draft guildford borough local plan: response to guildford … · 2016. 4. 16. · guildford local...

GUILDFORD LOCAL PLAN – Comparison of Drafts (2014 versus 2016) and GSOC COMMENTS (2014)

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GSoc Limited (Reg No. 09373024) Registered Office: 24 Buryfields, Guildford, GU2 4AZ

2014 Regulation 18 Draft Local Plan GSOC Comments on 2014 Draft 2016 Regulation 19 Draft Local Plan

Draft Guildford borough Local Plan: strategy and sites July 2014 Consultation under Regulation 18 of the Town and Country Planning (Local Planning) (England) Regulations 2012

Response to Guildford Consultation Draft Local Plan September 2014 NOTE: The Guildford Society response to the 2014 Consultation comprised 10 parts. The full 991-page response can be found at: https://guildfordplan.files.wordpress.com/2014/09/20140915_gsoc_lpresponse_final-full.pdf In this comparison the sections on Sites and on Local Super Output Areas are referred to. These can be found on Julian Lyon’s ‘whiteboard’ site: www.guildfordplan.com. A link to the documents can be found here: http://wp.me/p3KMtD-dG The files (that can be viewed or downloaded from the GuildfordPlan.com site) are: Site by Site Analysis 20140917_Site-by-Site_Response_FINAL and Guildford Society Analysis of Middle and Lower Super Output Areas 20140904_LandUses-MSOA-LSOA_FINAL

Guildford borough Proposed Submission Local Plan: strategy and sites June 2016 Consultation under Regulation 19 of the Town and Country Planning (Local Planning) (England) Regulations 2012

https://guildfordplan.files.wordpress.com/2014/09/20140915_gsoc_lpresponse_final-full.pdf

https://guildfordplan.files.wordpress.com/2014/09/20140915_gsoc_lpresponse_final-full.pdf

http://www.guildfordplan.com/

http://wp.me/p3KMtD-dG


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THE KEY TO INTERPRETING THE LSOA CHARTS IS:

The longer the cone, the more deprived, and the rings are in deciles (in other words, the inner ring is the least deprived 10% nationally and the outer ring is the most deprived 10% of LSOAs nationally)


Planning for sites This section identifies land required over the period to 2031 to deliver the scale of growth and development set out in the previous chapters of this document.

The role of this section of the Local Plan: strategy and sites document is to establish the principle that a suitable form of development can be located on a particular site, and to give that

/ those use(s) greater weight in determining planning applications and appeals on the site in question. However, it does not give permission to any particular proposal; this will still need to be achieved through the planning application process. The intention is

SPECIFIC SITE ALLOCATIONS – GUILDFORD SOCIETY RESPONSE Sept 2014

Planning for Sites The preamble to the schedule of sites is contained in two pages entitled: 'Planning for sites'. This section notes that “All the development sites identified in this section are supported by an up to date, relevant and proportionate

Site Allocation Policies Introduction The purpose of these site policies is to allocate land for a range of uses to support the vision and objectives of the Local Plan. The policies consider sites within the whole of the borough, and allocate land for development including for housing, employment, retail and infrastructure (including allotments).

Each policy lists the land uses that are acceptable on the identified land, alongside specific requirements and opportunities for future development proposals. Each site is identified on a corresponding map, and is also shown on the Local Plan proposals maps (appendix


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to provide developers, service providers, the Council and residents with some certainty about what sites will be developed in the future and for what purpose. The allocation of a site does not necessarily mean that it will be developed straight away, although one of the intentions is to allocate sites which have the potential to enable development to take place without undue delay.

As part of the evidence gathering, we asked developers, agents, landowners,

parish councils and local residents to put forward sites that they wanted to be considered as potential allocations. We have considered these suggestions as we have prepared evidence base documents such as the SHLAA and ELA.

The Local Plan Issues and Options consultation document included a summary and map of each potential development option at the time. At the time of consultation, some assessment of sites had been carried out (including that done in the SHLAA and ELA), but no decisions regarding site allocations had been made.

The process for formulating policies and selecting sites is complex and has involved many considerations. The most important of these are:

• Evidence Base: All the development sites identified in this section are supported by an

• up to date, relevant and proportionate evidence base in accordance with the requirements of the National Planning Policy Framework (NPPF), the National Planning Policy Guidance (NPPG) and the Town and Country Planning (England) Regulations 2012. The key studies in the evidence base include the Green Belt and Countryside Study, Strategic Housing Land Availability Assessment (SHLAA), the Employment Land Assessment (ELA), the Viability Assessment, the Infrastructure Delivery Plan, the Options Growth Scenarios Transport Assessment Report, the Habitats Regulations Assessment (HRA) and the Strategic Flood Risk Assessment (SFRA).

Sustainability Appraisal: This site allocations section and its preparation meet the requirements of the Strategic Environmental Assessment (SEA) Directive. The policies and sites identified in the plan are being appraised against sustainability objectives on an iterative basis. These iterations identify how emerging policies and

evidence base... [in compliance with NPPF]” and that “The key studies in the base include... [various documents]”, listing: • Green Belt and Countryside Study – which exists • Strategic Housing Land Availability Assessment – which exists • Employment Land Assessment – which exists • The Viability Assessment – which may refer to the Guildford

Borough Council Affordable Housing Viability Update Study Final Report (October 2011) and which is referenced as 'Key Evidence' on page 39 of the Draft Local Plan. The inconsistency of naming of these documents is unhelpful, especially as there is an item 'Development Viability' in 'Future research' in Appendix C

• Infrastructure Delivery Plan - to be produced -see Policy 17 and 'Future research' in Appendix C

• Options Growth Scenarios Transport Assessment Report – which exists

• Habitats Regulations Assessment – which is included in 'Future research' in Appendix C but which is also the subject of a co-terminus consultation expiring on 22nd September 2014.

• Strategic Flood Risk Assessment - to be produced - see 'Future research' in Appendix C

It could also have included: • Reference to the infrastructure schedules of Appendix B • Several other items from the list in 'Future Research' in

Appendix C especially: Green infrastructure (including open space and

outdoor recreation assessment) - this is likely to require land

Retail Needs Assessment update Traveller Strategic Housing Market Assessment West Surrey Strategic Housing Market Assessment

The development sites seem to be generally consistent with the SHLAA. The Guildford Society has not checked in detail the list of sites in the ELA against the Draft Local Plan. There is no equivalent source document or Site Assessment in respect of Cemeteries, Allotments and SANG and there are generally no sites separately identified for other infrastructure.

H). Detailed information about the infrastructure required to support specific development proposals is listed in the Infrastructure Schedule (appendix C), with the Land Availability Assessment (LAA) also providing further information about the deliverability of sites and potential timescales.

Phasing of sites across the plan period is not proposed in the site policies. Large strategic development sites are encouraged to progress seeking planning permission for development proposals, given the length of time delivery of large sites and supporting infrastructure can take. Equally, smaller site allocations are encouraged to progress development proposals, to help provide housing in the earlier stages of the plan period.

Where allocated sites have been identified as likely to deliver in the later years of the plan period due to constraints (as referenced in the LAA), if these are resolved sooner, development proposals are encouraged.

All site allocations require planning permission prior to development. Allocating these sites does not grant planning permission for development, however, it does identify the principle of development and uses.

Key Evidence

NPPF

Land Availability Assessment

Green Belt and Countryside Study

Strategic Flood Risk Assessment

Surface Water Management Plan/ Study


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allocations may help to achieve the relevant social, environmental and economic objectives.

Duty to Co-operate: The Duty to Co-operate Statement, which forms part of the evidence base to the plan, demonstrates how the Council has co-operated effectively.

Public Consultation: We are committed to involving the public in the decision-making process. In the preparation of this plan, we needed to balance its responsibility to involve the public in decision-making with its duty above all else, to plan positively for sustainable development. We have undertaken a considerable amount of public engagement and have taken on board the representations made during the plan preparation where appropriate. This is set out in the Statement of Consultation, which forms part of the evidence base.

Each of the following sites are site allocations, and are numbered for reference. For each site, the allocated land use is identified.

This section also includes information about safeguarded land. Some of this is safeguarded land in order to meet longer-term development needs stretching well beyond the plan period. This safeguarded land is not allocated for development at the present time. Safeguarding this land will help ensure that Green Belt boundaries do not need to be altered during the next plan period. Other land is safeguarded to provide for future transport infrastructure within the plan period.

