Brownfield Land Availability Assessment

Brownfield Land Availability Assessment

June 2017

2

All maps are produced by permission of Ordanance Survey on behalf of Her Majesty’s Stationery Office. Unauthorised reproduction infirnges Crown Copyright and may lead to prosecution or civil proceedings. All rights reserved. © MVDC © Crown Copyright & Database Right 100021846 2016

3

1 Introduction

1.1 This document is the first stage in preparing a Strategic Land Availability Assessment to support preparation of the Mole Valley Local Plan 2018-2033. It is in three parts.

1.2 Part 1 presents an overview of the availability of previously developed land in Mole Valley. It focusses specifically on the uses and locations of previously developed land which is currently in non-residential use. This reflects evidence from the Strategic Housing Market Area Assessment (SHMA) and Economic Development Needs Assessment (EDNA), which together indicate that the availability of land to provide for housing growth will be the key issue for the Local Plan.

1.3 Part 2 sets out currently available information about the availability of previously developed land. Available sites are identified, based on a thorough review of brownfield land availability, including a call for sites which took place in September/November 2016. Site assessments are presented of those sites which are considered to have potential suitability for development to meet the District’s needs for residential, employment or other land uses during the lifetime of the Local Plan. These are set out in Appendix 2.

1.4 It is emphasised that inclusion of a site in this document does not amount to a commitment by MVDC to allocate the site for development in the Local Plan or to grant planning permission following submission of a more detailed proposal.

1.5 Site allocations will be informed by further community and stakeholder engagement, research and consideration of outstanding issues as Local Plan preparation progresses. In a number of cases, there are significant issues which would have to be addressed before a final decision could be made on the suitability of the site. At this stage, the following assessment – including the estimated potential capacity – is presented without prejudice to any subsequent decision on any planning application which may be submitted.

1.6 Part 3 sets out current evidence to support determination of a windfall allowance to meet a proportion of future housing needs, as set out in paragraph 48 of the NPPF.

1.7 At this stage, the key aim has been to identify broadly what proportion of MVDC’s total development requirements might be accommodated on identifiable previously developed sites. This has been combined with monitoring data about other sources of housing land supply, to provide an overall capacity figure (see section 5 and table 3.4). This figure will be used to inform public consultation about the best strategic approach to meet objectively assessed needs through the Local Plan process. As the Local Plan progresses, further work will be required to confirm which of the sites in Part 2 should be allocated in the Local Plan for development.

1.8 MVDC will also undertake further desktop surveys, including an additional call for sites, focussing on the availability of greenfield sites to meet the District’s development requirements. This will follow public consultation during the summer of 2017 on alternative strategic approaches to development.

1.9 The conclusions from the above process will be published in MVDC’s Strategic Housing and Economic Land Availability Assessment, during the later stages of Local Plan preparation.

4

2 Part 1: Previously Developed Land in Mole Valley

Background

2.34 The National Planning Policy Framework (NPPF) states that one of the 12 core principles of planning should be to “encourage the effective use of land that has been previously developed, provided that it is not of high environmental value,” (NPPF, para 17).

2.35 Prioritising development on brownfield sites has been a long standing principle of planning policy in Mole Valley. Policy CS1 of the 2009 Core Strategy directs development to previously developed land in the built-up areas. In the most recent monitoring period for which data exists (2014/15), 70% of residential development was on previously developed land.

Definition of Brownfield Land

2.36 The NPPF does not directly refer to ‘brownfield’ land, it is only referred to as an alternative term to ‘previously developed land’ (PDL). PDL is defined as follows:

2.37 “Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure” (NPPF Annex 2: Glossary)

2.38 The NPPF definition goes on to exclude:

land that is or has been occupied by agricultural or forestry buildings;

land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures;

land in built-up areas such as private residential gardens, parks, recreation grounds and allotments; and

land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time.

2.39 Significantly the definition of PDL in the NPPF does not include garden land in built up areas. This is a key point of difference between the NPPF and a previous definition used in Mole Valley’s 2009 Core Strategy and previous Government guidance.

Overview of Previously Developed Land in Mole Valley

2.40 Over a period exceeding 15 years, MVDC has participated in the preparation of several urban capacity studies or housing potential studies (i.e. brownfield land exercises). Many of the earlier studies were undertaken at a strategic level, by Surrey County Council and other Surrey districts and boroughs and were part of the evidence base for housing figures contained in the Surrey Structure Plan and the South East Plan. More recent studies were specific to Mole Valley and included calls for sites in 2010 and 2013.

2.41 This Chapter draws on information from previous studies to present an overview of all non-residential previously developed land in Mole Valley. It covers all sites, including those which are in use and likely to remain in their existing use for the foreseeable future. The aim is to give an overview of the way land is currently used in Mole Valley and the extent to

5

which previously developed land is a significant source of land to meet future development needs. The analysis focusses on sites of 0.25ha or more, which are not currently in residential use. The SHMA and EDNA indicate that the availability of land to meet housing needs is easily the most significant issue for the Local Plan, in terms of the amount of land required.

2.42 Drawing together information from the above information sources and other sites which have been brought to MVDC’s attention identified approximately 200 individual sites exceeding 0.25ha, which are already developed but not currently in residential use. This accounts for approximately 250ha of previously developed land.

Location of Previously Developed Land

2.43 The majority of previously developed land is, as would be expected, within the existing built up areas or the larger rural villages which are inset from the Green Belt. These areas account for approximately 70% of the previously developed sites which are not already in residential use. A further 25% of previously developed sites are within the Green Belt, including within smaller villages which are washed over by the Green Belt. The remaining 5% is in the Countryside Beyond the Green Belt.

2.44 Of the built up areas, the settlements of Leatherhead and Dorking have by far the largest amount of non-residential previously developed land. This is clearly illustrated on the maps in Appendix 1, which highlight non-residential previously developed sites over 0.25ha, by use class. By comparison, the vast majority of previously developed land in Ashtead, Fetcham and Bookham is already in residential use. Therefore increasing the amount of housing in these areas would rely on increasing densities in existing residential areas.

2.45 Within most of the larger villages, the vast majority of previously developed land is also already in residential use. The exception is Hookwood, which has a wider mixes of use.

6

Uses of Previously Developed Land not in Residential Use

2.46 Figure 1 summarises the way that existing previously developed sites over 0.25ha are currently used. It does not include land already in residential use, since the key focus of this study is on the availability of previously developed land to meet the increased need for housing:

2.47 In terms of amount of land, by far the largest amount of previously developed land is in employment use. The principle uses are B1 Business (61ha) and B2 General Industrial (51ha), with a further 8ha of B8 storage and distribution uses. Interestingly, a relatively high proportion (about 70%) of land in B8 use is in rural locations within the Green Belt.

2.48 The vast majority of employment buildings are occupied and making a contribution to the District’s economy. Current information indicates that office vacancy rates are comparable to the national rate and vacancies in industrial and warehousing stock are rather lower.

2.49 MVDC has completed an Economic Development Needs Assessment (EDNA) which used a variety of forecasting methods and concluded that there is no identified need for additional employment land in the plan period to 2033. The EDNA also concluded that “where existing employment sites are considered suitable for continued employment use, they should be retained for that use.” However, this is in the context of an anticipated period of economic uncertainty (including as a result of Brexit) and continued on-going fast-paced technological advances which are having an impact on the way employment space is used. In this context, the EDNA recommends that adaptability and flexibility in land allocation policy will be key to fulfilling the economic potential of the District.

7

2.50 This position is reflected in the assessment of existing safeguarded employment sites, set out in Part 2 (table 3.2) and the accompanying site assessments at Appendix 2b. Although it is assumed at this stage that safeguarded employment sites in the built up area should remain in employment use (and therefore no assumption has been made about their residential capacity), it is recognised that there may be scope for alternative uses or mixed use development, if persuasive evidence is provided that there is no reasonable prospect of employment use continuing. This reflects the guidance in the NPPF (para 22).

2.51 After employment land, the next most significant use of previously developed land is D1 Non-residential institutions (50ha). This category includes schools, churches, health centres and other buildings providing essential services. MVDC is not aware of any significant surplus of such facilities; on the contrary, it is likely that the need for D1 uses will increase alongside housing growth and planning for essential infrastructure is part of the remit of the Local Plan.

2.52 Residential institutions (C2) also account for a relatively significant amount of previously developed land (32ha). These include nursing homes, hospitals and other forms of institutionalised accommodation, including some sheltered housing. Again, MVDC is not aware of any likely reduction in need for such services, particularly in the context of demographic forecasts which predict an aging population. The exception is the MoD complex at Headley Court, currently used as a rehabilitation hospital but scheduled to be relocated in 2018 (see table 3.1 and Appendix 2a).

2.53 From time to time, individual nursing homes or other institutions may become available for redevelopment but this is impossible to forecast. This type of development will make a contribution to windfall development over the lifetime of the Local Plan.

2.54 About 24ha of land is in a variety of mixed uses or sui generis uses. This category covers a wide range of uses, including public car parks, car repair uses, some equestrian uses and larger complexes containing several uses, such as the area around the Dorking Halls and mixed use sites in town centres. It is impossible to generalise about the likelihood that such sites may come forward for redevelopment as their individual circumstances are so varied. However, where MVDC has an indication that such sites may be available for development they are included in Part 2. There are also certain areas where more intensive use of land currently used for public car parking may be an option (for example as part of the Transform Leatherhead proposals for the Bull Hill site) and these are highlighted in Part 2 where relevant.

2.55 About 10ha of previously developed land has been identified as being in retail (A1) use, along with 1ha used for A4 (drinking establishments). In reality, the total amount of land used for these purposes is significantly higher, but this document only considered sites of 0.25ha or more. A significant proportion of Mole Valley’s retail and associated uses are in small units which are considerably smaller than this threshold.

2.56 This does not mean that they will not come forward for redevelopment and there may be some scope to meet a proportion of development needs through town centre redevelopment. However, it is difficult to predict where sites will come forward, particularly where it would rely on the co-operation of more than one landowner and/or assembly of a number of vacant units into a larger site. A significant proportion of the District’s town and village centres are also Conservation Areas, where the need to safeguard heritage issues can make redevelopment on a significant strategic scale particularly challenging.

8

3 Part 2: Availability of Previously Developed Sites

3.1 This part of the document sets out currently available information about the availability of previously developed land in Mole Valley.

3.2 The information which follows forms the basis for a Strategic Housing and Economic Land Availability Assessment (SHELAA). The approach reflects Stages 1 and 2 of the Methodology set out in National Planning Policy Guidance (NPPG). It focusses on sites of at least 0.25ha, or with a capacity of 5 dwellings/500sqm of employment floorspace or equivalent. These are the minimum thresholds set out in NPPG and MVDC has not identified any reason to adopt alternative thresholds. Potential residential sites below 0.25ha or 5 dwellings are considered to fall within windfall assumptions (see Part 3).

3.3 The assessment of available sites is based on a thorough review of brownfield land availability (as described in Part 1), which concluded with a Call for Sites in September/November 2016 focussing specifically on the availability of previously developed land. The sites listed in this part of the document were either promoted as part of the Call for Sites or were already known to MVDC for other reasons (e.g. opportunity sites identified in the Transform Leatherhead Masterplan).

3.4 An assessment has been made of the potential suitability of each site, based on the information available at the time of writing. In some cases, further work will be required during Local Plan preparation to seek to resolve issues which may constrain the achievability of development.

3.5 The 2016 Call for Sites focussed specifically on the availability of previously developed land falling within the definition of in Annex 2 of the NPPF. It also invited submissions of garden land which is within the existing built up area, since this is also a significant source of development land within Mole Valley, although it falls outside the definition of previously developed land. However, only four garden land sites were submitted and all four are within the Green Belt.

3.6 The tables which follow list sites which are considered to be potentially suitable for development, for residential, employment or other uses. These are previously developed sites which were either promoted during the Call for Sites or otherwise known to MVDC. In order to assist the assessment of potential capacity for different uses, the sites have been sorted as follows:

Table 3.1: Previously developed sites which are considered to have potential suitability for residential or residential-led mixed use development;

Table 3.2: Existing employment sites within the built up areas which MVDC believes should continue to be safeguarded for employment purposes;

Table 3.3: Sites which are in public ownership and which are considered to have potential to contribute to the District’s wider needs during the plan period (e.g. for leisure uses or car parking) and/or where the potential future use of the site is still under consideration;

Not all of the sites which were submitted during the 2016 Call for Sites are included in the following tables. A number of sites have been excluded from consideration at this stage, for various reasons. These are described in more detail in a separate report (Report on Brownfield Call for Sites, June 2017, available to download from www.futuremolevalley.org).

http://www.futuremolevalley.org/

9

3.7 Appendix 2 sets out a site assessment for each of the sites listed in tables 3.1, 3.2 and 3.3. This is to provide additional background to MVDC’s assessment of their potential suitability for development in various uses. Each site assessment provides the following information: Maps of the site location and boundary; Current and proposed use(s); Details of site area and potential capacity; as proposed by the site promoter and as

assessed by MVDC; A description of the site, its planning history and consideration of key policy and

physical constraints; An initial assessment of whether the site is available for development; An indication of whether development is achievable within 1-5 years, 6-10 years or

10-15 years; Concluding comments on the potential suitability for development.

3.8 The key purpose of the exercise at this stage is to support an informed assessment of the “brownfield capacity” of the District. This is summarised in section 5.

3.9 At this stage, the conclusions reached are provisional and should not be regarded as a firm commitment by MVDC to allocate any individual site for development. During the process of preparing the Local Plan, MVDC will continue to engage with landowners and developers as appropriate, and work towards site allocations which may be included in the Local Plan. This process will be informed by engagement with the wider community and relevant stakeholders, including during the first public consultation stage which focusses on alternative strategic options to meet over development requirements.

