESPONSE TO PROPOSED PDA SITES: The Parish Council notes that the Borough Council commissioned a Green Belt and Countryside Study to consider which parts of the Borough’s countryside contribute less to the main functions of the Green Belt in Guildford Borough and that new Green Belt can be created in exceptional circumstances provided some national planning policy criteria are met. (para 6.7 – page 43 – Issues and Options) The Borough Council also recognises that its green and open spaces and habitats are important to the health and well-being of local residents as well as wildlife, particularly where these are linked forming a green network and that the Local Plan MUST protect and improve these sensitive areas particularly with regard to the Thames Basin Heath Special Protection Area (paras 6.9, 6.10, 6.11 – page 43 – Issues and Options) Paragraph 79 of the National Planning Policy Framework (NPPF) states that the Government attaches great importance to Green Belts. The Parish of Worplesdon is located just 3 miles from the Town Centre and is at significant risk of being “swallowed up” by the town. It is vital that the Green Belt designation is retained throughout the Parish of Worplesdon. The fundamental aim of Green Belt policy is to prevent urban sprawl. The Green Belt land within Worplesdon parish contributes towards four of the five purposes of the Green Belt: to check the unrestricted sprawl of large built-up areas; to prevent neighbouring towns from merging into one another (Jacobs Well is neatly sandwiched between Guildford and Woking); to assist in safeguarding the countryside from encroachment; to preserve the setting and special character of historic towns. The proposal to remove Fairlands, Jacobs Well and Wood Street Village from the Green Belt would result in the urbanisation and destruction of the three out of four village environments within the parish. Worplesdon’s origins can be traced back to the Bronze Age (tumuli) and ancient field boundaries being located on Whitmoor Common. This common, which is protected by European legislation, sits between the wards of Worplesdon, Fairlands and Jacobs Well. The remains of a Roman Farm and villa were excavated prior to Roman Farm Road and Cook Way being constructed on the edge of Broad Street Common, Wood Street Village. Worplesdon is mentioned in the Domesday Book, and there are links within the Parish which dated back to the Royal Park in the 12 th century. The potential loss of this historic landscape to urbanisation must therefore be resisted at all costs. Ten sites within or close to the parish of Worplesdon have been identified within the Green Belt and Countryside Study as being suitable for potential development: The Parish Council wishes to lodge the following objections: Land Parcel A4 – Land between Salt Box Road, the railway line and Whitmoor Common (195 residential dwellings) – See comments as per Employment Land – This land is NOT suitable for housing being within the 0-400m buffer zone of Whitmoor Common SPA, SSSI, LNR. Land Parcel A1 – Land near Stoke Hill and Stringer’s Common – (85 residential dwellings) - This land is NOT suitable for housing being within the 0-400m buffer zone of Whitmoor Common SPA, SSSI, LNR. 1 of 5 Land Parcel H1 – Land at Manor Farm (Guildford South West) - (738 residential dwellings) – See comments as per Employment Land for Blackwell Farm. This land should not be considered suitable for housing. Land Parcel H2 – Land at Blackwell Farm (1196 residential dwellings per GBCS OR 1933 dwellings per the SHLAA) - See comments as per Employment Land. This land is NOT suitable for housing. Land Parcel J3 – Land at Pitch Place (235 residential dwellings) - Object on the grounds that: This land is located within the Green Belt and meets the following purposes of the Green Belt which are to: check the unrestricted sprawl of large built-up areas; to prevent the coalescence of the historic settlement of Worplesdon with the town; to assist in safeguarding the countryside from encroachment; to preserve the setting and special character of our historic town. Very special circumstances would be required to justify the loss of this site given its proximity to Whitmoor Common. Part of the site is within 400m of Whitmoor Common which forms part of the Thames Basin Heath, Special Protection Area (TBHSPA), Site of Special Scientific Interest (SSSI), Local Nature Reserve (LNR). Regardless of any review of the Borough Council’s SPA Avoidance Strategy we believe that this site should not be disturbed. The ditch behind Pitch Place Green links into the local watercourse which leads into the main river through Whitmoor Common. We are led to believe that water voles (a protected species) inhabit this watercourse. In addition we understand that there is a badger sett within this parcel of