We are unclear as to what happens if the Infrastructure Delivery Plan identifies a need for sites allocated in the Draft Local Plan for other uses. It is also worthy of note that the 'Planning for Sites' section should set out clearly the treatment of sites for which there is a planning application and sites with outline or full planning permission as we cannot readily tell whether their treatment is consistent. For example, the schedule includes 1 and 2 Station View (currently under construction) but not the Waitrose site (also currently under construction), the Aldi site or the Boxgrove roundabout site. The decision to ignore windfall sites is, in our view, misguided. It has been a consistent part of the history of planning in Surrey (at least since the mid 1960’s) that windfall sites have continued to provide a very significant contribution to housing provision. Over the relatively recent past in Guildford, windfall sites have included: Stoughton Barracks, Boxgrove Gardens (former Ministry of Agriculture Fisheries and Food establishment), the ‘old’ Odeon Cinema, permissions granted at the Fire Station site, continuing conversions of commercial property (e.g. Quarry Street), the former Surrey Advertiser building in Martyr Road, houses at the top of The Mount, dwellings on land forming part of school playing fields (e.g. Horseshoe Lane West) and many small-scale ‘infill’ sites and redevelopments (e.g. New Inn Lane at Burpham). The Guildford Society is concerned that, on the one hand windfall has been omitted, but on the other hand, sites such as 31, 33 and 36 for example (which may historically have come forward as windfall sites) can only be brought forward if suitable alternative locations are found and no such provision is made in the Draft Plan. These points serve to demonstrate many of the shortcomings of the Draft Local Plan which is full of inconsistencies and is difficult to read and validate due to the number of key documents which have not yet been produced.


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GUILDFORD TOWN CENTRE

23: The Plaza, Portsmouth Road

[122 homes] Site address The Plaza (land between Portsmouth Road and

Bury Street), Guildford, GU2 4DH Location Guildford Town Centre Ward Friary and St Nicolas

LSOA

Guildford 016B

POLICY A1:

The Plaza, Portsmouth Road, Guildford

[70 homes]


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Site Maps:

Area of significant relative multiple deprivation; Major issues with the living environment – particularly outdoors

IS THE ALLOCATION ACCEPTABLE? NO, NOT ENTIRELY YES from the perspective of the use. Concerned about the density and the proposed height that this suggests the development will be – and its consequent visual impact on the views from the High Street. The site is within the most deprived 20% of LSOAs in the Country for outdoor environment, NEEDS QUALITY PUBLIC REALM to help mitigate the poor external environment locally, as highlighted by the Multiple Deprivation indices

COMMENTS The Guildford Society is unhappy with the proposed density for an island site (122 houses on 0.38Ha exceeds 321dpH). Although there are few people (if anyone) who like the view of the two residential towers on the opposite side of Portsmouth Road, this is no reason to seek to build another tall building on this site either to mask or to ‘complement’ the existing buildings. The Guildford Society would like to understand the assumptions made by Guildford borough Council in its proposed housing provision.

Description Location Guildford Town Centre Ward Friary and St Nicolas Ownership Private landowner Area (size) 0.38 ha Existing use Vacant LAA reference Site 134

Key considerations • Close proximity to Listed Buildings • Within the Millmead and Portsmouth Road Conservation Area • Views on the skyline from the Conservation Area • Flood risk (a small part of the site is within flood zone 2 –

medium risk)


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Ownership Private ownership – the land is currently for

sale Area (size) 0.38 ha Existing use Vacant ‐ last occupied by office buildings How was the site identified? SHLAA (site 134)

Considerations • Within Guildford Town Centre • On the edge of the Core shopping area • Within a Conservation Area


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• Flood zone 1 (low risk), with small areas on flood zone 2 (medium risk) and flood zone 3 (high risk) on the east side site boundary

• History of flooding on part of the site • Close proximity to Grade II listed buildings

on the east side of the site • Within 400m to 5km of the Thames Basin

Heaths SPA, where the impact of development can be avoided

• Area of High Archaeological Potential • Corridor of the River Wey • Risk of contamination • Previously developed land

There is a current planning permission for

offices (B1a) on this site (ref: 06/P/01430, 10/P/00803).

Allocation Housing (C3) Timescales 1‐5 years Opportunities /commentary This is a previously developed site in Guildford

Town Centre close to the railway station and bus station that could deliver new homes (including affordable homes) to help meet the identified need. The development could likely consist of flats, and would need to take account of the close proximity of listed buildings, and potential flood risk. At least 40% of the new homes provided will be affordable homes.

The current planning permission for offices

could be implemented before it expires in 2015.


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25: Land at Bedford Road, Guildford [NOTE this is different from POLICY A2 (right) inasmuch as this excludes the cinema but there is some common land area (see maps)]

[120 homes] Site address Bedford Road surface car park, Old Orleans

restaurant and 20 Bedford Road, Guildford Location Guildford Town Centre Ward Friary and St Nicolas

Site maps:

LSOA

Guildford 015A

Area of significant relative multiple deprivation;

Major issues with the living environment – particularly outdoors where this LSOA scores in the most deprived 2.5% in the country

Areas such as this require a strong focus on their public realm and need to make a contribution towards resolving legacy issues.

Is the Allocation Acceptable? NO – object to offices – this should be housing above commercial around a public square

Support pedestrian improvements between railway and town

HOUSING is desirable subject to suitable mitigation strategy for flood incidents.

There is potential on this site to raise the public realm up above semi-basement parking with commercial uses below residential.

NEEDS QUALITY PUBLIC REALM to help mitigate the poor external environment locally, as highlighted by the Multiple Deprivation indices

POLICY A2:

Guildford Cinema, Bedford Road, Guildford

[0 homes]

Description Location Guildford Town Centre Ward Friary and St Nicolas Ownership Guildford Borough Council is the freehold

landowner Area (size) 0.8 ha Existing use Cinema (D2), food and drink (A3) and

protected open space LAA reference Site 2229

Key considerations • High flood risk • Public open space • Proximity to conservation area and listed buildings


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Ownership Bedford Road surface car park – Guildford

Borough Council Old Orleans restaurant – Guildford Borough

Council owns the freehold, and the site is on a long lease to a third party

20 Bedford Road – private ownership Area (size) 0.81 ha Existing use Surface car parking (68 short stay spaces and 35

contract spaces), 20 lock up garages,


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auctioneer’s building, offices and vacant restaurant.

How was the site identified? SHLAA (sites 173, 524 and 2103)

Considerations • Within the Town Centre • Located on the edge of the core shopping

area • Flood zone 2 and flood zone 3 (medium to

high risk), history of flooding • Within 400m to 5km of the Thames Basin


• Conservation area • Previously developed land • Risk of contamination • Corridor of the River Wey • Local Plan (2003) allocated site (policy GT1)

for mixed or the following uses; residential, hotel, offices, retail, cultural, leisure, entertainment.

Allocation Offices (B1a) and/or housing (C3) with restaurants and cafes (A3)

Timescales 6‐10 years Opportunities /commentary There is an opportunity for improvements to

the riverside and to pedestrian routes between the station and shopping area. A new town plaza environment could be created here, with the benefit of the riverside, cafes, places of work and leisure facilities (cinema).

Residential use would be suitable here apart

from on ground floors due to flood risk. At least 40% of any new homes provided will be affordable homes.

This site would also be a prime location for

modern offices, as it is exceptionally well located next to the station. Offices here could provide a headquarters premises for a large employer.


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37 Land between Farnham Road and the Mount

[70 homes] Site address Land between Farnham Road and the Mount,

alongside the multi storey car park, Guildford Location Guildford Town Centre Ward Friary and St Nicolas

Site Maps:

POLICY A3:

Land between Farnham Road and the Mount, Guildford

[70 homes]

Description Location Guildford Town Centre Ward Friary and St Nicolas Ownership Network Rail Area (size) 0.64 ha Existing use Old quarry and signal box LAA reference Site 2181

Key considerations • Vehicular access • Close proximity to Guildford railway station • Site shape and topography • Setting of listed buildings on The Mount • Character of the Conservation Area • Impact of development on trees • Potential contamination • Noise impacts, due to proximity to railway lines


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Ownership Network Rail Area (size) 0.64 ha Existing use Old quarry and signal box How was the site identified? SHLAA (site 2181) Considerations

• Guildford Town Centre • Within 400m to 5km of the Thames Basin



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• Flood zone 1 (low risk) • Area of High Archaeological Potential • Partly previously developed land • Conservation area • Trees on site

Allocation Housing (C3) Timescales 6‐10 years Opportunities /commentary There are constraints to development that

would need to be addressed as part of a development proposal, particularly in reference to any trees on site and the impact of development on the conservation area. This site is a sustainable location for residential development, with close proximity to the railway station, bus station and shops. At least 40‐45% of new homes provided will be affordable homes.