10

SITE SUMMARY TABLES

3.10 Table 3.1 lists sites which are considered to have potential for redevelopment to residential or residential-led mixed use.

3.11 Inclusion of a site in this document does not amount to a commitment by MVDC to allocate the site for development in the Local Plan or to grant planning permission following submission of a more detailed proposal.

3.12 Site allocations will be informed by further community and stakeholder engagement, research and consideration of outstanding issues as Local Plan preparation progresses. In a number of cases, there are significant issues which would have to be addressed before a final decision could be made on the suitability of the site. At this stage, the following assessment – including the estimated potential capacity – is presented without prejudice to any subsequent decision on any planning application which may be submitted.

3.13 Detailed Site Assessments are provided in Appendix 2a, summarising the key information and issues which would need to be resolved. The table provides a summary of the potential development capacity, based on the information set out in the assessments.

Table 3.1: Sites with Potential Development Capacity: Residential or residential-led mixed use

Site Ref No.

Site Address Site area (ha)

Potential use Estimated potential capacity

(net additional dwellings)

Timescale

AS048 Marsden Nurseries, Ashtead Park Garden Centre, Pleasure Pit Road, Ashtead Park KT21 1HU

1.283ha Residential 15 1-5 years

BK021 Grove Corner, Lower Shott/Guildford Road, Bookham KT23 4LP

0.33ha Mixed – residential and A1

5 (net) 1-5 years

BK049 Preston Farm, Lower Road, Bookham KT23 4EF


LH141 Claire House and James House, Bridge Street, Leatherhead, KT22 8BZ

0.21ha Mixed – residential and A3

25 1-5 years

LH149 Kingston House Gardens, Leatherhead KT22 7HL

0.65ha Residential 14 (net) 1-5 years

11

Site Ref No.


Potential use Estimated potential capacity

(net additional dwellings)

Timescale

LH152 Land r/o Grantham House, 11-15 North Street, Leatherhead KT22 7AX

0.06ha Residential N/A – current

application

1-5 years

DK103 Dorking Equestrian Centre, Downs Meadow, Ranmore Road, Dorking, RH4 1HW

0.6 Residential (if combined with adjacent Northside Works site DK175) or employment (if considered in isolation)

12 1-5 years

DK175

Northside Works, Ranmore Road, Dorking RH4 1HW

0.5 Residential (with potential to combine with adjacent Equestrian Centre DK103)

20 1-5 years

LH151 Prestige Carwash, Barnett Wood Lane, Leatherhead KT22 7DY


DK201 St Martin's Walk Centre (Upper Floors), Dorking RH4 1UX


LH019 Bull Hill, Leatherhead KT22 7AH

3 Mixed 120 6-10 years

HD001 Headley Court, Headley Road, Epsom KT18 6JW

33.2 Residential 90 (net) 6-10 years

LH084 Leatherhead Sorting Office & Telephone Exchange, Station Rd, Leatherhead KT22 7A


Total (1-5 years) 161



Total 466

12

Table 3.2: Safeguarded Employment Sites (Built Up Areas)

3.12 The following sites were promoted during the 2016 call for sites, in some cases with a view to their redevelopment for residential use. They are all previously developed land within the built up area. However, these sites are either within areas safeguarded for employment use or otherwise considered to be suitable, accessible employment sites which at this stage MVDC considers should continue to be safeguarded for employment purposes.

3.13 Although there may be potential for redevelopment and/or improvement of the existing buildings on these sites, the presumption at the time of preparing this assessment is that the sites would remain in employment use and continue to be available to meet MVDC’s needs for employment land during the plan period. Therefore no assumption is made about at this stage about the potential capacity for residential development. However, it is recognised that there may be some scope for alternative use or mixed use development during the plan period, if it becomes clear that there is no reasonable prospect of employment use continuing.

3.14 Detailed site assessments are available at Appendix 2b.

Site Ref No.


Potential Timescale

DK049 Station Road Depot, Station Road, Dorking RH4 1EH

0.43ha 1-5 years, subject to relocation of existing use

DK193 Clears Yard, South Street, Dorking, RH4 2HA & 17B Vincent Road, Dorking, RH4 3JB (Submitted under the name of Vincent Works)

0.31ha 1-5 years

DK195 Communications House/Electricity Cottage, Curtis Road, Dorking, RH4 1EJ

0.11ha 1-5 years

LH034 Former Leatherhead Food International site, Randalls Way, Leatherhead, KT22 7RY

1.52ha 1-5 years

AS082 Ermyn House (aka Esso House), Ermyn Way, Ashtead KT22 8UX

8.6ha 6-10 years

LH037 Westminster House (aka Cassini Court), Randalls Way, Leatherhead, KT22 7TZ

0.26ha Unknown (not promoted by landowner)

13

Table 3.3: Sites for Other Uses

3.15 The following sites are within public ownership and are considered to have potential to contribute to a range of needs which are likely to arise during the plan period. Potential uses include leisure uses or car parking. In some cases, the range of appropriate uses remains under consideration. Detailed site assessments are available at Appendix 2c.

Site Ref No.


Potential use Timescale

LH028 The Swan Shopping Centre, Leatherhead KT22 8AH

1.13 Intensification of use to create larger retail units, supporting leisure uses and a more user friendly car park.

1-5 years

LH158 Leatherhead Leisure Centre, Guildford Road, Fetcham KT22 9BL

13.27 Potential Leisure and Sports Uses

6-10 years

DK034 St Martin’s Walk Car Park, Mill Lane, Dorking RH4 1D

0.58 Additional Car Parking 1-5 years

14

4. Part 3: Windfall Assessment

National Planning Policy Context

4.1 Annex 2, the glossary, of the National Planning Policy Framework (NPPF) states windfall sites are sites that have not been specifically identified as available in the Local Plan process. Windfall sites normally comprise of previously developed land1 that has unexpectedly become available for development.

4.2 To boost the supply of housing, local planning authorities are required to identify and update annually a supply of specific deliverable sites sufficient to provide five years worth of housing against their housing requirements. The NPPF permits for a windfall allowance to be included in the five year supply, with Paragraph 48 stating:

‘Local planning authorities may make an allowance for windfall sites in the five-year supply if they have compelling evidence that such sites have consistently become available in the local area and will continue to provide a reliable source of supply. Any allowance should be realistic having regard to the Strategic Housing Land Availability Assessment, historic windfall delivery rates and expected future trends, and should not include residential gardens.’

4.3 Paragraph 48 of the NPPF is supported by National Planning Practice Guidance (NPPG), where determining the potential of windfall sites is part of the methodology for the assessment of land availability. The PPG also says local planning authorities have the ability to identify broad locations for housing for years 6-15 which could include a windfall allowance.

Local Planning Policy Context

4.4 The Council considers it has compelling evidence to justify making an allowance for windfall in the five year supply. Historic delivery rates show the delivery of sites of one to nine net dwellings is consistent and relatively unaffected by the downturn in the housebuilding industry following the 2008 global financial crisis. The Council therefore uses developments completed that comprise 1 to 9 net additional dwellings as the basis to calculate the local windfall allowance.

4.5 In 2011, the NPPF changed the definition of previously developed land to exclude garden land. Up to this point windfall calculations had included dwellings built on residential garden land. Data pre-NPPF has been revised to take account of the change in definition. In accordance with the NPPF, only developments on previously developed land are counted.

4.6 Previously, as a result of the report into the examination of the Local Plan 2000, because of the heavy reliance on windfalls, to be credible, forecasts should also look at permissions and implementation rates. A complex method was used for several years using permissions and implementation rates but proved unwieldly and no more or less robust than using completions only.

4.7 The Council only makes an allowance for windfall in years four and five of the five year supply. A windfall assumption is not included in the first three years as planning permissions expire after three years so including a windfall allowance before current planning permission expire could result in double counting.

1 As defined in Annex 2 of the NPPF.

15

4.8 Having regard to these factors, the Council considers it can justify including a windfall allowance for sites of 1 to 9 net dwellings in years four and five of the five year supply. This has been the approach taken since adoption of the Core Strategy and continues to be used in the Council’s annual Five Year Housing Land Supply Statement.

4.9 The report on the examination into the Council’s Core Strategy, published July 2009, found that there were genuine local circumstances that justifies making an allowance for windfall in the later stages of the plan period. The Core Strategy covered a period of 20 years from 2006 to 2026 so it is now reasonable in 2017, year 11 of the plan period, to make an allowance for windfall. In addition to this, the report on the examination of the Dorking Town Area Action Plan, published November 2012, stated the Council’s most recent five year housing land supply at the time included a realistic and justified allowance for windfalls.

Calculating the Windfall Allowance

4.10 Each year the total net additional dwellings completed on all sites is calculated. This is then broken down for the net dwellings completed on sites comprising 1 to 9 net dwellings only. In accordance with the NPPF definitions of windfall sites and previously developed land, those dwellings completed on sites that are not considered to be on previously developed land, such as former residential gardens, are discounted. This gives the annual net dwelling completions of sites of 1 to 9 net dwellings on previously developed land.

4.11 To calculate the windfall, the annual net dwelling completions on sites of 1 to 9 net dwellings on previously developed land for the last ten years is totalled. An average is calculated for the rolling ten year period, rounding to the nearest whole number, to give the annual windfall allowance. To calculate the five year supply, the windfall allowance only applies to years four and five so the annual windfall allowance is multiplied by two.

4.12 During the 2016/17 monitoring year, there were a total of 81 net dwellings completed on sites comprising of 1 to 9 net dwellings built on previously developed land. Combining this figure with annual figures for the last ten years, between 2007 and 2017, gives a total of 722 dwellings. Taking an average for the ten year period gives a figure of 72.2 which is then rounded down. As a result, the Council’s windfall allowance is 72 dwellings per annum.

16

5 CONCLUSIONS

5.1 The information in Parts 2 and 3 of this assessment have been used, together with MVDC’s monitoring data, to inform an initial assessment of the potential capacity of the District to absorb objectively assessed needs for housing. The focus is on housing capacity, because this is the main component of MVDC’s future development needs.

5.2 There are several components to this assessment, which are summarised in Table 3.8, overleaf. At the time of writing, the total potential development capacity from these sources is estimated at 2909 dwellings.

5.3 At this stage, there are a number of underlying assumptions which will require further scrutiny as Local Plan preparation progresses. This will include further discussion with landowners who have submitted their sites for consideration. Assumptions about development capacity will be tested, including through testing alternative density options. Additional sites may also come forward for consideration.

5.4 At this stage, the key purpose is to inform consultation about alternative strategic options to meet objectively assessed needs, bearing in mind that the Brownfield Land Availability Assessment has not identified enough land to meet those needs in full.

17

Table 3.4: Potential sources of Housing Land

Source Description Number of dwellings

Under construction (as at 31 March 2017)

Sites with planning permission for residential development, where development has commenced but not yet completed.

597

Unimplemented permissions (as at 31 March 2017)

Sites with planning permission for residential development, where development has not yet commenced but which are considered to be deliverable within the Plan period.

542

Brownfield capacity: residential and residential-led development

Potential total capacity of sites identified in Table 3.1 of Brownfield Land Availability Assessment.

466

Allocated housing sites Potential capacity of sites allocated for housing development in the Mole Valley Local Plan 2000, where planning permission has not yet been granted but where it is considered probable that development will be achieved during the Plan period.2

80

Windfall development on previously developed land

As set out in Part 3, past trends and monitoring data supports an assumed windfall capacity of 72 dwellings per annum on previously developed land. It is recognised that the reliability of this figure diminishes towards the end of the Plan period and it will have to be kept under review. However, to give an initial indication of capacity, for purposes of this assessment, a figure is included based on an average of 72 dwellings per annum in years 4-15 (to avoid double-counting existing sites with planning permission).

864

Development on garden land

Potential contribution to development needs from development on unidentified garden land sites in the built up area. It is recognised that this falls outside the windfall allowance which is based on previously developed land only. However, MVDC’s monitoring data indicates an average delivery of 30 dwellings per annum from this source and it is included as an indication of the potential capacity if current rates continued. The figure given is based on an average of 30 dwellings per annum in years 4-15, to avoid double-counting existing sites with planning permission.

360

Total 2909

2 The allocated sites in question are Land at Murreys Court, Ashtead (1.85ha), Land fronting Clare Crescent, Leatherhead

(0.9ha) and land between Glenfield Close and Ridge Close, Strood Green (3.2ha).

18

Appendix 1 – Distribution of existing previously developed land

The following maps illustrate the distribution of previously developed land which is not currently in residential use. It excludes land parcels below 0.25ha in area. Maps are provided for the following areas.

1a – Leatherhead

1b – Fetcham

1c – Bookham

1d – Ashtead

1e – Dorking

1f – Westcott

1g – Beare Green

1h – Capel

1i – Hookwood

1j – Charlwood

Sites outside the above areas are distributed widely throughout the rural areas and smaller villages. They are not individually mapped.