land. Bats and other protected species also inhabit this parcel of land. This particular land contributes to a vital wildlife corridor which links Whitmoor Common, Chitty’s Common, Rydes Hill, Common, Broad Street and Backside Commons to the Hogs Back. Light and noise pollution would have a detrimental impact on Whitmoor Common, SPA, SSSI, LNR. The local road network already takes a considerable amount of traffic as proven by recent Traffic Surveys. The local road network would be difficult to widen given that Keens Lane is bordered by Chitty’s Common, Pitch Place Green - Worplesdon Road is registered common land and Salt Box Road is bordered by Whitmoor Common SPA, SSSI, LNR on the northern side and Stringer’s Common – Site of Nature Conservation Importance (SNCI) on the southern side. The South East is an area of high water stress. Guildford Borough lies within several Water Resource Management Units including the River Wey and Hoe Stream (surface water). Any development within this area could affect provision of water to the residents of Guildford Borough. An increase in development will correspondingly increase the demand for water. It would therefore be inappropriate to develop these parcels of land due to the potential detrimental effect on the local water supply. Land Parcels H7A & H7B – Wood Street Village (Frog Grove Lane and White Hart Lane – 95 residential dwellings) & (Woodland Farm and Hook Farm – 88 residential dwellings) This land is located within the Green Belt and meets the following purposes of the Green Belt which are to: check the unrestricted sprawl of large built-up areas; to prevent the coalescence of the historic settlement of Wood Street with the town; to assist in safeguarding the countryside from encroachment; to preserve the setting and special character of our historic town. Very special circumstances would be required to justify the loss of these sites. The proposed development would lead to the urbanisation and destruction of the village environment. The local road network is already at capacity. The A323 already experiences significant delays during the rush hour with a particular pinch point at Rydes Hill roundabout. These delays represent a significant loss of income in terms of the local economy. The cumulative impact of development in Aldershot, Farnborough, Ash Tongham, Normandy and Pirbright will exacerbate the existing problems. C15, the road that runs through Wood Street Village, already used as a rat run to the Research Park, University, Hospital and Tesco, is at capacity. This narrow twisting rural road is not suitable for large amounts of traffic. There is an existing recognised speeding issue along the entire length of this road. Any increase in development will have a corresponding “knock-on” effect on traffic, which would further erode the rural character of the area. The use of this road by large numbers of HGVs is already causing significant erosion of the soft green verges of common land which border the road. Air and noise pollution is also a major issue. 2 of 5 Any development at Wood Street Village would increase vehicle movements on the A322 which would have a detrimental impact on air quality which would in turn would have a detrimental impact on Whitmoor Common, SPA, SSSI, LNR. Both Wood Street Infant School and Worplesdon Primary School are already oversubscribed. Whilst primary school places are being increased at St Joseph’s School, Aldershot Road to take account of current demand, what action is being taken to increase the corresponding senior school places? Also what action is being taken to provide the requisite school places that will be required to cater for the proposed new housing within the Borough? The local Doctors’ Surgery is already at capacity. The existing sewerage system cannot cope – Major sewage leaks have been experienced on Broad Street Common (SNCI) twice in the last 12 months. Major flooding issues are experienced in Frog Grove Lane. At times Frog Grove Lane at the junction with the Aldershot Road becomes impassable. (Photograph taken outside High View, Frog Grove Lane November 2012) There is a main watercourse that runs from the Hogs Back directly through site H7A. This watercourse links the surface water run-off from the Hogs Back to the main river at Clasford Bridge, which is overseen by the Environment Agency – see map below. The proposal to develop these fields would not only put the new development at risk of flooding but would exacerbate the existing problems and increase the potential risk of household flooding at numerous properties along Frog Grove Lane. 3 of 5 (Environment Agency Flood Risk Map) The South East is an area of high water stress. Guildford Borough lies within several Water Resource Management Units including the River Wey and Hoe Stream (surface water).