31 BT Telephone Exchange, Leapale Road, Guildford

[100 homes] Site address Land between Leapale Lane and Leapale Road,

Guildford, GU1 4BD Location Guildford Town Centre Ward Friary and St Nicolas

LSOA

Guildford 013C


Major issues with the living environment – particularly outdoors

POLICY A4:

Telephone Exchange, Leapale Road, Guildford

[100 homes]

Description Location Guildford Town Centre Ward Friary and St Nicolas Ownership BT Area (size) 0.6 ha Existing use Telephone exchange (sui generis) LAA reference Site 230


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Site Maps:

Is the Allocation Acceptable? YES

This property is, however, unlikely to be available for development and, whilst allocated from a spatial planning perspective, this must be seen as potential windfall rather than as a core part of the planned supply.

Comments Development of this site needs to be part of a town centre master plan (see comments on Town Centre).

Key considerations • Heavily developed site, lacking any landscaping or green space • On a pedestrian route from North Street to a town centre

supermarket


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Ownership Private Area (size) 0.6 ha Existing use Telephone exchange (sui generis) How was the site identified? SHLAA (site 230) Considerations

• Guildford Town Centre • Flood zone 1 (low risk) • Within 400m to 5km of the Thames Basin


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• Previously developed land Allocation Housing (C3) and/or offices (B1a) Timescales 11‐15 years and beyond Opportunities /commentary This is a large potential development site within

the town centre that could significantly contribute towards future housing supply, including affordable homes or provide new modern offices. If new homes are provided, at least 40% will be affordable homes.

29 Jewsons, Walnut Tree Close

[112 homes] Site address Jewsons, Walnut Tree Close, Guildford, GU1

4UB Location Guildford Town Centre Ward Friary and St Nicolas

LSOA

Guildford 015A




POLICY A5:

Jewsons, Walnut Tree Close, Guildford

[125 homes]

Description Location Guildford Town Centre Ward Friary and St Nicolas Ownership Private Area (size) 0.64 ha Existing use Buildings merchant (sui generis) LAA reference Site 1107

Key considerations • Heavily developed site, lacking any landscaping or green space


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Site Maps:

Is the Allocation Acceptable? NO – NOT ENTIRELY

The Guildford Society broadly supports the Guildford Vision Group proposal for a comprehensive development of a new residential quarter in this area, addressing many of the environmental issues highlighted in the Multiple Deprivation Indices.

Comments This site must accommodate a new or improved Yorkie’s bridge over the railway to facilitate the proposed GTAMS solution – land needs to be reserved for this purpose in the Local Plan.

Development of this site needs to be part of a town centre and/or Walnut Tree Close master plan

There needs to be strong consideration of access if Walnut Tree Close is to be cut in two.

The proposed density at 153.4 dpH seems reasonable if part of a comprehensive development.

There will be the need to provide alternative employment land.

• Sustainable Movement Corridor • Potential contamination


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Ownership Private ownership Area (size) 0.73 ha Existing use Buildings merchant (sui generis) How was the site identified? SHLAA (site 1107) Considerations

• Guildford Town Centre • Flood zone 1 (low risk) • Within 400m to 5km of the Thames Basin

Heaths SPA, where the impact of


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development can be avoided • Corridor of the River Wey • Previously developed land • Local Plan 2003 Policy M7: Access from

Walnut Tree Close to the Railway Station. Site allocation 122 continues to safeguard land for a route section of a new sustainable movement corridor, providing an attractive, landscaped priority pathway for pedestrians, cyclists and buses. The Guildford Town and Approaches Movement Study Strategy

Report (Arup, April 2014) sets out the concept and identifies a potential route.

Allocation Housing (C3) and/or office (B1a) Timescales 6‐10 years Opportunities /commentary There is an opportunity to provide new homes,

including many affordable homes (at least 40% affordable homes), in this sustainable location close to the station. There is potential to incorporate some commercial office as part of a residential‐led mixed‐use scheme.

Site allocation 122 safeguards land for a route section of a new sustainable movement corridor, providing an attractive, landscaped priority pathway for pedestrians, cyclists and buses. The Guildford Town and Approaches Movement Study Strategy Report (Arup, April 2014) sets out the concept and identifies a potential route.

20 North Street regeneration site [NOTE this is different from POLICY A6 (right) inasmuch as this excludes the Friary Centre but includes Leapale Road Car Park (see maps)]

[0 homes] Site address Land bounded by North Street, Onslow Street

and Leapale Road, Guildford, Surrey, GU1 Location Guildford Town Centre

POLICY A6:

North Street redevelopment, Guildford

[200 homes]


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Ward Friary and St Nicolas

Site Maps:

LSOA

Guildford 013C


Major issues with the living environment – particularly outdoors

(see the Guildford Society ‘Land Uses’ report annexed to this submission)

IS ALLOCATION ACCEPTABLE? NO, NOT ENTIRELY

MAINLY YES

but we object to bringing forward this development without a settled overarching master plan.

ALLOCATION SHOULD NOT RULE OUT RESIDENTIAL USE

WOULD OBJECT to loss of bus station without a suitable replacement


Description Location Guildford Town Centre Ward Friary and St Nicolas Ownership Mixed ownership. Guildford Borough

Council owns the freehold, and M&G has a long leasehold over much of the site.


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Ownership Guildford Borough Council and private

landowner Area (size) 2.52 ha Existing use Surface car parks (short stay), multi‐storey car

park, bar, housing, shops, bank, offices, Citizen’s Advice Bureau

How was the site identified? There is a long standing ambition to redevelop

this land. In 2004, planning permission was

COMMENTS Acceptable use but concerned about justification for amount of retail proposed – the Evidence Base is too old, given the rapid changes in the face of town centre retail, and we are concerned that this needs to be delivered carefully so as not to adversely affect the viability and vitality of the iconic High Street.

Residential should be considered if practicable but we would object to residential merely forming a top slice of development. Any integration of residential must create a vibrant living community in the town centre.

Development of this site needs to be part of a town centre master plan (see comments on Town Centre).

Must have an overriding strategy for a bus station/ interchange for the town centre. In the absence of a suitable viable alternative, the bus station should remain within this site.

Area (size) 3.47 ha Existing use Retail (comparison), residential flats,

restaurants and cafes, offices, bus station, surface car parks, basement car park and servicing, and vacant land

LAA reference Site 205

Key considerations • Design, vitality and connectivity • Maintaining suitable bus interchange facilities in Guildford town

centre • Listed building at 17 North Street, Guildford • Adjacent to Town Centre Conservation area • Potential to include land to the east of the identified site,

subject to ownership • Flood risk


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granted for a comprehensive mixed use redevelopment to provide up to a maximum of 170 residential units, shops (Class A1), professional and financial units (Class A2), restaurants and cafes (Class A3), community space (Class D1), replacement bus station, a public square, residential car parking, servicing, plant, the refurbishment of existing Friary Centre and ancillary works. The length of this permission was extended, but has since expired.

Considerations • Within Guildford Town Centre • Most of the site is within the core shopping

area • Low probability of flooding • Includes a Grade II listed building at 17

North Street • Not within a conservation area although

North Street frontage is opposite the Guildford Town Centre Conservation Area

• Area of High Archaeological Potential • Within 400m to 5km of the Thames Basin


• Previously developed land Allocation Retail (A1) with assembly and leisure (D2),

restaurants and cafes (A3), non residential institutions (D1), multi‐storey car park

Timescales 6‐10 years Opportunities /commentary This is one of the largest development

opportunities within Guildford Town Centre’s core shopping area. It is a key site for regeneration, improvements to North Street, and the extension of the main shopping area. The primary use of this land will be retail (A1), with other complementary uses.


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24 Land and buildings at Guildford railway station [NOTE this is different from POLICY A7 (right) inasmuch as this includes the land to the west of the station (POLICY A8 (below)) (see maps)]

[450 homes] Site address Land at Station View and Station Approach, and

to the east of Guildford Park Road, either side of the railway lines, Guildford, GU1 4JY

Location Guildford Town Centre Ward Friary and St Nicolas

Site Maps:

LSOA

Guildford 015A




Is the Allocation Acceptable? NO, NOT ENTIRELY

BROADLY ACCEPT THE USES but concern about potential over-development of the site and urge caution.