Appendix 1a – Leatherhead

Appendix 1b – Fetcham

Appendix 1c – Bookham

Appendix 1d – Ashtead

Appendix 1e - Dorking

Appendix 1f – Westcott

Appendix 1g – Beare Green

Appendix 1h – Capel

Appendix 1i – Hookwood

Appendix 1j – Charlwood

APPENDIX 2a

SITE ASSESSMENTS: POTENTIAL RESIDENTIAL OR RESIDENTIAL-LED MIXED USE DEVELOPMENT OPPORTUNITIES

See also Table 3.1

AS048 - Marsden Nurseries, Ashtead Park Garden Centre, Pleasure Pit Road, Ashtead Park KT21 1HU

Knowle

House

House

80.3m

Michaelm

as

Hawthorn

Pinewood

House

Dormer

Seasons

GP

81.5m

Merlin

House

Springw

ood

BP

Sunnyside

Marsden

Nursery Def

Pines

FF

FW

Nursery

The O

14El Sub Sta

7

Su

1

Knowle

Orchard

13

Little Thatch

Little

Westleigh

House

House

80.3m

Michaelm

as

Hawthorn

19

Cottage

Little Acre

Churdles

Pinewood

House

Sussex

Cottage

Dormer

Four Seasons

East

s

LB

Lodge

82.7m

House

Clare House

85.1m

Pine Ridge

Woodlands

El

Westview

LB

The Gold Peak

Sub Sta

87.4m

ETL

Woodpeckers

Rose Wood

Hartwell House

GP

81.5m

Merlin

House

Springw

ood

FF

BP

Sunnyside

Marsden

NurseryDef

The Pines

81.3m

El Sub Sta

Court

Tennis

Def

FF

FW

Coach House

Pond

ED Bdy

Farm

Little Park

Ashtead

2

1

3

HouseBathing Pool

Current use Garden Centre with café/restaurant Developer’s proposed use Residential

Total site area (ha) Developable site area calculated by MVDC (ha)

Developer’s suggested yield MVDC estimated net housing yield

1.283 0.5 20-50 15

Description of site

This previously developed site is on the edge of the built-up area of Ashtead Park. The site itself is within the Metropolitan Green Belt. The site is an existing garden centre with associated buildings and hardstanding throughout the site. There are mature trees in Ashtead Park which bound part of the west of the site, and there is residential development to the south. To the north is The Pines, a residential dwelling with a large garden area. There are fields to the east of the site. The site is to the north of residential properties which are predominantly detached houses in standard sized plots. The site does not sit within a consistent street frontage.

Planning history

Extensive history linked to the site’s use as a garden centre. The authorised use is limited by conditions and the site does not benefit from an unrestricted A1 use.

Planning Policy The site is within the Green Belt where strict policies of constraint apply. However the land is

currently occupied by a number of permanent structures and hard standing. Although the authorised use is limited to that of a garden centre, and not more general retail use, it would meet the definition of previously developed land in annex 2 of the NPPF. The site forms part of the semi-green gap between Mole Valley and Epsom and Ewell, and contributes to creating space between the residential development on the north and south parts of Farm Lane.

Access

Access to the site would be from Pleasure Pit Road. Visibility is poor in this location and highway safety issues may be a constraint on the achievability of development. However, there is a certain amount of traffic associated with the existing use and this would have to be taken into account.

Flood Risk

The site is in Flood Zone 1. Parts of the site are affected by surface water flooding 30yr shallow. The northern most boundary of the site is affected by surface water flooding 200yr deep.

Landscape Character/Townscape Character

The site is not within an AONB or AGLV. Ashtead House Conservation Area is on the western boundary of the site.

Nature Conservation and Biodiversity The site does not have any Nature Conservation or Biodiversity constraints.

SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N

Physical Constraints

The site has been identified as being at risk of contamination (low risk). There is a TPO to the west of the site in Ashtead Park.

Is the land? Available Yes Achievable Yes: 1-5 years

Potential suitability for development

The site is on previously developed land. It is located on the edge of the built up area of Ashtead and also close to the built up area of Epsom. The site is within the Green Belt. Under current policy, therefore, its development potential is limited to redevelopment of existing buildings in a form which does not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development (NPPF para 89). The estimated yield reflects this existing policy framework and assumes that the developable area would be limited to the part of the site which contains existing built development. If the principle of redevelopment is accepted, residential use would be consistent with the predominant use of the surrounding area. The existing café/restaurant is a popular local facility, which would be lost if the site is redeveloped. Highway access issues may be a constraint on achievability of development, as the existing access has poor visibility onto narrow lanes. Any redevelopment would have to take account of heritage constraints.

BK021 - Grove Corner, Lower Shott/Guildford Road, Bookham KT23 4LP

2

1

7

8

1 to 8

The O

6

2

1 to 15

4

Corner

Car Park

3

Grove

20

26

10

18

28

El Sub Sta

PCs

Shelter

34

5

34

40

26

3638

75.5m

Fairfield Cottage

9

1

222

0

18

5

23

Cottage

7

6

117

1214

14

12

77.5m

12a

26

10

1

Grove Cottages

Shelter

Cottage

Croftlands

78.4m

2

Cherry Tree

The Cottage

23

14

2

12

Vine Court

1

Royston

1aFairfield Terrace

1 to

3

18

4

2

9

Bookham

1

7

Grove House

8

1 to 8

The Old Library

51

Bank49

4547

59 to 69

53

6

2

1 to 15

4

Corner

Car Park

3

Grove

5 6

7 8

70.3m

28

30

El Sub Sta

20

26

9

10

18

28

3

26 to 42

14 to

17

11 12

Griffin Court1 to 4

21

El Sub Sta

32

PCs

Shelter

72.6m

34

2

5

1

2

2

2

27

18

18 to 25

9 10

26 to 29

17

6

16a

15

3

4

14

11

16

1

Townshott

29

Cottage

23

28 to 34

1

40

18

26

36

Maybury

House

38

The od

The School

House

Dove Cottage

4

cal Centre

30

Current use Mixed Retail / housing / garaging / car parking

Developer’s proposed use

Mixed retail/residential


Developer’s suggested yield

MVDC estimated net housing yield

0.33 Ha 0.16 Not given 5 (net)

Description of site

The site is centrally located in Great Bookham, and comprises 10 retail units of circa 23 sq m (2300 sq m) with 5 flats above dating from the 1950s. There is a car park attached as well as garages (almost all owned by Circle Housing Mole Valley) for the flats. The majority of the surrounding development is residential.

Planning history All planning history on file relates to the existing uses on site.

Planning Policy

Policy BKEC2 of the Bookham Neighbourhood Plan supports mixed use development of the site to provide some or all of retail, social, healthcare, community/cultural or residential uses.

Access

Access is available off Lower Shott and there is pedestrian access to Guildford Road, including a pedestrian crossing facilitating access to the shops on Bookham High Street.

Flood Risk The site is not at risk from fluvial or surface water flooding.

Landscape/Townscape Character The site is not within and Area of Outstanding Natural Beauty of Area of Great Landscape Value.

The site lies within the Bookham Built Up Area, and partially in the Bookham Conservation Area and there are important views between Grade II listed Bookham Grove House (to the south of the site) and Grove Cottages (to the east of the site), which are also Grade II listed. The developable area is assumed to exclude the eastern half of the site (currently used for parking), due to the importance of maintaining these views.

Nature Conservation and Biodiversity

The site does not have any Nature Conservation or Biodiversity constraints.

SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N

Physical Constraints None

Is the land? Available

Yes (although negotiation required between parties)

Achievable Yes: 1-5 years


The site has potential for a retail-led mixed use development and this has a degree of community support expressed in the Bookham NDP (although the NDP policy would also favour social, healthcare or community/cultural uses). Given the constraints, notably heritage concerns, it appears unlikely that its development would deliver a significant increase in residential development. However, there may be scope for a well-designed mixed use building and/or development on the garage court to the rear, which might provide up to around 10 residential units (a net increase of 5).

BK049 - Preston Farm, Lower Road, Bookham KT23 4EF

66.1m

259a

62.5m

336

330

Preston Farm Stables

Workshop for

Training Centre and

The Grange

the Handicapped

Ye Old Windsor Castle

Current use Mixed: B8, B1a, B1c and

Equestrian Developer’s proposed use Residential




0.7 0.7 30 15

Description of site

This previously developed site consists of a courtyard of 19th century former farm buildings at the front, now converted for use by a variety of small businesses, with a range of stable buildings immediately to the rear. The latter are associated with the equestrian use of the fields to the north, which are in the same landholding but are not part of the submitted site. The site is on the edge of Bookham, separated from the settlement boundary by one detached house (330 Lower Road). The site fronts Lower Road and is within a loose knit pattern of development which contrasts with the higher density in the built up area, to the east. The site is part of the Green Belt between Bookham and Effingham (in Guildford Borough Council). The site has fields to the rear, currently used for equestrian purposes. The site opposite is the former Preston Cross Hotel, currently being redeveloped to provide a nursing home. Apart from that the surroundings are mainly residential, with some institutional uses.

Planning history Historic applications associated with the existing equestrian buildings and converted buildings.

Planning Policy

The site is outside the built up area and within the Metropolitan Green Belt. It is partly within the Little Bookham Conservation Area.

Access The site has two existing points of access to Lower Road.

Flood Risk

The site is not identified as being at specific risk from fluvial or surface water flooding on the flood maps. However, surface water flooding is a known issue in this part of Bookham, including along Lower Road.

Landscape/Townscape Character

The site is not within an Area of Outstanding Natural Beauty or Area of Great Landscape Value. It is partly within the Little Bookham Conservation Area and the 19th Century buildings on the frontage are highlighted in the Little Bookham Conservation Area Appraisal and Management Plan as making a positive contribution to the Conservation Area.



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N

Physical Constraints Low pressure gas main runs just outside the southern boundary of the site.

Is the land? Available Yes Achievable 1-5 years


The site is within the Green Belt. Under current policy, therefore, its development potential is limited to redevelopment and/or conversion of existing buildings, in a form which does not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development (NPPF para 89). The estimated yield reflects this existing policy framework. Given the site’s location, set slightly away from the boundary of the built up area and partly within the Conservation Area, the visual impact of development would be a key consideration. It is likely that the 19th Century buildings would have to be retained, given their importance to the character of the Conservation Area.

DK103 – Dorking Equestrian Centre, Downs Meadow, Ranmore Road, Dorking, RH4 1HW

Conifer Park

Scrap Yard

Caravan Site

Riding School

)

RanmorePark

Council Yard

Pipp Brook

Pipp Brook

Conifer ParkCaravan Site

Allotment Gardens

Factory

82.7m

Refuse Tip

Beech Corner

80.2m

Path (um)

(disused)

Yew Tree

Acre

Pit

RH

Trac

k

Und

92.6m

Lodge

South

Track

08.6m

Current use Stables, Equestrian Schools and ancillary offices. One dwelling.

Proposed use Residential

Total site area (ha) Estimated developable site area (ha)



0.6 0.4 (approx. area of existing built development)

Not provided 12 (if developed in conjunction with DK175 – see below)

Description of site

This previously developed site is in the north west corner of Dorking. The site consists of low level buildings relating to an equestrian centre that do not appear to have a historic value and are not particularly attractive. The existing buildings are groups on the southern part of the site; the northern end is more open. The site is terraced and slopes gently down from north to south. The existing buildings are on the lower land. It is surrounded by mature hedgerows and trees. To the north, the site is bordered by woodland through which a footpath runs. To the west is a traveller site and allotments. There are school playing fields to the east. To the south is a scrap yard, which has also been submitted as a previously developed site which may be available for redevelopment (see site DK175: Northside Works).

Planning history All applications relate to use as a riding stables.

Planning Policy

The site is near the edge of the built up area of Dorking, although it is separated from the boundary by St Martin’s school and its playing fields. The site is within the Metropolitan Green Belt. This gives the site a degree of separation from the built up area. Coupled with the site’s location to the north of Dorking Business Park it does not have any strong physical links with existing residential settlements.

Access

Access to the site is from Ranmore Road via a lane to the south side of St Martin’s School. This is narrow and in a poor state of repair. It is likely that improvements would be required to widen the access track in order to facilitate development.

Flood Risk Surface water flood risk on the access road (1 in 30yr) but not on the site itself.


There is an Area of Great Landscape Value and Area of Outstanding Natural Beauty immediately adjacent to the west of the site and 100m to the north of the site. The site itself slopes, and is intermittently visible from the public footpath, however the southern part of the site is already developed and there may be the opportunity to improve the views of the site.



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N


Groundwater Protection Zone 2, risk of contaminated land (low risk) across the southern part of the site.



The site is well located in terms of access to services and facilities in Dorking. Improvements would be needed to the site’s access road, to facilitate an acceptable residential development. The access is narrow, in a poor state of repair and used by a variety of different uses. The cost of access improvements could impact on the viability of the scheme, although

there would be benefits to potential future occupiers. Considered in isolation, this site’s proximity to the existing scrapyard, with associated noise and disturbance, means that it is not considered to provide a suitable environment for residential development. However, redevelopment for employment purposes may be an acceptable option. The area to the west of the site (Northside Works DK175) has also been put forward for residential redevelopment. There may therefore be potential for a comprehensive residential redevelopment, incorporating both sites. However this would require further discussion involving both landowners. The site is within the Green Belt. Under current policy, therefore, its development potential is limited to redevelopment of existing buildings in a form which does not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development (NPPF para 89). The estimated yield reflects this existing policy framework.

DK175 - Northside Works, Ranmore Road, Dorking RH4 1HW 75.6m

Ha

1

St Martin's C of E Controlled

Primary School, Dorking

Subw

ay

Mast

The 3

Dorking

4

Business

Park

1

Tilli

ngbo

urne

Cou

rt

Mast

Tank

Conifer Park

Scrap Yard

El Sub Sta

Caravan Site

Riding School

Tanks

Scrap Yard

Dorking West

Station

Beech Corner

80.2m

Path (um)

Yew Tree

Acre

Track

RanmorePark

Council Yard

Pipp Brook

Pipp Brook

Conifer ParkCaravan Site

Allotment Gardens

Factory

82.7m

Refuse Tip

Beech Corner

80.2m

Path (um)

(disused)

Yew Tree

Acre

Pit

RH

Trac

k

Und

92.6m

Lodge

South

Track

.6m

Current use Car breaker’s yard/greenfield site


Residential (1 / 2 bedroom flats)

Total site area (ha)

Estimated developable site area as calculated by MVDC (ha)



0.5 0.5 50 20

Description of site

The site is a car breaker’s yard immediately to the north of the railway line and south of Ranmore Road. It is a long, very narrow site currently containing significant numbers of scrap vehicles. The site also includes a triangular parcel of greenfield land to the west of Dorking Equestrian centre, which has some history of use associated with the scrap yard but this is unauthorised. Both sites are on the north west edge of Dorking. To the west is the Conifer Park traveller site, providing four traveller pitches managed by Surrey County Council. Beyond that are the Ranmore Road allotments. There are school playing fields to the east of the site. The land to the west of Dorking Equestrian centre and the western most corner of the scrap yard are in the Green Belt. The rest (about 80%) of the scrap yard is within the built up area. Dorking Equestrian Centre has also been submitted as a previously developed site which

may be available for redevelopment (see site DK103).