The site is within the most deprived 2.5% of LSOAs in the Country for outdoor environment,


This is a site which Allies & Morrison has shown could provide clear views from the town to the Cathedral, and development height could threaten this.

POLICY A7:

Land and buildings at Guildford railway station, Guildford

[350 homes]


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Ownership The site is owned by Network Rail. It is one of

seven key strategic sites under contract with Solum Regeneration, the joint venture company set up between Network Rail and Kier Property during 2008.

Area (size) 3.74 ha Existing use Railway station, transport infrastructure,

surface car park (including long stay / commuter parking and parking for adjacent

Comments: Development of this site needs to be part of a town centre master plan (see comments on Town Centre).

The development needs to serve both sides of the town, accommodating a bridge over the river and railway, pedestrian access to the town centre and a bus interchange/stops.

The Guildford Society supports the principle of Allies and Morrison vision of station plaza – especially in view of the shortage of quality public realm in the area (see LSOA details).

Car parking provision required on both sides of the railway station and surface car parking should be resisted.

Nothing should prevent the introduction of rail link to Heathrow

We would prefer the development height to be broadly in scale with current buildings.

Development if delivered in phases should be masterplanned to ensure the whole development works comprehensively

Description Location Guildford Town Centre Ward Friary and St Nicolas Ownership Network Rail Area (size) 2.2 ha Existing use Railway station, including offices and

retailing, and associated car and cycle parking


Key considerations • Sustainable Movement Corridor • The replacement of Walnut Bridge to reinforce the alternative

pedestrian route, and provide a route for cyclists, from the station to town centre away from Bridge Street

• Potential contamination • Heritage and conservation • Flood risk (a small part of the site is within flood zone 2 –

medium risk)


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Ranger House), taxi rank, small scale retail and cafes

How was the site identified? SHLAA (site 171), Local Plan (2003) allocated

site (policy GT8) for comprehensive mixed development

Considerations • Located on the edge of the core shopping

area • Within the Town Centre • Flood zone 1 (low risk), part flood zone 2

(medium risk) • Within 400m to 5km of the Thames Basin

Heaths SPA where the impact of development can be avoided • Previously developed land • Risk of contamination • Corridor of the River Wey • Local Plan 2003 Policy M7: Access from

Walnut Tree Close to the Railway Station. Site allocation 122 continues to safeguard land for a route section of a new sustainable movement corridor, providing an attractive, landscaped priority pathway for pedestrians, cyclists and buses. The Guildford Town and Approaches Movement Study Strategy Report (Arup, April 2014) sets out the concept and identifies a potential route.

Allocation Improved transport and interchange facilities to include existing levels of car parking, Housing (C3) and hotel (C1) and office (B1a) with restaurants and cafes (A3) and/or assembly and leisure (D2) and/or retail (A1)

Timescales 6‐10 years Opportunities /commentary This is a very sustainable location for new

development. The site can provide a mix of uses, including new homes of which at least 40% will be affordable homes. The primary use


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will be housing (C3), offices (B1a) and hotel (C1) with some smaller scale uses (A3, D2 and A1).

Site allocation 122 safeguards land for a route section of a new sustainable movement corridor, providing an attractive, landscaped priority pathway for pedestrians, cyclists and buses. The Guildford Town and Approaches Movement Study Strategy Report (Arup, April 2014) sets out the concept and identifies a potential route.

INCLUDED IN 24 ABOVE INCLUDED IN 24 ABOVE POLICY A8:

Land west of Guildford railway station, Guildford Park Road, Guildford

[0 homes]

Description Location Guildford Town Centre Ward Friary and St Nicholas Ownership Guildford Borough Council Area (size) 1.02 ha Existing use Surface car park, footbridge access to the

train station, Network Rail operational


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buildings, vehicular access to Farnham Road car park, railway sidings


Key considerations • Noise (proximity to railway lines) • Potential contamination and remediation


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30: 77 to 83 Walnut Tree Close, Guildford

[34 homes] Site address 77 to 83 Walnut Tree Close, Guildford, GU1 4UQ Location Guildford Town Centre Ward Friary and St Nicolas

Site Maps:

LSOA

Guildford 015A Area of significant relative multiple deprivation;



Is the Allocation Acceptable? NO


Comments: Development of this site needs to be part of a town centre and/or Walnut Tree Close master plan

POLICY A9:

77 to 83 Walnut Tree Close, Guildford

[0 homes]

Description Location Guildford Town Centre Ward Friary and St Nicolas Ownership Private Area (size) 0.37 ha Existing use Office (B1a), light industrial (B1c) and

warehouses (B8) LAA reference Site 8

Key considerations • Corridor of the River Wey • Flood risk • Previously developed land close to Guildford railway station


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Ownership Private Area (size) 0.37 ha Existing use Offices (B1a) and warehouses (B8) How was the site identified? SHLAA (site 8)

Considerations • Guildford Town Centre


Initial proposals by the Guildford Vision Group show the river banks as being suited to a linear riverside park as part of a comprehensive regeneration of this area. This is an important riverside site and provides exceptional scope to provide excellent public open space – currently deficient per the LSOA data.

Any development on this site must be strategically designed to manage flood water and flooding. (See Green Blue Infrastructure response) NB EA objection to 13/P/02216.

In the absence of a master plan under the terms of NPPF there should be a presumption against development


36



• Corridor of the River Wey • History of flooding • Flood zone 3 (high risk) • Within 400m to 5km of the Thames Basin


• Previously developed land Allocation

• Housing (C3) and offices (B1a), or • Offices (B1a) and storage and distribution

(B8), or • Offices (B1a)

Timescales 6‐10 years Opportunities /commentary Walnut Tree Close is an area of likely change

over the plan period. Redevelopment here would help to improve the character of this area, however, any proposal must address the risk of flooding, and ensure that development does not increase flood risk and takes all available opportunities to reduce flood risk on site and elsewhere. If new homes are provided, at least 40% will be affordable homes.

NOT IN THE 2014 DRAFT AS A SPECIFIC SITE (ALTHOUGH THE SUSTAINABLE MOVEMENT CORRIDOR WAS REFERRED TO SEVERAL TIMES)

POLICY A10:

Land for Sustainable Movement Corridor Town Centre Phase 2, off Walnut Tree Close, Guildford

[0 homes]

Description Location Guildford Town Centre


37



Ward Friary and St Nicolas Ownership Part private and part unregistered Area (size) 0.3 ha Existing use Buildings merchant (sui generis) and

access road to Yorkie’s Bridge LAA reference N/A

Key considerations • Sustainable Movement Corridor • Potential contamination


38



27 Guildford Park Car Park

[110 homes] Site address Land between the railway lines and Guildford

Park Avenue, Guildford

Location Guildford Town Centre

Ward Onslow

LSOA POLICY A11:

Guildford Park Car Park, Guildford Park Road, Guildford

[160 homes]


39


Site Maps:

Guildford 015C

Area of relative multiple deprivation;

Issues with the living environment – particularly outdoors – and in particular for old person deprivation where this LSOA scores in the most deprived 20% in the country.


The housing use is acceptable but there is a need for public realm and education.

The car parking should be developed elsewhere and this site re-planned – as part of the town centre master plan – to enable the new road proposals as suggested by the Guildford Vision Group.

THERE WILL BE URGENT NEED FOR A PRIMARY SCHOOL IN THIS AREA TO SERVE EXISTING AND NEW HOMES

Comments: This site must accommodate a new bridge over the river and railway to displace traffic from the town centre and riverside

Description Location Guildford Town Centre Ward Onslow Ownership Guildford Borough Council Area (size) 2.12 ha Existing use Surface car park and garages LAA reference Site 178

Key considerations • Noise (proximity to railway lines) • Potential contamination and remediation


40



Ownership Guildford Borough Council

Area (size) 1.97 ha

Existing use Surface car park (400 long stay spaces) and garages (118)

How was the site identified? SHLAA (site 178)

Considerations

Whilst this is important land for residential development, there also needs to be land identified and allocated for community (education).

We have suggested that the site numbered 37 (Land between Farnham Road and The Mount) would lend itself better to use as a multi-storey car park. This could allow the entirety of the Guildford park Car Park site to be public realm, housing and a primary school.

Care needs to be taken in determining development densities as well as the need for great public realm and attractive connections between the town centre and the University and Cathedral.

Allocation and development of this site needs to be part of a town centre master plan


41



• Within the Town Centre

• Flood zone 1 (low risk)

• Within 400m to 5km of the Thames Basin Heaths SPA, where the impact of development can be avoided

• Previously developed land

Allocation Housing (C3) and parking

Timescales 1‐5 years

Opportunities /commentary There is an opportunity to provide new homes,

including many affordable homes (at least 40% of the new homes provided will be affordable homes), in this sustainable location close to the station, whilst continuing to provide public parking.

26 Bright Hill surface car park and Adult Education Centre [NOTE this is different from POLICY A12 (right) inasmuch as this includes Adult Education Centre and Robin hood Pub (see maps)]

[77 homes] Site address Land between Bright Hill/Harvey Road and

Sydenham Road, Guildford, GU1 3RX

Location Guildford Town Centre

Ward Holy Trinity

LSOA

Guildford 013E


POLICY A12:

Bright Hill Car Park, Sydenham Road, Guildford

[60 homes]

Description Location Guildford Town Centre Ward Holy Trinity Ownership Guildford Borough Council Area (size) 0.47 ha Existing use Temporary car park LAA reference Site 174

Key considerations • Visually prominent elevated site


42



Site Maps:

Major issues with the living environment – particularly outdoors where this LSOA scores in the most deprived 5% in the country

Is the Allocation Acceptable? NO, NOT ENTIRELY

Whilst the land would appear to lend itself to car parking inset into the hillside and residential development above, the allocation of 77 units is not explained.

The Guildford Society is concerned about the proposed loss of education space and no reference is made to the future of the attractive former school buildings on the site of the Adult Education Centre which gives Sydenham and Harvey Roads a lot of their character.

Comments: Need to see retention of education facility on this site.

Appears to be scope to provide car parking cut into the hill and greater residential numbers.

Care will need to be taken with views into and out of the site

• Views • Conservation area • Quantity of public parking • Setting of locally listed buildings


43



Ownership Guildford Borough Council and Surrey County Council

Area (size) 0.88 ha

Existing use Surface car park (short stay ‐ 121 spaces) and education (D1)

How was the site identified? SHLAA (site 174 and 88)


44



Considerations • Within the Town Centre

• Located on the edge of the core shopping area

• Flood zone 1 (low risk)


• Conservation area

• Area of High Archeological Potential

• Previously developed land

• Topography ‐ varied levels on the site

• Locally listed building (Adult Education Centre)

• Local Plan policy H2 Housing Proposal (Bright Hill Car Park)

Allocation Residential (C3) and public car parking

Timescales 11‐15 years

Opportunities /commentary Combined, these sites provide a potential

development opportunity that can provide new homes within the town centre and retain public parking to support this side of the Town Centre. To achieve this, whilst retaining views from this location of the town and cathedral, may require the loss of the locally listed building. This would be considered as part of a potential development proposal. At least 40% of the new homes provided will be affordable homes.


45



Sites omitted from 2016 Draft that featured in the 2014 Consultation Draft

21: Portsmouth Road Surface Car Park [0 homes]

22: 1 and 2 Station View [177 homes (under construction)]

28: York house, Chertsey Street [20 homes]

32: Buryfields House [28 homes]

33: Guildford Crown Court [94 homes]

34: Debenhams [150 homes]

35: Dolphin House, North Street [44 homes]

36: Guildford Borough Council offices, Millmead [52 homes]

38: Guildford Library, North Street [18 homes]

39: Bus depot, Leas Road [50 homes]

40: Guildford Methodist Church [25 homes (in progress)]

41: Pembroke House, Mary Road [26 homes]

42: Riverside Business Park, Walnut Tree Close [60 homes]

Guildford Urban Area

50 Kernal Court, Walnut Tree Close, Guildford

[136 homes] Site address Kernal Court, Walnut Tree Close, Guildford,

GU1 4UD Location Guildford Urban Area Ward Friary and St Nicolas

LSOA POLICY A13:

Kernal Court, Walnut Tree Close, Guildford

[100 homes]


46



Site Maps:

Guildford 015A




Is the Allocation Acceptable? NO – NOT ENTIRELY




Description Location Guildford Urban Area Ward Friary and St Nicolas Ownership Private Area (size) 0.55 ha Existing use Warehouse (B8) and industrial (B1c) LAA reference Site 2183

Key considerations • This area of Guildford is currently changing

in character from primarily industrial to residential (including student accommodation), through a series of planning permissions on individual sites

• Proximity to the Corridor of the River Wey • Flood risk in this area. Although the site is

outside of the modelled flood extents for flood zone 2 and 3 (medium and high risk of fluvial flooding), land in relative close proximity to this site is within flood zone 2 and 3


47



Ownership Private Area (size) 0.55 ha Existing use Warehouse (B8) and industrial (B1c) How was the site identified? SHLAA (site 2183)

Considerations • Guildford Urban Area • History of flooding • Flood zone 1 (low risk) and part flood

The proposed density at 247dpH may be reasonable if part of a comprehensive development but, as an isolated development, seems too high bearing in mind the substantial issues with outdoor environment – this is also completely different from the density suggested in the Local Plan for the near adjacent site 29.

There will be the need to provide alternative employment land.


48



zone 2 (medium risk) to the north east of the site


• Previously developed land • Corridor of the River Wey

Allocation Housing (C3) and/or student accommodation and/or offices (B1a)

Timescales 1‐5 years Opportunities /commentary Walnut Tree Close is an area of likely

change over the plan period. Redevelopment here would help to improve the character of this area, however, any proposal must address the risk of flooding, and ensure that development does not increase flood risk and takes all available opportunities to reduce flood risk on site and elsewhere. At least 40% of any new homes provided will be affordable homes.

52 Wey Corner, Walnut Tree Close, Guildford

[35 homes] Site address Wey Corner, Walnut Tree Close, Guildford,

GU1 4TT Location Guildford Urban Area Ward Friary and St Nicolas

LSOA

POLICY A14:

Wey Corner, Walnut Tree Close, Guildford

[35 homes]

Description Location Guildford Urban Area Ward Friary and St Nicolas


49



Site Maps:

Guildford 015A Area of significant relative multiple deprivation;




Distribution (B8) is not a suitable use in this area


SITE BETWEEN 42 & 52 NOT EVEN IDENTIFIED ON THE PLAN – should provide a direct pedestrian & cycle route from Yorkie’s bridge to the tow path (potential link to Dapdune Wharf)



Initial proposals by the Guildford Vision Group show the river banks as being suited to a linear riverside park as part of a comprehensive regeneration of this area. This is an important riverside site and provides exceptional scope to provide excellent public open space – currently deficient per the LSOA data.

Any development on this site must be strategically designed to manage flood water and flooding. (See Green Blue Infrastructure response) NB EA objection to 13/P/02216.

In the absence of a master plan under the terms of NPPF there should be a presumption against development

Ownership Private Area (size) 0.38 ha Existing use Trade sales (a sui generis use) with a storage

and distribution use (Class B8) and business use (B1)


Key considerations • Proximity to the River Wey • Corridor of the River Wey • Flood risk


50



Ownership Private Area (size) 0.38 ha Existing use Storage and distribution (B8) How was the site identified? SHLAA (2226)

Considerations • Guildford Urban Area • Corridor of the River Wey • Within 400m to 5km of the Thames


51



Basin Heaths SPA, where the impact of development can be avoided

• Flood zone 2 (medium risk) and flood zone 3 (high risk)

• History of flooding • Previously developed land

Allocation Housing (C3) and/or offices (B1a) or storage and distribution (B8)

Timescales 6‐10 years Opportunities /commentary Walnut Tree Close is an area of likely

change over the plan period. Redevelopment here would help to improve the character of this area, however, any proposal must address the risk of flooding, and ensure that development does not increase flood risk and takes all available opportunities to reduce flood risk on site and elsewhere. If new homes are provided, at least 40% will be affordable homes.


52



43 Land at Guildford Cathedral, Guildford

[168 homes] Site address Land at Guildford Cathedral, Alresford

Road, Guildford, GU2 7TN Location Guildford Urban Area Ward Onslow

Site Plans:

LSOA

Guildford 015C

Area of relative multiple deprivation;

Issues with the living environment – particularly outdoors – and in particular for old person deprivation where this LSOA scores in the most deprived 20% in the country.