Planning history Numerous applications relating to the scrap yard and continued use of the buildings as storage.

Planning Policy

The site is directly north of the railway line and within the 10m buffer zone. The western part of the scrap yard and the entirety of the greenfield site are also within a level crossing buffer zone. This has potential impacts for residential amenities and safety due to the increased use of the level crossing. The land parcel to the west of the Equestrian Centre is physically separated from existing residential settlements and taken in isolation would be considered greenfield, however, taking the two sites as one they would be 80% brownfield.

Access The site can be accessed from Ranmore Road via a lane to the south side of Dorking School.

Flood Risk Surface water flood risk on the access road (1 in 30yr) but not on the site itself.


The western part of the site (west of the Equestrian Centre) is within the Area of Outstanding Natural Beauty and Area of Great Landscape Value.



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N


Potential noise/disturbance issues arising from proximity to railway line and employment uses at Old Char Wharf (south of the railway). The eastern part of the site is very narrow (approx. 15m from access road to edge of railway). At this stage, a conservative assumption has been made about the residential density which might be achieved, to account for land which may be needed to achieve access improvements to support an acceptable development.

Is the land Available Yes Achievable Yes: 1-5 years


The site is well located in terms of access to services and facilities in Dorking. Improvements would be needed to the site’s access road, to facilitate an acceptable residential development. The access is narrow, in a poor state of repair and used by a variety of different uses. The cost of access improvements could impact on the viability of the scheme, although there would be benefits to potential future occupiers. The area to the north of the site (Dorking Equestrian Centre, DK103) has also been put forward for residential redevelopment. There may be potential for a comprehensive residential redevelopment, incorporating both sites. However this would require further discussion involving both landowners. Part of the site is within the Green Belt and is greenfield land. Under current policy, therefore, development potential is limited to the parts of the site which are within the built up area. Along with the physical constraints within the narrowest parts of the site (see above), this significantly limits the estimated yield. However, these assumptions may need to be reviewed following further discussions with the landowner(s). The loss of the employment and services provided by scrap yard would also need to be considered, although the current owners state that the viability of the business is declining.

DK201 – St Martin's Walk Centre (Upper Floors), Dorking RH4 1UX

115

51

6

11

Forge

Cott

127

123

to

13

El Sub Sta

17

10

16

St Martin's W

alk

56.1m

107

St Martin's Church

21

3

20

7

21a

1a

623

Church Gardens20to

to

24

138 to 146

61.8m

145 to 153

The Old Dairy

1

22

129

141

25

St Martin's

Walk

2

137

St Martins Court

109Christian

War Memorial

1514

e

to

176

180

182

188

to

194

64b

191

189

20

195

185

187

193

69.8m

1

Car Park

15

PW

61.7m

157155

181

173171

TCBs

175

179

159

177

165

HPO

17

59.8m

9

12

12a

14

21

22

8

22a

Club Cottage

1284

1

1 to 3

Day

Centre

to

120

136

The White

126

134 132

132a

Horse Hotel

1

6

11

Forge

Cott

127

116

123

Bank

to

CR

23

23

13

18

25

55.0m

90

104

106

94

10098to

8886

92

El Sub Sta

to

101 to 105

117

115

108

121

119

ED & Ward Bdy

36

El Sub Sta

17

10

16

21

St Martin's W

alk

56.1m

111 to 113

Bank

64.6m

Post

87 to 89

107

St Martin's Church

21

3

20

7

21a

1a

78

84 82

74

76

75

81 to 85

79to

6

The Malthouse

31

23

(PH)

23

Church Gardens

20

to

19

to

24

FB

1

3

162

164

64

70

71

168

156

172 170

63

148

154

138 to 146

to

61.8m

145 to 153

150

to

160

The Old Dairy

1

22

129

141

25

St Martin'sW

alk

2

137

St Martins Court

109

32b

31

1 to

8

32a32

59.5m

Post25

Church

Court

The Barn

9 to 17

Ps

54

18

16

2

12

20

ottageLeslie

35

18

28

Car Park

Christian

War Memorial

33

way Place

to

2

15

6

14

5

to

1

69

51 55

53

15 to 18

61

6765 71

Centre

11 to 13

17

1

4

12

14

8 to 10

5 to 7

3

53

Olde Kings

Head Court

Car Park

4

Dorking M

useum

9a

9

10

11

7

8

Current use Offices Developer’s proposed use Residential

Total site area (ha) Developable site area (ha)



0.5 0.5 50 (including an element of conversion of existing office space)

40

Description of site

The site consists of a purpose-built mixed use shopping centre constructed around 1990. It encompasses around 20 units including an M&S and Dorking library centre with office accommodation (units 215m2 to 617m2) and 10 existing residential units (8 studio and 2 one-bedroom flats – accessed via St Martin’s centre) on its upper levels. There is on site car parking (12 spaces) for tenants of the centre under the building, which is accessed from Mill Lane.

St. Martin’s Church and St. Martin’s Walk Car Park are situated to the east and to the north across Mill Lane, at a significantly lower level. Across Mill Lane there is a three storey block of 1960s-era flats (Church Gardens). Mill Lane skirts along the eastern boundary of the site sloping down south-east to north-west and it contains residential properties and the side elevations of commercial uses. The High Street runs to the south of the site and provides pedestrian access to the ground floor retail uses contained within the centre.

Planning history The St Martin’s Walk development was approved in 1988 (including 1,365 m2 of office space - MO/88/1224). Planning history since this time

relates to existing occupation.

Planning Policy

Part Primary and part Secondary Shopping Frontage within Dorking Conservation Area.

The office units are not encompassed by the issued Article 4 Direction.

Access

Pedestrian access via pedestrianised shopping street. The existing office accommodation is accessed via a door immediately to the right hand side as the centre is entered from the High Street. Additional entrance would be proposed on Mill Lane

Access for parking for the commercial units is via Mill Lane.

Flood Risk There is no risk of fluvial or surface flooding.


The site is within the Dorking Built Up Area, within the Conservation Area and adjacent to the St Martin’s Church listed building.

The Dorking Town Centre Conservation Area Appraisal identifies key vistas across the site both towards the ridgelines of the Surrey Hills from St. Martin’s Walk and towards the St. Martin’s Church from the surrounding area.



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N

Physical Constraints None



The site is located in the heart of the town centre and the proposed residential accommodation would site above retail units, cafes as well as a library, and would be within a 15 minute walk of the town’s three railway stations.

Conversion of the existing office space to residential could be achieved under permitted development and the provision of additional small units would contribute to housing capacity in a highly sustainable location.

However, given the prominent location and

elevation of the site, any design which increased the height of part of the building would require careful assessment in terms of the relationship with the surrounding area and impact on nearby residential properties.

The impact on traffic and parking (including servicing the existing shops) would also require careful consideration.

HD001 – Headley Court, Headley Road, Epsom, KT18 6JW

Headley

Court

Stables

Headley Trace

Park

Headley

Farriers

Norwood

Green

Play Area

Court Farm

Playing Field

Hambleton Wood

Pignut Wood

Tyrrell's Wood

Tyrrell's Wood

Current use

Defence Medical Rehabilitation Centre (DMRC) Use Class C2

Developer’s proposed use Residential

Total site area (ha) Developable site area as calculated by MVDC (ha)



33.2

3ha This is the approximate area occupied by existing buildings, car parks/hardstandings and other built structures. It does not include gardens and other open amenity land.

260-347 (gross) through redevelopment of existing buildings, plus 35 additional units through conversion of Headley Court mansion house, subject to more detailed architectural advice

This is a complex site and best way forward, including scope for residential redevelopment, is subject to ongoing discussion. At this stage, it would be reasonable to assume a capacity in the order of 150 dwellings gross. This figure may be reviewed as discussions progress.

Since the existing developed areas include 63 existing service dwellings, this would suggest a minimum capacity of approx. 90 dwellings net.

Description of site

The site has been used as a Defence Medical Rehabilitation Centre (DMRC) for over 60 years. It is a Grade II listed former country mansion. The wider site has many outbuildings and listed heritage features. Whilst lying to the south east of Leatherhead and adjacent to the M25 motorway the site is self-contained and somewhat isolated from local facilities and amenities.

The site includes a number of substantial institutional buildings providing medical, rehabilitation and leisure facilities as well as areas of housing. There are also areas of hardstanding providing car parking, several areas managed for outdoor recreation (sports pitches etc) and formal gardens. Some of the buildings were erected on temporary planning permissions, personal to the MOD and tied to the existing institutional use of the site. Throughout the complex there are areas of open space and a strong connection with the attractive surrounding countryside. MVDC’s assumed developable area is based on the area of existing buildings, car parking and service areas, which total approximately 3ha.

Planning history Planning history relates to current (DMRC) activity.

Planning Policy

Saved Local Plan policy RUD21 identifies Headley Court as a major developed site in the Green Belt and states that limited infilling and redevelopment may be appropriate. The NPPF does not carry forward the “Major Developed Sites in the Green Belt” designation, however the Local Plan policy reflects the fact that there is a substantial amount of built development on the site already. The NPPF allows for redevelopment of previously developed land in the Green Belt, subject to impact on openness and the purposes of including land in the Green Belt.

Access The site has existing accesses from Headley Road, The Drive, Lee Green Lane and Tilley Lane.

Flood Risk The site is not at risk from fluvial flooding. Surface water flooding is present in the north east and south west corners of the site.


The site is not within an Area of Outstanding Natural Beauty or an Area of Great Landscape Value. The AGLV boundary is about 500m to the south.

There are significant heritage constraints: the site is developed around a Grade II Listed mansion house and there are several individually listed structures in the formal gardens. There are sites of archaeological potential around the edge of the site.

There are some areas of ancient woodland around the periphery of the site.


Promotor advises Phase 1 study has been undertaken and biodiversity value of the site found to be low. There is an SNCI to the south of the site which abuts the south west corner of the site.

SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI Y


There are four areas of land that are low risk of contamination around the periphery of the site, and a landfill area in the north east corner. There are medium and low pressure gas mains serving the existing houses on Dale View. A footpath and a bridleway within the site.

Is the land? Available Yes, in 2018 Achievable 1 – 5 Yrs /

6 – 10 Yrs


The site has a number of both physical and policy constraints that will need to be considered when bringing forward any redevelopment. However, in light of the proposed relocation of the existing use, a satisfactory use is required to safeguard the future of the site, including the heritage assets. The site is within the Green Belt. Its development potential is limited to redevelopment of existing buildings in a form which does not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development (NPPF para 89). The estimated yield reflects this existing policy framework. Heritage issues are also a significant constraint and the character and setting of the listed building and its associated structure will be a major concern. There are nature conservation interests in the immediate vicinity which require protection. The impact on the predominantly rural character of the area will be a key consideration. This will include consideration of the impact of additional traffic along the narrow rural lanes. Although there is a certain amount of traffic associated with the existing use, the fact that the site is a residential institution, with staff living on site, limits the number of traffic movements. Therefore, the impact on additional traffic on highway safety and amenity will require careful consideration.

LH019 – Bull Hill, Leatherhead KT22 7AH

26

30

28

32

34

24

22

41.2m

The C

ottage

Fairmount House

Wesley House

1

31

9

to

Hazeldean

Leith

Sorting

House

El

Sub

Sta

Office

LB

Public Gardens

Car Park

L

Sta

35.7m

El

Sub

Memorial Gardens

1

King George V

31 to 36

5

35.4m

SL

Car Park

Post

She

lter

Park

House

Playground

Warehouse

35.9m

Railway

4

3

12

Cottages

way

1 to

4

Cou

rt

Sim

ons

tages

44.5m

Bank

PH

Harrington H

ouse

Windrus

Works

M

Ram

p

Royal Swan Quarter

50.7m

Club

Surgery

40.3m

Bank

Thorncroft

41.2m

49.3m

Car Park

Fairmount House

Burleigh

Hazeldean

Bel

mon

t Hou

se

Telephone

Sorting

Office

Exchange

Public Gardens

Car Park

Holly Court

ridan House

35.7m

35.7m

Garage

35.7m

Memorial Gardens

King George V

Court

Copperfield

Oaks Court

35.4m

Car Park

Car Park

Warehouse

35.9m

Station

Subway

Leatherhead

Wates House

39.7m

Current use

Around two thirds of the site is developed with public car parks and office buildings, the rest is occupied by public gardens


Mixed use, including A1, A3 uses at ground floor, leisure, residential, commercial use and a multi-storey car park together with pedestrian links and public open space. (Subject to viability testing).




3 3 (including retention of an area of public open

space)

N/A 120 (may increase subject to further viability work include traffic modelling, to resolve the most appropriate development mix and design)

Description of site 1.25

This large rectangular generally open site occupies a key strategic location in Leatherhead - between the town centre and the station. The site is considered to be approximately one third greenfield and two-thirds previously developed land.