Is the Allocation Acceptable? UNCERTAIN of the viability and suitability of this site for housing – particularly in the numbers suggested.

The distant views of the Cathedral must not be affected by development.

Given the poor overall score in terms of outdoor environment in the wider area, it is important to ensure that, as part of the proposed development, the remaining green spaces around the Cathedral are preserved in perpetuity.

Development heights should not be such as to obscure the base of the Cathedral and a skirt of green from key vantage points.

POLICY A15:

Land at Guildford Cathedral, Alresford Road, Guildford

[100 homes]

Description Location Guildford Urban Area Ward Onslow Ownership Guildford Cathedral Area (size) 3.28 ha Existing use Open space and residential properties LAA reference Site 50

Key considerations • The setting of the grade II* Listed

Building, on approaches and access • Views, particularly from the setting of

town centre Conservation Areas and listed buildings

• Impact of scale, heights and form of development

• Impact of any development on green mound and silhouette of the Cathedral both day and night time from wide surrounding area

• Loss of open space • Surrounding urban context


53



Ownership Dean and chapter of Guildford Cathedral Area (size) 3.28 ha Existing use Open space How was the site identified? SHLAA (site 50)

Considerations • Guildford Urban Area

Comments: Intuitively, this is a site which should remain undeveloped. The Guildford Society is very conscious of the Dean & Chapter’s aspirations to help preserve the Grade 1 Listed Cathedral without having the type of endowment income available to older Cathedrals. This may constitute very special circumstances but not to the extent any amount of ‘harm’ is acceptable.

In any event, this site should include the provision or safeguarding of a route for a public walkway (integrated with the Guildford Park Car Park site) from the station and town centre to the Cathedral as none currently exists.

The OS data shows the Cathedral is at 78m Above Ordnance Datum (AOD)

Views from, say, the top of Poltimore Road/Irwin Road are from an AOD height of ca.80m, views from the town centre and other key vantage points are from much lower (eg.,the specially made cut through the Chantry woods (ca 50m AOD) and must be maintained. There are also important views from Merrow Downs, Pewley Hill and the Hog’s Back


54



• Flood zone 1 (low risk) • Within 400m to 5km of the Thames


• Protected Open Space • Adjoining a Grade II Listed Building

Allocation Housing (C3) Timescales 1‐5 years Opportunities /commentary Redevelopment here will provide new

homes (including at least 40‐45% affordable homes) and help support the future of Guildford’s Cathedral. Development of this site will need to be sensitively carried out in view of the settings of a Grade II Listed Building, and consideration of the level of provision of Protected Open Space in the area.

Not in 2014 Draft Site Allocation POLICY A16:

Land between Gill Avenue and Rosalind Franklin Close, Guildford

[450 homes]

Description Location Guildford Urban Area Ward Onslow Ownership Royal Surrey County Hospital Area (size) 2.36 ha Existing use Residential (C3)


55




Key considerations • Accessibility for emergency vehicles • Making efficient use of the site • There are 389 existing properties on this

site


56



Not in 2014 Draft Site Allocation POLICY A17:

Land south of Royal Surrey County Hospital, Rosalind Franklin Close, Guildford

[0 homes – hospital-related development]

Description Location Guildford Urban Area Ward Onslow Ownership Royal Surrey County Hospital Area (size) 1.3 ha Existing use Temporary car park for hospital use LAA reference Site 131

Key considerations • Usage of temporary car park • Impact on local road network


57




58



47 Guildford College, Stoke Road, Guildford [NOTE this is different from POLICY A18 (right) inasmuch as this includes the entire Guildford College site (see maps)]

[0 homes – Education Uses] Site address Guildford College, Stoke Road, Guildford,

GU1 1EZ

Location Guildford Urban Area

Ward Christchurch

Site maps:

LSOA

Guildford 013A

Outdoor environment and access to housing are the two notable elements of relative deprivation in this LSOA.

Despite this, more than half of the households fall within Band D for Council Tax.

Just under 50% of homes are family households, but more than 55% are flats or maisonettes.


Comments: The Guildford Society is keen to support the excellent work of the Guildford College.

It does, however, have some concerns about the impact of intensification of the use of the site without parameters – there is, for example, a clear desire and need to preserve openness on the edge of Stoke Park and green spaces adjacent to Stoke Road, one of the approach roads to Guildford Town Centre.

POLICY A18:

Land at Guildford College, Guildford

[100 homes]

Description Location Guildford Urban Area Ward Christchurch Ownership Guildford College Area (size) 0.7 ha Existing use Education (D1) LAA reference Site 2323

Key considerations • Close proximity to Stoke Park • Boundary treatments backing onto Stoke

Park • Impact of development on setting of

listed buildings, parkland setting and views

• Lido Road area – setting of locally listed building and listed war memorial on green island

• Protected Open Space


59



Ownership Guildford College Area (size) 4.8 ha Existing use Education (D1) and associated uses How was the site identified? Local Plan issues and options consultation Considerations

• Guildford Urban Area • Flood zone 1 (low risk) • Within 400m to 5km of the Thames


60




• Previously developed land • Some land is protected open space

Allocation Education (D1) and associated uses Timescales During the plan period Opportunities /commentary There are opportunities to provide an

intensified education use on this site, to enable the college to meet its future needs.

51 Former car showroom, Aldershot Road, Guildford

[38 homes] Site address Former car showroom (Tony Purslow

Limited), Aldershot Road, GU2 8BX Location Guildford Urban Area Ward Westborough

Site Maps:

LSOA

Guildford 009B

This LSOA scores poorly for education and skills among young people). Almost 40% comprises social rented housing

The site borders Guildford 012D which is the only LSOA in the Borough whose Index of Multiple Deprivation overall places it in the poorest 25% in the Country:

POLICY A19:

Land at Westway, off Aldershot Road, Guildford

[38 homes]

Description Location Guildford Urban Area Ward Westborough Ownership The land is for sale Area (size) 0.56 ha Existing use Temporary private car park LAA reference Site 34 Key considerations

• With regards to rights and easements, an area at the entrance of the site has full and free passage and running of services, the right to pass and re-pass and the right to park a maximum of six motor vehicles in the allocated parking spaces, as long as the allotments are in use. A design of a development scheme needs to take this into account


61



Ownership Private Area (size) 0.47 ha Existing use Temporary private car park How was the site identified? SHLAA (site 34) Considerations


Basin Heaths SPA, where the impact


Providing that proper regard is had to contributing towards the resolution of local deprivation issues.

Consideration should also be given to opportunities to provide training and skilling for young people

Comments: The Guildford Society has no particular specific comments in respect of this site


62



of development can be avoided • Risk of contamination • Previously developed land

Allocation Housing and/or specialist housing (C3) Timescales 6‐10 years Opportunities/ Commentary This is a vacant site that is in a sustainable

location for new homes. At least 40% of any new homes provided will be affordable homes.

46 Former Pond Meadow School, Guildford

[20 homes] Site address Former Pond Meadow School, Pond

Meadow, Guildford, GU2 8LG Location Guildford Urban Area Ward Westborough

Site Maps:

LSOA

Guildford 012C

This LSOA scores particularly high in terms of deprivation for young persons education (poorest 2.5% in the country) and skills (poorest 10% in the country) and for young persons deprivation (poorest quartile).

Clearly there is a need for spatial planning in this area to improve the prospects for young people and training for those of working age.

POLICY A20:

Former Pond Meadow School, Pond Meadow, Guildford

[0 homes]

Description Location Guildford Urban Area Ward Westborough Ownership Surrey County Council Area (size) 0.6 ha Existing use Vacant school buildings (D1) LAA reference 1584

Key considerations • Community benefit • Vacant site • Protected open space


63



Ownership Surrey County Council Area (size) 0.6 ha Existing use Vacant school buildings (D1) How was the site identified? SHLAA (site 1584) Considerations


Is the Allocation Acceptable?

PROBABLY, YES but see Comments

Comments: The deprivation scores for the surrounding area (dating back to 2010) highlight a need for training and education facilities.

Perhaps it would be possible to work with the Independent Schools, The County Education Authority, the University and Guildford College to establish whether there is scope to develop a vocational training centre – perhaps even for building trades to support the amount of housing proposed in the Draft Local Plan.

Attention should be given to such needs when determining applications and assessing the level of contributions for CIL, affordable homes and residual s106 agreements.


64




• Previously developed land • Partially protected open space

Allocation Housing and/or specialist housing (C3) and/or student accommodation, and/or non‐residential institution (D1) including community facilities.

Timescales 6‐10 years Opportunities /commentary This is a vacant site. Redevelopment here

will provide new homes (including at least 40% affordable homes), and could also provide a community facility if required.

NOT IN THE 2014 DRAFT ALLOCATION POLICY A21:

Land at Westborough allotments, Guildford

[0 homes]

Description Location Guildford Urban Area Ward Westborough Ownership Guildford Borough Council Area (size) 3 ha Existing use Open space and allotments LAA reference Site 176 Key considerations Protected open space


65




66



61 Land north of Keens Lane, Guildford

[140 homes] Site address Land between Tangley Lane, Keens Lane,

Worplesdon Road, Guildford Location Guildford Urban Area Ward Worplesdon

Site Maps:

LSOA

Guildford 005C

This LSOA is in the most deprived 5% in the country for affordability of homes.

46% of homes in the LSOA are Band G or higher.


The Guildford Society recognizes the proposal to provide a Care Home on the part of the site within 400m of a Thames Basin Special Protection Area.

The need to do so says more about the SPA regulations than good spatial planning and it will be essential to ensure that the Care Home use is appropriate in this location and not merely making use of an otherwise unusable part of the site.

Comments: The Guildford Society generally supports suggested land use(s)/proposal.

POLICY A22:

Land north of Keens Lane, Guildford

[140 homes]

Description Location Guildford Urban Area Ward Worplesdon Ownership Private Area (size) 5.25 ha Existing use Fields, grazing and stables LAA reference Site 126

Key considerations • Impact of development on the Thames

Basin Heaths SPA • Setting of a listed building


67



Ownership Private Area (size) 5.25 ha Existing use Fields, grazing and stables How was the site identified? Green Belt and Countryside Study (part of

potential development area J3)

Due to the high level of unaffordability of homes in this area, it will essential to ensure the full provision of affordable homes as part of any development.


68



Considerations • Currently Green Belt • Partly within 400m of the Thames

Basin Heaths SPA, partly within 400m to 5km of the Thames Basin Heaths SPA, where the impact of development can be avoided

• Flood zone 1 (low risk) • Greenfield • Interventions will be required which

address the potential highway performance issues which could otherwise result from the development.

Allocation Housing (C3) and care home (C2) Timescales 1‐5 years Opportunities /commentary This site could provide new homes (of

which at least 45% will be affordable housing) and a care home (approximately 50 beds). The care home would be located in the area of the site within 400 metres of the Thames Basin Heath SPA.


69



65 Land north of Salt Box Road, Guildford

[0 homes – education] Site address Land north of Salt Box Road, west of the

railway line, Guildford Location Guildford Urban Area Ward Worplesdon

Site Maps:

LSOA

Guildford 005C

This LSOA is in the most deprived 5% in the country for affordability of homes.

46% of homes in the LSOA are Band G or higher.

Is the Allocation Acceptable? NO – PROBABLY NOT

Whilst The Guildford Society recognizes the need to provide a new secondary school, this needs to be in a location with excellent accessibility on various forms of transport.

The location of a school in a clearing in the woods has not been shown to meet that criterion.

NOTE: THE SCHOOL DOES NEED TO GO SOMEWHERE AND SOME EASILY ACCESSIBLE LAND IDENTIFIED FOR HOUSING ELSEWHERE MAY NEED TO BE SET ASIDE FOR EDUCATIONAL USE

Comments: This use needs to be seriously and critically rethought.

POLICY A23:

Land north of Salt Box Road, Guildford

[0 homes]

Description Location Guildford Urban Area Ward Worplesdon Ownership Private Area (size) 7.88 ha Existing use Field LAA reference Site 2018

Key considerations • Impact of development on the Thames

Basin Heaths SPA (the site is within 400m)

• Impact of development on the surrounding Site of Special Scientific Interest (SSSI)

• Provision of car parking


70



Ownership Private Area (size) 7.88 ha Existing use Field How was the site identified? Green Belt and Countryside Study

(potential development area A4)

Considerations • Currently Green Belt • Greenfield site • Flood zone 1 (low risk)

Spatial planning is not simply about identifying a space and seeking to fill it with a use for which no other site has been found.

There is no indication from the Infrastructure Baseline as to what catchment the school would be expecting to serve and, indeed, whether it would entirely meet the need of the increased population in the proposed Guildford Urban Area extensions and infilling.

The clearing in the woodlands should be preserved within the Green Belt.

Failing that, the site may be suitable for business use annexed to Slyfield or even possibly for Traveller pitches.


71



• Within 400m of the Thames Basin Heaths SPA

• An Appropriate Assessment may be required at project level

• Site almost surrounded by Site of Special Scientific Interest (SSSI)

Allocation Education (D1) – secondary school of at least five forms of entry

Timescales 6‐11 years and 11‐15 years Opportunities /commentary Potential for new secondary school to serve

increased need in the western part of the borough

Potential access to the site from where

Grange Road meets Salt Box Road, with a possible new junction.


72



48 Slyfield Area Regeneration Project (SARP)

[1,000 homes] Site address The sewage treatment works and land

between Slyfield industrial estate and the A3, Guildford

Location Guildford Urban Area Ward Stoke

Site Maps:

LSOA

Guildford 005F

Whilst the LSOA data is not particularly relevant to the proposed allocation, it is worth noting that around 85% of homes in the LSOA are in Band F or above

Is the Allocation Acceptable? YES BUT…

The Guildford Society broadly supports the emerging proposals floated by the Guildford Vision Group for a comprehensive extension of the Slyfield area to accommodate:

• Displaced businesses from Walnut Tree Close and Woodbridge Meadows

• Park & Ride

• SANG

The expansion will require the four-way junction on the A3 (as noted at Site 59 above)

POLICY A24:

Slyfield Area Regeneration Project, Guildford

[1,000 homes]

Description Location Guildford Urban Area


73



Ownership Surrey County Council, Thames Water and

Guildford Borough Council Area (size) 40 ha Existing use Sewage treatment works, former landfill

site, Council depot and allotments How was the site identified? SHLAA (site 245)

See indicative plan below

The plan above shows (in orange) the proposed expansion of Slyfield to the north, some of which is included in Site 48.

Comments: The GBCS identified a 200m strip of land separating Jacobs Well from the Guildford Urban Area.

The Guildford Society suggests that a permanent strip of bunded woodland could be created to demarcate the boundary, but that the remainder of the strip and the area above the areas of flood risk should be capable of significant expansion.

A new four-way A3 junction and the proposed GTAMS ‘golden thread’ bus, cycle and pedestrian link from Slyfield through the town centre and to the Surrey Research Park should enable a much more viable expansion of Slyfield and contribute to a modal shift to help reduce the number of cars on our roads.

Ward Stoke Ownership The land is owned principally by Guildford

Borough Council and Thames Water with Surrey County Council having a minority interest.

Area (size) 40 ha Existing use Sewage treatment works, former landfill site,

Council depot, community hall and allotments LAA reference Site 245 Key considerations

• Allotments • Flood Risk • Design • Green Infrastructure


74



Considerations • Guildford Urban Area • Flood zone 1 (low risk) and flood

zone 2 (medium risk). An initial flood risk assessment shows that none of the site falls within flood zone 3

• Within 400m to 5km of the Thames Basin Heaths SPA, where the impact of development on the SPA can be avoided

• Previously developed land • Corridor of the River Wey • Protected open space (south west of

site) • Contaminated land (open landfill).

Detailed studies have been undertaken and further work is ongoing.

• Allotments • Community hall • Adjacent to proposed strategic

employment site • Infrastructure requirements will

include a Clay Lane Link Road, which could be delivered in two phases, which will connect to the Local Road Network

• Interventions will be required which address the potential highway performance issues which could otherwise result from the development.

Allocation • Housing (C3) and Traveller pitches

(sui generis) • Employment ‐ Offices (B1a),

Research and development (B1b), Light industrial (B1c), general industrial (B2), storage and distribution (B8)

• A new council waste management


75



depot (relocated on the site) • Waste facilities – the northern area

of approximately 11ha is allocated in Surrey Waste Plan 2008 for non‐thermal waste uses.