The Red House Gardens public park occupies a central western portion of the site. Surface level public car parks are situated along the edges: Station Road Car park (99 spaces) is located to the south-west of the site and the Randalls Road Car park (226 spaces) in the north and north-east. Two office buildings are situated in the south-eastern corner of the site: Park House, a small storage building, and the 3-storey Fairmount House. There is ancillary surface level parking for these uses. The site is bordered on its western boundary by the main line railway and on all other boundaries by the road network. To the east, on the other side of Bull Hill Road, the land slopes upwards through King George Gardens and the listed building, Wesley House is located on the junction of Bull Hill with Leret Way. To the south there are number of commercial properties along Station Road, including a modern Lidl Supermarket. The approach to the station is located to the north in addition to a number of residential properties.

Planning history Planning History relates to office buildings on site.

Planning Policy

Identified as a potential development site within the Transform Leatherhead Masterplan.

The south-eastern corner of the site falls within the Leatherhead Business Development Area (Policy E7).

Policy CS16 requires that open space is safeguarded from development.

Access There is access at various points around the site.

Flood Risk There is a risk of surface water flooding in the north west of the site.


The site is not within an Area of Outstanding Natural Beauty or an Area of Great Landscape Value.

It is within the Railway Corridor character area of the Leatherhead Built-up Area Character Appraisal.

There is a Conservation Area and a Site of High Archaeological Potential opposite the south-eastern corner of the site as well as a number of

listed buildings, including Wesley House.



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N


The north eastern corner of the site has potential for contamination, as does the western boundary and there are medium and low pressure gas pipes running through the site. The site is within ground water protection zones 1 and 2. There are also tree preservation orders surrounding Fairmount House.

Is the land? Available Y Achievable 6-10 years


The site is a key element of the masterplan to regenerate Leatherhead’s centre. The idea is to capitalise on the advantages of this location between the town centre and the station, and serve as the catalyst for its transformation. The capacity of the site will depend on the resolution of the balance between the residential accommodation, commercial uses and the parking provided within a scheme. In addition, the design will need to consider the proximity of the conservation area on the approach to the town centre. The highways implications of the site and the attainment of funding are both important considerations. Due to the close proximity to the railway line advice from Network Rail will also have to be taken in to account when bringing the site forward.

LH084 Leatherhead Sorting Office & Telephone Exchange, Station Rd, Leatherhead KT22 7A

1 to 9Cotta

ge

Cot

tage Cor

nerMole Villas

Asp

ende

n

h

Woo

dbur

y

CourtBurleigh

DurhamCourt

14 to 16

1 to 12

1to17

1

3

Hou

se

9

to

Hazeldean

Mar

lbor

ough

Leith

Gla

mor

gan

Gle

n H

ouse

Red

esda

le

Bel

mon

t Hou

se

2

Ram

bler

s

Telephone

Sorting

House

El

Sub

Sta

Office

LB

Exchange

Car Park

1

Sub Sta

19 to 36

1 to 11

El

Holly Court

SL

18.25

MP

26

28-32

47

34

Stonebridge

House

32.1m

ULC

Haydon

Claire

(PH)

Bominflot

Court

The Running Horse

House

1 to 9

HouseHouse

James

Cottage

Cot

tage

CornerMole Villas

Hall

Aspe

nden

Kingdom

Heron

s Ghy

ll

1

3

St Joh

n Hou

se

12 to 18

(um)

Path

River Mole

Ho

Swan

41.2m

Fairmount House

Woo

dbur

y

Court

Burleigh

Durham

Court

14 to 16

1 to 12

1to17

1

3

Hou

se

1

9

to

Hazeldean

Mar

lbor

ough

Leith

Gla

mor

gan

Gle

n H

ouse

Red

esda

le

Belm

ont H

ouse

2

Ram

bler

s

Telephone

Sorting

House

El

Sub

Sta

Office

LB

Exchange

Public Gardens

Leatherhead House

Car Park

1

Sub Sta

19 to 36

1 to 11

Path (um)

El

Holly Court

SL

18.25

MP .25

MP

ub Sta

Current use Royal Mail Sorting Office and telephone exchange. Developer’s proposed use Residential

Total site area (ha)

Estimated developable site area (ha) Developer’s suggested yield


0.77 0.77 N/A 95

Description of site

The site consists of two buildings: the two storey sorting office and the three storey telephone exchange, with a hard surfaced parking area to the rear.

The site is an area of mixed business, retail and residential use. The site is a corner plot bordered on three sides by roads: to the north Station Road (A245) with the Leatherhead Park surface level Car Park and Redhill Gardens public park beyond; to the west Waterway Road (B2122 – which is one of the main routes into Leatherhead) with the railway embankment on the other side, and to the south Belmont Road with purpose-built flats on the other side. To the east the plot it is bounded by commercial office properties along Station Road and by residential properties along Belmont Road

Planning history

Historic applications relating to the use of the site as a Royal Mail Sorting Office. The most recent is a refused application for signage (application MO/2016/0178 refers.)

Planning Policy

The site is within the built up area of Leatherhead, and has been identified as suitable for housing in the Transform Leatherhead Master Plan.

The section of Station Road opposite the site has been marked in the existing Local Plan for highways improvements, including the revision of the one way system. This is something that may be included in the Transform Leatherhead Project.

Access The site can be accessed from Station Road.

Flood Risk

The site is not at risk from fluvial flooding. There is some surface water flooding on the north west corner of the site.


The site is not within an Area of Outstanding Natural Beauty and Area of Great Landscape Value. The site sits within what is identified with the Railway Corridor character in the Leatherhead Built up area Character appraisal.

Leatherhead Conservation Area is 130 metres to the east of the site.


SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N


There is medium risk of contaminated land along the western boundary of the site, and medium pressure and low pressure gas mains run along the north and south of the site. The site is in ground water protection zone 1.


Potentially, subject to agreement between the two landowners and suitable relocation of existing uses

Achievable 11-15 years

Potential suitability for development The site was identified in the Transform Leatherhead Masterplan and given the site’s

proximity to the station, town centre and the Bull Hill site, in addition to its gateway location, it is a good candidate for an intensive use of land. However, it does sit within part of the Leatherhead one way system and both the impact of additional dwellings in this area, and any future highways improvements will need to be considered. Consultation with the operators and potentially alternative sites for the sorting office and telephone exchange may need to be found before the site can be brought forward. In addition, given the close proximity of the site to the railway, consultation with Network Rail will be necessary.

LH141 Claire House and James House, Bridge Street, Leatherhead, KT22 8BZ

U

Haydon

Claire

(PH)

Court

The Running Horse

1 to 9

HouseHouse

James

CottC

ot

Hall

Asp

Kingdom

Heron

s G

hyll 1

3

St Joh

n Hou

se

14

Harrington

o

12

11

35

El Sub

37

26

1

36.8m

1

Sta

a

3

44

Path

36

43

Pond

28-32

47

35

34

35

Stonebridge

House

to

2

4

Path (um)

5 to 12

Bridge Court

32.1m

14 to 25

ULC

Haydon

Claire

(PH)

Bominflot

Court

The Running Horse

House

1 to 9

HouseHouse

James

Cottage

Cot

tage

Corne

rMole Villas

Hall

Asp

ende

n

Kingdom

Heron

s G

hyll

1

3

St Joh

n Hou

se

Leatherhead33.5m

Bridge

Path

Riverbridge House

CRWard Bdy

Fetcham

El Sub Sta

Riversway

12 to 18

Wallis Mews

16 17

10

River Mole

Riverside Court

El Sub Sta

El Sub Sta

HouseSwan

16

22

12

24

Thorncroft

1 to 17

Woo

dbur

y

Court

Burleigh

Durham

Court

14 to 16

1 to 12

1to17

Gla

mor

gan

Gle

n H

ouse

Red

esda

le

Bel

mon

t Hou

se

2

Ram

bler

s

Telephone

Exchange

1

Sub Sta

19 to 36

1 to 11

El

Holly Court

18.25

MP

Current use Offices (B1a) Developer’s proposed use

Mixed commercial/ residential incorporating quality riverside public realm




0.21 0.21

N/A The site has a known capacity of 25 units based on an approval to convert the existing building. However, the Council is actively looking at redevelopment options which would increase this site’s potential. This will be kept under review.

Description of site

The site is occupied by two office buildings: one of 4 and the other of 3 storeys with a parking area to the rear and an access road and area of green landscaping to the front. To the south the site front onto and overlooks the

River Mole with a tree lined bank and river path running alongside, and the listed Town Bridge, which shoulders one of the main routes into Leatherhead. Along the eastern boundary of the site is the Bridge Street surface level car park. Skirting the site to the north are a side elevation and parking area for Haydon Court flats and the Running Horse Pub beer garden. To the west are the single storey Place of Worship Kingdom Hall and the rear of some purpose-built two/three storey flats along Emlyn Lane. Beyond the site on the other side of Bridge Street on the junction with Minchin Close there is a 4-storey 1960s-era flat-roofed block of flats. The site is predominantly urban in character. However, the river corridor to the south provides an attractive setting through this part of the town.

Planning history

Prior notification for conversion of first to third floor offices (Use Class B1) into 25 No. residential units (Use Class C3) (MO/2014/1918)

Planning Policy

The site is within the built up area of Leatherhead. It has been identified as a site for re-development as part of the Transform Leatherhead Project’ s Riverside Quarter and has been identified as a mixed use development that may create a south west gateway in to the town.

The office units are not encompassed by the issued Article 4 Direction.

The site is within a zone of high archaeological potential. The archaeological potential of the site will need to be determined through a survey.

Access The site has existing access from Emlyn Lane (James House) and Bridge Street (Claire House).

Flood Risk

James House is in flood zone 3, and Claire House is in flood zone 2. The majority of the site is also at risk from surface water flooding (200 year deep) with a smaller, more central section at risk from 30 year deep.


The site is not within an Area of Great Landscape Value or an Area of Outstanding Natural Beauty.

The town centre Conservation Area boundary is immediately to the north east, adjacent to the

northern boundary of Claire House. The Running Horse pub located to the north of Claire House is a Grade II* listed building and Leatherhead Bridge, adjacent to the site, is Grade II listed.


There are no nature designations on the site itself, but the section of the River Mole directly to the south of the site is a Site of Nature Conservation Importance and parts of the river bank are within a Local Nature Reserve.

SPA N

SAC N

NNR N

SSSI N

LNR

Y (south of site inc.

River Mole)

SNCI

Y (The River Mole)


There is an area identified as being at risk of contamination (high risk) on the northern-western part of the James House site. The site is within Groundwater Protection Zone 1.



The site is well located - close to Leatherhead Town Centre and train station. The site provides an existing employment use. However, the principal of housing on the site has already been established through the prior approval of the conversion of the office space to residential, and there are issues with the viability of its continued use as office premises. The site has been identified as a suitable site for mixed use development in the Transform Leatherhead Masterplan. The river corridor to the south is attractive but currently limited and would benefit from improvements. The situation of a café on the ground in this location would enable the riverside frontage to be enjoyed and make this a attractive feature of Leatherhead town centre. However, the impact on the adjacent heritage assets and the amenities of the nearby residential properties of any net increase in the height of the built form on site would need to be thoroughly evaluated.

There is a risk of both fluvial and surface water flooding, which will require mitigation. However, flood alleviation measures for Leatherhead are currently being explored by the Environment Agency. This may result in a revision of the flood risk to the site. Further advice from the Environment Agency is required.

LH149 Kingston House Gardens, Leatherhead KT22 7HL

37

30

50.7m

38

42

1

36

17

8

11

15

22 to 30

47

Surgery

El

Sub Sta

1

14 15

9

Car Park

2230

20

29 21

1112

Garage

21

6

12

El Sub Sta

16

Po

1

721

17

4

17

23

19

19

19a

1

Queen Anne's M

ews

22

5

21

68

2956

Pavilion Terrace1

7

11

4

15

5

6

8

9

22

24

El Sub Sta

1

Windrush

50.7m

3

Court

9

Annes

5

7

2

12

4

10

8

2

11

1

Post

Fraser Court

Queen

2

1

6

1 to 4

37

25 to

35

23

20

Works

1 to 78

Car Park

ULC

Multistorey

Ram

p

Royal Swan Quarter

30

50.7m

38

42

1

36

44

46

Club

17

8

2

TCB

11

15

16

4

Childrens

22 to 30

47

Linden House

Surgery

Nursery

El

Sub Sta

1

1415

9

1

6

3

16

Cottages

Flint

12

14

10

26

1

3

30

28

32 7

34

41.2m

2

49.3m

Car Park

The Cottage

Wesley House

22

30

20

29

21

11

12

1 to

14

35.7m

Court

Hill Rise

Garage

Sta

35.7m

El

Sub

Memorial Gardens 2

1

King George V

Court

El Sub Sta

31 to 36

7 to 12

14 to 30

Copperfield

1 to 6

5

34

21

2

Current use Residential Developer’s proposed use Residential




0.65 0.65 N/A 14 (net – 46 gross)

Description of site

Kingston House Gardens is in existing residential use and is located on a prominent site within the built-up area of Leatherhead between Bull Hill and Upper Fairfield Road, on one of the main routes into the town centre. There are 32 dwellings on the site (density 49 dph). There are a mix of densities surrounding the site with detached houses to the north-east and terraces to the south-east on the opposite side of the Upper Fairfield Road. To the south there is a car park where serves the listed office building (Wesley House) beyond, and King George’s public gardens which curve round to the west. The Gardens incline markedly from west to east from Bull Hill Road up to the site. A Petrol station is located at the northern tip of the site, at a lower elevation on the junction of Kingston Road and Park Rise.

Planning history Historic planning applications relating to residential development.

Planning Policy

The site is within Leatherhead built up area and has an established residential use. The site is identified in the Transform Leatherhead Master Plan as an opportunity for new housing within the New Urban Quarter (which also includes Bull Hill).

Access There is existing access via Fairfield Road.



The site is not within an Area of Outstanding Natural Beauty or Area of Great Landscape Value.

The site is adjacent to Leatherhead Conservation Area and close to Grade II listed Wesley House.


The site does not have any Nature Conservation or Biodiversity constraints, but there will be opportunities for biodiversity enhancements within the site.

SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N


The site is within Groundwater Protection Zone 2 and a low pressure gas pipe along north east boundary of the site.



The site has excellent access to the facilities of Leatherhead Town Centre and Leatherhead train station. The estimated yield takes account of replacement of the 32 existing dwelling units on the site; the increased housing which can be secured as a result of redevelopment is therefore limited. In addition, in view of the prominence of the site due to its elevated topography, and its relationship to sensitive surrounding features (including the setting of the adjacent Conservation and listed buildings); the design, form, height, scale and massing of any development proposal would need to be evaluated carefully.

L151 - Prestige Carwash, Barnett Wood Lane, Leatherhead KT22 7DY

Farm House

1

43.3m

Barnettwood

2

Merton C

ottages

Track

41.3m

42

El

Sub Sta

43.3mMerton C

ottages

Track

41.3m

Thornet House

Tanner House

Prim

e House

40.2m

Path

Track

Allotment Gardens

39.9m

Drain

39.2m

1a

Current use

Car wash (350m2), presale preparation of cars (630m2) and livery (185m2)


Total site area (ha) Estimated developable site area (ha) Developer’s suggested yield


0.47 0.47 15 15

Description of site

The previously developed site is on the south side of Barnett Wood Lane on the eastern edge of Leatherhead. The site is in the Green Belt between Leatherhead and the M25/Ashtead. The site has an industrial use and there are existing buildings on site, including some substantial single storey portal frame buildings. The site is 150m to the east of the M25. There are a mix of employment and residential uses in the built up areas to the west. The Barnett Wood Lane allotments are to the south west and are within the defined built up area. To the east and south is an open field separating the site from the M25, which is on a raised embankment in this location.

Planning history Some history relating to the current use of the site.

Planning Policy

The site is outside the built up area, but immediately adjacent to its boundary. The site is within the Metropolitan Green Belt.

Access Access to the site is via Barnett Wood Lane.



The site is not within an Area of Outstanding Natural Beauty or and Area of Great Landscape Value.

There are listed buildings immediately to the west of the site.


The site does not have any Nature Conservation or Biodiversity constraints. However were the site to be redeveloped there would be opportunities for Green Infrastructure/biodiversity enhancements.

SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N

Physical Constraints Low pressure gas main runs along the northern boundary of the site.



The site is on the edge of Leatherhead and has good access to Barnett Wood Lane. The site is within the Green Belt. Under current policy, therefore, its development potential is limited to redevelopment of existing buildings in a form which does not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development (NPPF para 89). The estimated yield reflects this existing policy framework. In addition, the setting of the adjacent listed buildings would require safeguarding.

LH152 - Land r/o Grantham House, 11-15 North Street, Leatherhead KT22 7AX

8

Harrington H

ouse1 to 9

HouseSwan

Thorncroft

12

6

2

10

1

8

4

Bank

2

1

53

7PO

Posts

Surgery

Car Park

62

Northbank

2

7

4

13

1

CR

House

14

Shelter

PH

167

TCBs

18

6

19

15

8

17

14

Harrington H

ouse 1 to 9

Wo

1 to 78

Royal Swan Quarter

Childrens

Nursery

60

37

26

36.8m

a

Calvert C

ourt

23

1 to 5

28-32

47

35

34

35

Stonebridge

House

m

ULC

Haydon

Claire

(PH)

Bominflot

Court

The Running Horse

House

1 to 9

House

1

6

3

16

Cottages

Flint

12

14

40.3m

20

2 to 6

Bank

10

26

1

3

30

28

32

7

34

21

War Meml

17

24

22

House

Swan

16

22

12

24

Thorncroft

1 to 17

2

Fairmount House

Wesley House

Woo

dbur

y

Court

Burleigh

Durham

Court

14 to 16

1 to 12

1to17

3

Hou

se

1

Hazeldean

Red

esda

le

Current use Ancillary private parking Developer’s proposed use Residential




0.06 0.06 7 N/A – current

application (see below)

Description of site

The site is a private car park in a back land location to rear of retail premises in Leatherhead town centre. There are existing residential units in the area, but the most prominent use is retail, including a Lidl Store close to the site. The retail premises at the front of the site face North Street.

Planning history

In 2011 planning permission was granted to change the use of offices above 11 – 15 North Street to 9 residential flats with 11 parking spaces, 1 motorbike space and 20 cycle parking spaces in the basement. (MO/2011/0907). The ground floor of 11-15 North Street remains retail.

Planning Policy

The site is within the Leatherhead Business Area boundary and is adjacent to Leatherhead Shopping Area.

Access The site is accessed via North Street

Flood Risk Possible risk of surface flooding to north east of site.


The site is not within an Area of Outstanding Natural Beauty or an Area of Great Landscape Value.

The site borders the Leatherhead Conservation Area.



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N

Physical Constraints Vehicle ramp to basement car park serving flats at 11 – 15 North St.

Is the land? Available Yes Achievable 1-5 Years


The site is close to the facilities of Leatherhead Town Centre and has good transport connectivity. There is also an established residential use on the site. Due to the enclosed nature of the site and the mix of surrounding developments the impact on amenities of existing and future occupiers will need to be considered. The site was submitted during the Call for Sites, but a planning application was subsequently submitted for a scheme providing 7 flats, which has now been withdrawn following advice from officers. A further application has also been submitted at Stocks House, which is the immediately adjoining site, for 5 flats to the rear. To avoid double-counting or pre-judging the outcome of the existing application on Stocks House or any future applications at Grantham House, no figure has been given for the future capacity at this stage. If a planning application is successful, it will form part of MVDC’s five year land supply.

APPENDIX 2b

SITE ASSESSMENTS: SAFEGUARDED EMPLOYMENT SITES

See also Table 3.2

Esso House

82

9

92.7m

Track

Track

96.7m

Path

91

45

Pond

100.1m

95.9m

Path

Esso House

86

27

32

4

80

25

39

79a

7

51

90

96

2

92

94

98

Milner House

El Sub Sta

AS082 – Ermyn House (aka Esso House), Ermyn Way, Ashtead KT22 8UX

f

Current use Office building Developer’s proposed use

Residential or mixed-use


Developers suggested yield


8.6 8.6

Up to 400 0

Description of site

This triangular site supports a stand alone purpose-built headquarters office building (basement plus three storeys) comprising 33,000m2 GIA 1980s/90s office floor space in a campus setting. The building is currently occupied by Exxon Mobil. About 4.5ha of the site is previously developed land. There is an open landscaped area to the north, which is excluded from this figure. The whole site is within the defined built up area.

Green Belt (farmland) bounds the site on two of its three sides, with the M25 lying beyond the field to the south. There are also strong, mature tree belts along these boundaries. The third side is delineated by the rear gardens of suburban residential properties and a nursing home.

Planning history

Current office building constructed under permission MO/84/0600. Permission granted in March 2016 allowed the variation of conditions to allow the building to be used for unrestricted Class B1 use. Conditions attached require the retention of a minimum 780 parking spaces and retention of an identified area of open amenity

space.

Planning Policy

The site is designated as existing Industrial and Commercial Land where there is a presumption that the land will remain in employment use under policy CS12.

Access There is existing vehicular access from Ermyn Way.

Flood Risk Small patches of land at risk of surface water flooding.


Office building lies in a campus setting adjacent to Green Belt. The northern triangle of land is identified open amenity space.

This site is within the West Ashtead character area identified within the Built Area Character Appraisal for Ashtead. This describes the area as containing dwellings set back from main routes, with front gardens and large street trees. It finds that there is a strong garden setting with many mature trees and good sized gardens in relation to dwelling sizes. It identifies the area as having a varied housing design overall, but with a high level of consistency within each street / cul-de-sac, giving its own visual identity.



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N


TPOs at entrance, south east tip of site and eastern boundary. This covers an area of approximately 1.47ha, about 17% of the site.

High risk of contamination.

A planning condition attached to MO/2015/2021 currently requires the large area of amenity space to the north of the site to be exclusively retained for that purpose ‘in the interests of the visual amenities of the area.’

Is the land? Available Not in short term

Achievable

6 – 10 years or 11-15 years


This site currently accommodates one of the District’s major large firms and is one of a number of business HQs located within the District. The site has good connections with M25 strategic road network which make it suitable for a Global company, particularly with regards to connections to Heathrow and Gatwick

The site is within an area that is currently safeguarded for industrial and commercial uses. At the time of writing, the presumption is that it should remain in employment use, as indicated in the Economic Development Needs Assessment. Therefore no assumption is made about its potential capacity for residential development. However, there may be some scope for alternative use or mixed use development during the plan period, if it becomes clear that there is no reasonable prospect of employment use continuing.

DK049 - Station Road Depot, Station Road, Dorking RH4 1EH

a

CCant

23

1

9 10 4

Washw

Bridg

51.8m

1

1

3

GP

A

Curtis Gardens

8

14

WB

Electricity

Newrella

House

Old Water Yard

Cott

Council Yard

15

16

Sta

El

Sub

Sub StaEl

Communications

House

3

Gas Valve

Compound

Pipp Brook

El Sub Sta

a

1 t

1 to 47

19

Court

Canterbury

15

24

23

1

9 104

Washway

Bridge

51.8m

1

1

5

3

2

1

30

7

1

12

GP

Par

klan

ds H

ouse

8

2

K

Wor

ks

A

E

Q

Parsonage

Merchant

Reeve

Yeoman

Franklin

House

House

House

House

Spring

54.4m

Court

1

Barn

1210

Cottages

2

Curtis Gardens

8

14

2125

WB

Electricity

Newrella

House

Old Water Yard

Cott

Council Yard

9

MiniatureRifle Range

County Library

Sub-Headquarters

1

5

15

16

Spring Gardens

20 19

Halls

Sta

El

Sub

Sub Sta

El

Communications

House

3

4

2

Holmdale

Pavilion

Saddlers

Southernhay

Dorking Bowling Club

Mead

6

SouthMead House

24

8 53.7m

LB

TCB

2

Vine Court

1

16

Stalwart House

Parsonage Mills

House

Gas Valve

Compound

Pipp Brook

El Sub Sta

Brockham

House

Kaupthing House

Current use Depot use consisting of workshop, parking, storage and ancillary office space.

Developer’s proposed use Alternative employment use

Total site area (ha) Developable site area (ha) Developers suggested yield MVDC estimated net housing yield

0.43 0.43 N/A 0

Description of site

This Council depot site lies within the south eastern corner of Curtis Road Industrial Estate in the built-up area of Dorking, 200 metres from Dorking’s main thoroughfare.

The site is surrounded by industrial uses: to the south the Old Water Yard – a series of mainly single storey workshop spaces and the Council-owned Communications House/Electricity Cottage site, to the west the Attlee Country Stores, Parsonage Mill complex.

The Pipp Brook runs immediately to the north of the site with the Attlee access beyond, whilst to the east the site is bounded by Station Road (A2003) with the grounds of Canterbury Court sheltered housing complex on the other side.

The availability of this site depends on potential relocation of the existing Council Depot use to a suitable alternative location.

Planning history

This land formed part of a wider site on which planning permission for a large retail store (5,869m2) was refused in October 2011 (application number MO/2011/0672 refers).

Planning Policy

Policies DT11 and 12 of the Dorking Town Area Action Plan identify the site as lying within an area that safeguards existing Industrial and Commercial sites and allocate it for redevelopment for Industrial and Storage or Distribution Uses.

Access Vehicular access is available from Station Road.

Flood Risk

The entirety of the site falls within Flood Zone 3 and is liable to surface water flooding. Historically the Pippbrook has flooded part of the site.

Policy DT13 states that an 8m undeveloped buffer zone of green infrastructure from Pipp Brook should be introduced through new development.



The boundary of the Dorking Conservation Area is around 60m to the south.


SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N

Physical Constraints The land is identified as being at risk of contamination (high risk).


Yes, subject to relocation of existing Depot use



The site is within an area that is currently safeguarded for industrial and commercial uses. At the time of writing, the presumption is that it should remain in employment use, as indicated in the Economic Development Needs Assessment. Therefore no assumption is made about its

potential capacity for residential development. However, there may be some scope for alternative use or mixed use development during the plan period, if it becomes clear that there is no reasonable prospect of employment use continuing.

The high level of flood risk and proximity to the Pipp Brook is a significant constraint on potential future uses.

F

1 2

Friends

Meeting Hou

(Society of Frie

South House

36

40

Shelter

39a

Car Park

1

2

5

Dyson Court

1 to 24

77

120

134

to 1

361

1514a

2

South Street Cottages

126

128

18

140

7

14

26

St Joseph's

l

38

42 to 46

PH

PC

3

TCB

21

6

War

Memor

ial

48

LB

37

39

El Sub Sta

45

68.8m

51

57a

1110

12 to

16

55

8

68.4m

116

118

8688

84

1

2

21a to 37a21b to 37b

2982

68

66.3m

62 6472

707674

78

66

106

104

96

92

94

102

90

98

20a

38

132

124a

124

13

130

1to6

20

Lawster

Com

mun

ity

Highl

and

Cott

Hatto

n

Car Park

House6

Cro

ssw

ays

Bapt

ist C

hurc

h

1

PlaceWestern

12

21

11

7

Vincent Mews

3

8

JunctionMews

1

17a

Works

21

17

4

1

Sun Row

3

Villas

5

1

Cyprus

4

2

1

19

7

34

14

1

11

36

9

4

HouseWhitby

Villa

18

Walk

Roses

Vincent

15

13

26

33

Cottages

18

13

19

1

3

8

12

20

15 13a

1

13b

39

14

5

1

5

13c

13d

7

36

34

30

3535

a

1

9

24

22

El Sub Sta

1

Holmbury

38

32

LB

Fleet Villa

Laurel Villa

Chryston

63.4m

1826

116

118

8688

84

12

82

68

7270

7674

78

66

106

104

96

92

94

102

90

98

20

PlaceWestern

12

2 1

11

7

Vincent Mews

3

8

Junction

Mews

1

17a

Works

21

17

4

1

Sun Row

3

19

7

34

14

1

11

36

9

4

26

3

8

32

DK193 – Clears Yard, South Street, Dorking, RH4 2HA & 17B Vincent Road, Dorking, RH4 3JB (Submitted under the name of Vincent Works)

Current use Engineering works (1,465m2) plus laundry. 17B = service garage (172m2)





0.31 0.31 20-25 0

Description of site

The site comprises a series of existing buildings around the edge of a multi-use yard. 17B Vincent Road is a car service garage that is located on the southwestern corner of the site.

The site is in a primarily residential area, with access to the site coming from the north-eastern corner of Vincent Road. Adjacent to the east is South Street (the A25) which is lined with shops. To the north lies a similar open industrial yard, whilst on every other border are residential properties.

Planning history

Planning Permission granted for 5 dwellings and change of use of rear of 96 South Street to plant hire yard. MO/2007/0449 (Land rear of 94-102 South Street) now expired.

Current Planning Application Ref MO/2016/1908 on 0.24 Ha, Clears Yard, for 26 dwellings

(108dph).

Planning Policy

The site is with Dorking Conservation Area and adjacent shops on South Street are Grade II listed

The buildings are within the Dorking Town Centre Boundary (Policies DT2 / CS6 seek to enhance the attraction of the town centre for shopping, business, leisure, cultural and recreational activities).

Access Access to the site would be from the northeast corner of Vincent Road.

Flood Risk Flood Zone 1.

Landscape/Townscape Character The site is not within an AGLV or an AONB. The site does, however, fall within the Dorking Conservation Area.



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N

Physical Constraints TPO/113/5/H protects an area of trees located on the western portion of the site.


Potential Suitability for Development

The site is situated very close to Dorking town centre which has good transport links and an array of services and facilities.

This is an existing employment site. Although it is not designated as safeguarded employment land, it is in a central and accessible location and should therefore be safeguarded for employment use, as indicated in the Economic Development Needs Assessment. Therefore no assumption is made about its potential capacity for residential development. However, this issue is currently under active consideration as part of an extant planning application.

WB

Electricity

Newrella

House

Old

Cott

Sta

El

Communications

House

23

1

9 10 4

5

1

1

5

3

2 1

1

Barn

12 10

Cottages

2

Curtis Gardens

8

14

WB

Electricity

Newrella

House

Old Water Yard

Cott

Council Yard

15

16

Spring Gardens

20 19

Sta

El

Sub

Sub Sta

El

Communications

House

3

2

Parsonage Mills

Pipp Brook

DK195 – Communications House/Electricity Cottage, Curtis Road, Dorking, RH4 1EJ

Current use

Workshop with offices, as well as Electricity Cottage used for emergency accommodation by MVDC.





0.11 0.11 N/A 0

Description of site

The site fronts Curtis Road and supports a workshop with offices on the first floor front section. The site also incorporates Electricity Cottage which is used as emergency housing by Mole Valley District Council.

The site adjoins the Station Road Depot Site to the north. To the east is the Old Water Yard – a series of mainly single storey workshop spaces. To the west of the site is a substantial industrial building serving the electricity sub-station. To the south of the site across Curtis Road is a row of period terraced houses.

Planning history

In 1997 an application to change the use of Electricity Cottage from residential to office use was refused on the grounds of an undesirable loss of accommodation. (MO/97/0960)

An application within the site boundary for a large food retail store refused in 2011 (MO/2011/0672).

Planning Policy

Policies DT11 and DT12 of the Dorking Town Area Action Plan identify the site as lying within an area that safeguards existing Industrial and Commercial sites and allocate it for redevelopment for Industrial and Storage or Distribution Uses.

Access The site is accessed of Curtis Road. However, the road network in the vicinity of the site can become congested.

Flood Risk The northern part of the site lies within Flood Zone 3 and is at risk from surface flooding.



The boundary of the Dorking Conservation is around 60m to the south.



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N

Physical Constraints Risk of Contaminated Land and Groundwater Protection Zone 2.



The site is a 3 minute walk from the main Dorking Town Centre thoroughfare and a 7 minute walk to Dorking West Station.

This is an existing employment site within an area that is currently safeguarded for industrial and commercial uses. At the time of writing, the presumption is that it should remain in employment use, as indicated in the Economic Development Needs Assessment. Therefore no assumption is made about its potential capacity for residential development. However, there may be some scope for alternative use or mixed use development during the plan period, if it becomes clear that there is no reasonable prospect of employment use continuing.

LH034 - Former Leatherhead Food International site, Randalls Way, Leatherhead, KT22 7RY

Laboratories

1 to 38Burney House

El Sub Sta

1 to 21

Turner Court

1 to 21

Sheridan House

Austen Court

1 to 35

El

Sub

Sta

British Foods

Langbourne HousePosts

Federation House

El Sub Sta

Shelsley House59

69

38

35

Laboratories

1 to 38Burney House

1 to 9

El Sub Sta

41.8m5

7 to 10

1 to

4

17 to 21

1 to 21

10

42.4m

Lewis Court

Turner Court

1 to 21

Sheridan House

Austen Court

1 to 35

27

15

9

29

Park

Car

SL

Car Park

SB

Mast

Rifl

e R

ange

Wareho

23

1

35.9m

TCB

Station

Subway

Leatherhead

MP 18

Posts

El

Sub

Sta

British Foods

Posts

Langbourne House

Posts

Byron House

Wates House

39.7m

Federation House

El Sub Sta

Ensign House

Sta

Shelsley House

Caxton House

El

SubPascal Place

26

25

59

69

38

23

22

35

24

28

49

Medina House

11

5b

3

39

1

47

17

12

39

Current use Vacant – previously employment / industrial


Residential (potentially other uses)

Total site area (ha) Developable site area (ha) Developers suggested yield


1.52 1.52 Not provided 0

Description of site

The ex-Leatherhead Food Research premises are located along the eastern side of Randalls Way. The original premises date from the 1950s.

The buildings on the site have previously been used by Leatherhead Food International which provided services as a regulatory consultancy, product development, consumer research, nutrition science, food safety, information services and training centre. The building contains 7,440m2 of floor space (EDNA, March 2017).

To the south of the site is the 3-4 storey Highbury Drive flatted development completed in the last 10 years and the modern Police Federation of England and Wales HQ building, standing 3 storeys in height. To the west is the Wates office building and ancillary surface parking on the western approach to the station, whilst to the north there are a variety of office buildings and surface level parking. Across Randalls Way to the east, there is a 1980s-style suburban housing development of semi-detached and terraced

properties.

Planning history

The original buildings were built in the 1950s so there is no planning history. Permission was granted and implemented in 1979 MO/79/0389 for an extension of 2536m2 to the rear of the existing premises over two and three storeys. MO/2009/1465CC was permitted and is implemented for the removal of Condition 8 of MO/79/0389. There were spaces in the complex that had become vacant and the removal of this condition allowed floor space to be used as rental office accommodation. The area used was the 3 storey wing located in the south-eastern corner of the site, accessed through the main entrance.

Planning Policy

The site is designated as existing Industrial and Commercial Land where there is a presumption that the land will remain in employment use under policy CS12.

An Article 4 Direction has been issued to remove permitted development rights for conversion to residential.

Access Yes, via Randalls way.

Flood Risk No risk of fluvial or surface water flooding.


The site is not within an AGLV or AONB.

The site is located within the ‘Business Parks’ area of the Leatherhead Built Up Area Character Appraisal.



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N


The site is within an area identified as being at high risk of contamination. It contains a complex of vacant office and research buildings that would be have to be cleared. As the site has previously been identified as factory use it is identified as being at risk of contamination, which would require further investigation and/or remediation.


Potential suitability for development The site is within an area that is currently safeguarded for industrial and commercial uses.

At the time of writing, the presumption is that it should remain in employment use, as indicated in the Economic Development Needs Assessment. Therefore no assumption is made about its potential capacity for residential development. However, there may be some scope for alternative use or mixed use development during the plan period, if it becomes clear that there is no reasonable prospect of employment use continuing.

LH037 – Westminster House (aka Cassini Court), Randalls Way, Leatherhead, KT22 7TZ

Cassini Court

12

Posts

Posts

22

21

Pascal Place

Belgravia House

Cassini Court

11

12

2

13

Posts

Frazer Nash House

1

Medina House

45.3m

Era

Bung

alow

47.5m

124

77

Cleeve Court

19

Posts

Current use B1 - offices Developer’s proposed use

Not specified NB: site has been advertised as vacant office space. Brought to MVDC’s attention during Call for Sites, but not being actively promoted for alternative use.




0.26 0.26 Not specified 0

Description of site

The site is an office building that forms part of a core of business units off Cleve Road / Randalls Way. The building contains 1,860m2 of floor space. It is located within the Built Up Area of Leatherhead and the wider area is a mix of business and residential use. The site is bounded by business uses on all sides except to the north where the rear gardens of suburban semi-detached properties back onto the plot.

Planning history Historic applications relating to the business park’s use as an office.

Planning Policy The site is designated as existing Industrial and Commercial Land where there is a presumption that the land will remain in employment use

under policy CS12.

The site is one of a number of buildings in this area that is the subject of an Article 4 (Dec 2017) that removes permitted development rights for the conversion of offices to residential.

Access The site has existing access from Randalls Way.

Flood Risk The site is in Flood Zone 1 and is not at risk from any other forms of flooding.


The site is not within an AGLV or AONB.

The site is identified as being within the ‘Business Parks’ area of Leatherhead Built Up Area Character Appraisal.



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N


The site is within an area identified as being at high risk of contamination. It contains a complex of vacant office and research buildings that would be have to be cleared. As the site has previously been identified as factory use it is identified as being at risk of contamination, which would require further investigation and/or remediation.


Unknown – not promoted by landowner

Achievable Unknown

Concluding comments / Suitability

The site is within an area that is currently safeguarded for industrial and commercial uses. At the time of writing, the presumption is that it should remain in employment use, as indicated in the Economic Development Needs Assessment. Therefore no assumption is made about its potential capacity for residential development. However, there may be some scope for alternative use or mixed use development during the plan period, if it becomes clear that there is no reasonable prospect of employment use continuing.

APPENDIX 2c

SITE ASSESSMENTS: SITES WITH POTENTIAL TO MEET NEEDS OTHER THAN RESIDENTIAL OR EMPLOYMENT (BUSINESS) USES

See also Table 3.3

DK034 – St Martin’s Walk Car Park, Mill Lane, Dorking RH4 1D

10

16

21

St Martin's W

alk

St Martin's Church21

2021

a

Posts

114

The Malthouse

29

31

23

(PH)

FB

23

Church Gardens20

to

19

to

24

FB

St Martins Court

32b

31

1 to

8

32a32

59.5m

Post

25

Church

Court

The Barn

9 to 17

Ps

5

4

18

16

2

12

20

Cottage

Leslie

18

58

52

38 to

42

28

50

36

Car Park

30

22

War Memorial1 to 41

33

Leslie

Archway Place

1517

42

21

House

9

14

47

Pumphouse

4

44

Leslie Lodge

The Old

3

12

1

51

46

to

2

15

6

14

5

to

1

FB

Pipp Brook

157155 15

59.8m

9

21

2222a

31

1284

6 to

48

1

1 to 3

Day

Centre

to

120

136

The White

126

134 132

132a

Horse Hotel

1

6

11

Forge

Cott

127

116

123

Bank

to

CR

23

23

13

18

25

55.0m

90

104106

94

10098to

88 86

92

El Sub Sta

to

101 to 105

117

115

108

121119

ED & Ward Bdy

36

El Sub Sta

17

10

16

21

St Martin's W

alk

56.1m

6662

64

17

1 8 20

111 to 113

Bank

64.6m

Post

87 to 89

107

St Martin's Church

21

3

20

7

21a

1a

70

78

84 82

68

7274

76

75

81 to 85

79to

Overflow

27

31

90

78

Posts

55

114

43

102

6

The Malthouse

Playground

29

31

23

(PH)

FB

23

Church Gardens

20to

19

to

24

FB

109

Posts

Archway Place

31

125

123

138 to 146

61.8m

145 to 153

The Old Dairy

1

22

129

14125

St Martin's

Walk

2

137

St Martins Court

109

32b

31

1 to

8

32a32

59.5m

Post25

Church

Court

The Barn

9 to 17

Ps

54

18

16

2

12

20

CottageLeslie

35

18

58

52

38 to

42

28

50

36

Car Park

30

22

Christian

War Memorial

1 to 41

58.6m

33

Leslie

Archway Place

1517

42

21

House

9 14

47

Pumphouse

4

44

Leslie Lodge

The Old

312

1

11

25

51

46

27

21

Kingfisher

15

16a

Court

1625

8

El

32

1

Teal Court

1 to 8

Her

on C

ourt

1 to 10

Mallard

1 to 6

1 to

8 Court

to

2

15

6

14

5

to

1

69

51 55

53

15 to 18

61

6765 71

47

58

45to

41

39

3129

21

37

7

1

Centre

11 to 13

17

1

4

12

14

8 to 10

5 to 7

3

2

5

8

1

3

69

Olde Kings

Head Court

Car Park

4

Dorking M

useum

9a

36

9

10

11

40

7

8

Unit

7a7c

Works

1

3

2

1

Mullins Court

53b

Cyril

Sunday School

Follett

44

Memorial

Hall

53a

49

Dorking

Car Park

51 to 52

United R

eform C

hurch

Abinger House

56.7m

Court

Car Park

Sub Sta

Sherlocks

Court

Sherlocks

PH

Posts

45 46 4844

PassageM

yrtle

Grove

House

Club

5 to

8

7

1

K

131

El Sub Sta

133

Portland Cottages

Lynville

L

Beech

Cottage

61

Oak

Cottage

149147

Current use Public Car Park Developer’s proposed use

Extension to the car park to provide additional spaces over further levels.




0.58ha 0.58ha N/A N/A

Description of site

The site is a multi-storey car park over two levels. With 372 spaces it is the largest public car park in Dorking. The top (surface) level of parking is stepped down towards the north over three terraces. To the south-east lies St. Martin’s Church listed building and churchyard. To the west and south-west are residential properties. Pipp Brook runs along the northern boundary at the bottom of the retaining wall of the car park at a substantially lower level, with the green open space of Meadowbank recreation ground beyond. To the east of the site at lower level there is games court and the Malthouse Youth Centre, a three storey block of flats (Church Gardens), and the St Martin’s Walk Centre.

Planning history

Two applications from the 1980s relating to the continued use of the site as a carpark. (MO/86/1103 and MO/81/0868).

Planning Policy

The site is within the Built Up Area of Dorking and is bordered by the Dorking Conservation Area on the south and west.

Part of allocated site DT4 proposed for

supermarket redevelopment in Dorking AAP. The wider allocated site included the Malthouse Youth Centre and the Church Gardens flats and other residential properties.

The policy proposed the creation of a public ‘square’ between the supermarket and the boundary of the St. Martin’s Churchyard designed to accommodate the market and other small scale public events. The site allocation policy stipulated that a scheme should incorporate an appropriate amount of parking.

Access The site has single access via Mill Lane off the High Street

Flood Risk

The northern edge of the site is in Flood Zone 3.

Policy DT13 states that an 8m undeveloped buffer zone of green infrastructure from Pipp Brook should be introduced through new development.


The site is not within an Area of Outstanding Natural Beauty or and Area of Great Landscape Value.

The site is adjacent to the Dorking Town Centre Conservation and St. Martin’s Church listed building. The Dorking Town Centre Conservation Area Appraisal identifies key vistas across the site both towards the ridgelines of the Surrey Hills from St. Martin’s Walk and towards the St. Martin’s Church listed building from the surrounding area



SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N


The site is within Groundwater Protection Zone 2 and has a low pressure gas main in the south west corner of the site. There is a medium risk of contaminated land to the west of the site.


Potential suitability for development The car park forms part of allocated site DT4 proposed for supermarket redevelopment in Dorking Area Action Plan 2012. However, more

recent evidence shows that there is not a proven need for additional convenience retail in Dorking. There may be potential to extend and fill in the parking terraces with new levels to provide additional spaces. An increase in the level of the site would need to take into account the close proximity of the Conservation Area and listed church. The biodiversity of the Pipp Brook should be protected, and where the opportunity presents itself, enhanced via a development proposal. Any proposal would need to be discussed with the Environment Agency.

LH028 – The Swan Shopping Centre, Leatherhead KT22 8AH

Barn

The

Two

67

22

Ways

19to21

15to17

63b

52

50

63

61

48

63a

23

10

1

1 to 7

Fairfield Court

7

11

9

10

48.4m

46

46a

34

57

PH

28

11

Ranmore HouseEl S

ub Sta

Car Park

26 28

30 to 32

26A

12 to 16

Mews

39

Swan

37

46.5m

3533

45 47

Def

7

5

6

24

22

25 to 29

6

Thorndike Theatre

ULC

23

Ward Bdy

12

21

44.5m

Bank5

6

2

2

1

8

4

2

1

5

3

7PO

Posts

6

2

12

El Sub Sta

16

CR

Post

Ram

p

Posts

Day Centre

21

17

1

4

17

5

23

19

19

7

11

4

15

5

6

8

9

3

Court

9

Annes

5

7

2

12

4

10

8

2

11

1

Post

Queen

37

25 to

35

23

20

Works

1 to 78

1 to 36

Car Park

ULC

Multistorey

Swan Court

Ram

p

wan Quarter

22 to 30

47

ouse

Su ge y

1

Ward Bdy

Def

82 85

105102

SD

Pond

(private)

6

Chapel

87

91

96

84

99

90

94 97

93

18 16

51.3m

El Sub Sta

17

Bungalow

14

The

11

13

15

Barn 2

3

25

36

26

34

The

27

15

1

13

35

14

1a

TCB

9

Two

2

1 to

4

Denver Court

6

104

107

12

101

7

108

5a

17

5b

5

4b

3b

3a

3

31

1

6

29

1

21

25

11

21

23

1

13

Baptist

16

3

50.2m

LB67

Chapel

26

42

34

5

22

2

41

24

Ways

4

ChurchMemorial

10

Wesley

19to21

20

15to17

7

63b

52

50

6361

48

63a

23

10

1

1 to 7

Fairfield Court

7

11

9

18

18a

10

18b

10

48.4m

46

46a

34

57

PH

28

11

Ranmore House

2

4

El Sub Sta

Ashcombe House

Car Park

2

26 28

30 to 3226A

12 to 16

Mews

39

Swan

37

46.5m3533

45 47

Def

7

5

6

24

22

25 to 29

1

6

Thorndike Theatre

ULC

23

Ward Bdy

12

2321

27

19

25

Bank

29

66

21

44.5m

9 to 17

Bank

FB

5

32

64

34

58

47.0m

36

5654

30

12

6

2

2

10

1

8

4

Bank

2 1

53

7PO

Posts

Surgery

Car Park

62

21

16

2

7

4

13

1

CR

14

Shelter

PH

167

TCBs

186

19

15

8

17

14

Harrington House1 to 9

6

2

12El Sub Sta

16

CR

Post

Ram

p

Posts

Day Centre

Club

20

13

Hall

151

2

21

17

1

4

17

5

23

19

19

19a

1

Queen Anne's M

ews

22

5

21

68

2956

1

4

7

11

4

15

5

6 8

9

Pavilion

3

Court

9

Annes

5

7

2

12

4

108

2

11

1

Post

Queen

21

6

1 to 4

37

25 to

35

23

20

Works

1 to 78

1 to 36

Car Park

ULC

Multistorey

Swan Court

Ram

p

Royal Swan Quarter

30

50.7m

38

42

1

36

44

46

Club

17

2

Childrens

22 to 30

47

Linden House

Surgery

Nursery

El

Sub Sta

1

14 15

9

6

21

30

33

1

22

Manse11

20

12

1

19

12

9

Surgery

10

11

2

1

2

4

1

Mansion Cottages

33

38

52

12

32

22

15

60

11

31

37

36.8m

1

a

Calvert Court

23

1 to 5

3

5

Manor House

35

35

2

1

6

3

16

Cottages

Flint

1214

40.3m

20

2 to 6

Bank

10

26

13

30

28

32

7

34

21

War Meml

17

24

22

16

22

12

24

Thorncroft

1 to 17

2m

2

49.3m

Car Park

The Cottage

Wesley House

22

30

20

29

21

1112

35.7m

Memorial Gardens 2

1

King George V

Current use Class A Retail, offices and a day centre plus multi-storey car park.


Intensification of use to create larger retail units, supporting leisure uses and a more user friendly car park. The uses for the site are still subject to discussion and further viability work. It is possible that this could include some modest residential development.




1.13 1.13 N/A N/A

Description of site

This part-covered shopping centre for Leatherhead High Street extends to some 9,850 m2 of floorspace comprising retail units at ground floor, offices at first floor and a day centre plus 337 multi-storey car parking spaces. The majority of Leatherhead’s national multiple retailers are sited within the scheme which is fully let. The site is centrally located within Leatherhead Town Centre and is within walking distance of the train station. It is bounded to the north by the B2122 (Leret Way) and the pedestrianised High Street to the south. The Royal Swan Quarter apartment block and the Travelodge Hotel are located to the east of the site, whilst to the west is the Letherhead Institute building.

Planning history The Swan centre was developed in the early 1980s

and has a complex planning history relating to the retail use of the site.

Planning Policy

The site is within the Leatherhead Prime Shopping Area and the Leatherhead Business Area Boundary.

Access From both High Street and the Multi-storey car park on Leret Way.

Flood Risk

Flood Zone 1 and is not at risk from fluvial flooding. There is a risk of surface water flooding on the east side of the site.



The Leatherhead Conservation Area bounds the southern and eastern borders of site as well as continuing to the north on the other side of Leret Way. There are listed buildings on the High Street in close proximity to the site.


SPA N

SAC N

NNR N

SSSI N

LNR N

SNCI N


There are low pressure gas mains surrounding the site and the site is within Groundwater Protection Zones 1 and 2.


Yes, subject to phasing of development and agreement of leaseholders/tenants


Concluding comments/Suitable

The Economic Development Needs Assessment (EDNA) 2017 identified potential capacity for some 5,000m2 net comparison retail floorspace by the end of the plan period based on current market share. Consultation on the Transform Leatherhead Masterplan highlighted that the centre lacks the size and format of units that shoppers and retailers want. The EDNA also identified the potential

advantages for the vitality and viability of Leatherhead town centre of the introduction of further food and drink and possibly leisure floorspace. The highways implications of the site and attaining funding are important considerations. In addition, the close proximity of Leatherhead Conservation Area will be an important consideration when bringing the site forward.

LH158 – Leatherhead Leisure Centre, Guildford Road, Fetcham KT22 9BL

32.3m

Thorncroft

Thorncroft

House

Manor

Path (um

)

Miniature Rifle Range

36.0m

Thorncroft

Car Park

Leisure Centre

32.0m

Fetcham Grove

Pavilion

Cricket Ground

43.0m

Club

Miniature Rifle Range

33.5m

Outer Cottages

CR

Pavilion

Lime Drying Bay

wk's Hill

Elmer Cottages

Elmer Cottages

Fetcham Grove

Path

River Mole

Garden

Mansion

Playground

Weir

Football Ground

Terraces

Car Park

Stand

Fetcham Grove

Cedar

Cou

rt

Tennis Courts

Fire Station

31.5m

Juniper

United Technologies

House

House

Sunm

ead

Parad

e

32.0m

Cottages

Vineyard

LEATHERHEAD

River Mole

HILL

Current use Sports and leisure uses Developer’s proposed

use Not specified




7.49 7.49 N/A N/A

Description of site

The Leisure Centre is situated between the settlements of Leatherhead and Fetcham. The site consists of two parcels of land within its grounds. The parcel to the north comprises a football ground, tennis courts, a skateboard and surface parking set within extensive areas of greenspace. The southern parcel of land contains the Leisure Centre car park, the area occupied by a former boating lake that has been filled in and grassed over, and a gymnasium building. The Leatherhead-Dorking railway line borders the site to the west, whilst the River Mole lies to the east. To the north of the site there are a variety of office buildings and the south is Thorncroft Manor and a number of residential and agricultural properties, beyond which is open countryside.

Planning history Extensive planning history relating to the existing sports and leisure uses on the site.

Planning Policy

The site is within the Green Belt. Therefore redevelopment of previously developed land would only be acceptable in principle if it did not have a greater impact on the openness of the Green Belt and the purposes of including land within it (NPPF

paragraph 89).

The site is predominantly used for sports and recreation. If alternative uses were proposed on parts of the site, evidence would be required that those facilities are no longer required or that appropriate alternative provision can be made elsewhere.

Access

There is existing vehicular access from Guildford Road. There are also two public footpaths through the Leisure Centre site – including the riverside walk along the west bank of the river Mole. Both footpaths connect to a bridleway to the south and the site can be used to gain access on foot from the town centre to the surrounding countryside.

Flood Risk

The northern parcel of land is almost entirely within Flood Zone 3 and therefore identified as being at high risk of river flooding.

The southern parcel of land is predominantly free of flood risk, although the area of the former boating lake and further to the east is in Flood zone 2.

Both parcels of land contain small areas at risk of surface water flooding.


The site is not within the AONB or AGLV. However, the AONB/AGLV boundary is nearby, to the south of Thorncroft Manor.

Leatherhead Conservation Area lies to the east, extending to the opposite bank of the River Mole. Thorncroft Manor, to the south, is a Grade II* listed building and there are several other Grade II listed buildings in the vicinity. The setting of these heritage assets would require safeguarding.


River Mole Local Nature Reserve abuts the south east corner of the site. The River Mole SNCI lies to the east.

SPA N

SAC N

NNR N

SSSI N

LNR Y

SNCI Y


There is an area identified as at risk of contamination (low risk) along the railway corridor to the west. A medium pressure gas pipe runs under the Gymnasium in the northern tip of the southern parcel of land.

Is the land? Available Yes Achievable

Yes: 1-5 or 6-10 years. Timescale is subject to further feasibility work, including options for car parking

Potential Suitability for Development

The site is within the Green Belt. There may be some scope for redevelopment of previously developed parts of the site, as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it. Under current policy, therefore, it’s most likely development potential is for the enhancement of facilities for outdoor sport and recreation. Over the lifetime of the Local Plan there may be opportunities for development to provide additional leisure facilities or other uses which would support the leisure centre and/or the nearby town centre. Any development proposals would have to take account of the ongoing need for the sports pitches and related facilities on the site. There would be a presumption against losing existing sports and recreation facilities unless there is evidence either that the existing use is not required or that alternative provision can be made elsewhere. Most of the site has a high level of flood risk and this is a significant constraint on the range of potentially acceptable uses. In addition, the close relationship of the site to the LNR and SNCI will be important considerations when assessing the impact of any proposal.

Documents

Brownfield Land Availability Assessment