• A new sewage treatment works (relocated within the site)

• Upgraded primary school and financial contributions towards secondary school expansions

• A local retail centre Timescales 11‐15 years Opportunities /commentary This is a strategic development site,

providing opportunities for approximately 1,000 new homes and employments uses in the urban area. At least 40% of new homes provided will be affordable homes.

A planning application for phase one of the

Clay Lane Link Road is imminent. This will be within the area shown on site allocation 121.


76



59 Gosden Hill Farm, Guildford [The site at Policy A25 includes an additional area of frontage onto the A3 when compared to 2014 site 59]

[2,000 homes] Site address Land to the north east of Guildford,

Merrow Lane, Merrow, Guildford Location Guildford urban area Ward Burpham and Clandon and Horsley

Site Maps:

LSOA

Guildford 008B and Guildford 001A

POLICY A25:

Gosden Hill Farm, Merrow Lane, Guildford

[2,000 homes]


77



Ownership Private Area (size) 89 ha Existing use Farmland How was the site identified? Green Belt and Countryside Study

(potential development areas C1 and C2), SHLAA (site 46)

Considerations • Currently Green Belt, adjoining the

Guildford 008B Affordability is the most significant issue in this LSOA. Guildford 001A This is a large LSOA covering 5.7% of the Borough. 90% of the LSOA area is Green Space. The principal issue is the lack of affordability of housing where this LSOA ranks in the most deprived 5% in the country.

Is the Allocation Acceptable? NO The Society does not support any development including P&R north of the east-west tree line dividing the site.

This can be summarized by reference to the Green Belt & Countryside Report where development should NOT be permitted on PDA C2.

Description Location Guildford Urban Area Ward Burpham and Clandon and Horsley Ownership Private Area (size) 89 ha Existing use Farmland LAA reference Site 46

Key considerations • Some Tree preservation orders on site • Borders a Site of Nature Conservation

Importance (SNCI) to the east of the site • Part of this site has been designated as a


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urban area • Greenfield land • Flood zone 1 (low risk) • Within 400m and 5km of the Thames

Basin Heaths SPA • Some Tree preservation orders on

site • Borders a Site of Nature

Conservation Importance (SNCI) to the east of the site

• A very small strip of land at the north of the site bordering the A3 is good (classification 3a) agricultural land of which an even smaller area is very good (classification 2). The rest of the land is moderate agricultural land (grade 3b).

• Part of site a strategic employment site

• Infrastructure requirements could include a relocated A3 southbound off‐slip, a new A3 southbound on‐slip and connections to the Local Road Network.

• Interventions will be required which address the potential highway performance issues which could otherwise result from the development. The Infrastructure Delivery Schedule identifies the locations on the Local Highway Network and the Strategic Highway Network which could be expected to experience the most significant potential highway performance issues, in the absence of mitigating interventions, from development of this site.

• Other supporting infrastructure must be provided on the site, including a new two‐form entry primary school, local retail centre, GPs surgery,

Comments: The Society does not support any development including P&R north of the east-west tree line dividing the site. (GBCS Potential Development Area C2)

Development north of the line would impact adversely on the openness of the views on the approach to the town.

There are substantial pluvial flooding issues that already affect Burpham and the land at C2 often ponds at its lowest points in heavy rain.

The development of any of this land needs to have improved overall access to and from the A3. There consequently needs to be a reservation of land and policy support in the Local Plan for a 4-way all-movement A3 junction.

Without improved access the impact on traffic in Burpham and on London Road will be severe and no development should be permitted.

Development of the southern half of the site should include a railway station and the land should be reserved for that purpose

The openness of the site in the Green Belt fronting the A3 will be seriously harmed by development which will adversely affect the soft green edge of Guildford on the north side.

The Society strongly believes development of this portion of site 59 (C2 in the GBCS Report) should be resisted.

To the extent that the area designated C1 in the GBCS Report is not viable or would cause irreconcilable issues in Burpham – and having regard to the emerging Neighbourhood Plan for Burpham – the site

strategic employment site and is expected to deliver a significant amount of employment uses.

• Burpham Neighbourhood plan


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community building, open space including playgrounds, playing fields and allotments, Suitable Alternative Natural Green Space (SANG), a new Park and Ride facility, a new rail station possibly partly on the site for Merrow on the New Guildford Line.

• Reducing surface water flood risk, potentially with balancing pond(s), on‐site Sustainable Urban Drainage System (SUDs)

• Appropriate assessment required at project level to consider impact on the Thames Basin Heath Special Protection Area (SPA).

Allocation Housing (C3), Traveller pitches (sui generis), employment uses (B1a, B1b and B1c), Park and Ride, railway station, open space, education, local retail centre (A1, A2 and A3), community and health services buildings (D1).

Timescales 1‐5, 6‐10 and 11‐15 years Opportunities /commentary This is a strategic development site that can

accommodate a mix of uses, primarily residential (up to 2000 homes, including at least 45% affordable homes, and eight Traveller pitches), creating a mixed sustainable community.

Part of this site has been designated as a


Development could facilitate the delivery

of a new Park and Ride facility on the site and a new rail station, possibly partly or wholly on the site, for Merrow on the New Guildford Line.

should not be allocated and the Green belt boundary left as it is today.

The formation of a four-way junction (subject to Highways Agency confirmation and all technical due diligence) should be created so as to give access to the Slyfield area and the A320 without adversely impacting the main population centre of Burpham, and so as to relieve traffic on both the A320 at Slyfield and on the London Road between Burpham and Guildford.


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60 Blackwell Farm, Guildford [Reduced site area in Policy A26 relative to Site 60]

[2,250 homes] Site address Land to the south west of Guildford,

Blackwell Farm, Hogs Back, Guildford Location Guildford Urban Area Ward Shalford, Worplesdon and Onslow

Site Maps:

LSOA

Guildford 005E

Guildford 017C

POLICY A26:

Blackwell Farm, Hogs Back, Guildford

[1,800 homes]


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Ownership Private Area (size) 106.2 ha Existing use Farmland How was the site identified? Green Belt and Countryside Study

(potential development areas H1 and H2), SHLAA (part of site 311)

Guildford 015B

Guildford 005E: Low incomes, deprivation in education especially young persons deprivation. Guildford 017C: General lack of access to housing where this LSOA is in the most deprived 3% in the country.

Is the Allocation Acceptable? NO The allocation across the site is unacceptable. The site is part of the context for the neighbouring Area of Outstanding Beauty and this needs to be respected – preferably with the renewal of the status of the upper slopes as an area of Great Landscape Value. The Guildford Society recommends that no development (including roads) should be carried out above the 90m contour and no development should project above 95m above ordnance datum (AOD)

Description Location Guildford Urban Area Ward Shalford and Worplesdon Ownership Private Area (size) 78 ha Existing use Farmland LAA reference Site 311

Key considerations • AONB • AGLV • Access • Surface water flood risk


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Considerations • Currently Green Belt, partially

adjoining the urban area • Greenfield land • Flood zone 1 (low risk) • Within 400m and 5km of the Thames

Basin Heaths SPA • Partially in an Area of Outstanding

Natural Beauty and Area of Great Landscape Value

• The land is primarily moderate (classification 3b) agricultural land, with an area towards the centre of good agricultural land (classification 3a), and a very small area of very good agricultural land (classification 2) on the western side.

• Part of site strategic employment site • Infrastructure requirements could

include a new junction with the A31 Hog’s Back and/or A3 trunk road and connections to the Local Road Network.

• Interventions will be required which address the potential highway performance issues which could otherwise result from the development. The Infrastructure Delivery Schedule identifies the locations on the Local Highway Network and the Strategic Highway Network which could be expected to experience the most significant potential highway performance issues, in the absence of mitigating interventions, from development of this site.

• Developer contributions could also be sought in respect of providing a new Park and Ride facility on the site and a new Park Barn/Surrey Research

We would prefer to see the development restricted to within LSOA 005E as currently drawn.

Guildford 005E

Guildford 017C

Approx90m

contour

Guildford 015B


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Park/Blackwell Farm rail station on the North Downs Line.

• Other supporting infrastructure must be provided on the site, including a new two‐form entry primary school, local retail centre, GPs surgery, open space including playing fields and allotments, Suitable Alternative Natural Green Space (SANG).

• Appropriate assessment required at project level to consider impact on the Thames Basin Heath Special Protection Area (SPA).

Allocation Housing (C3), Employment use (B1a, B1b, B1c, B2, B8), Traveller pitches (sui generis), open space, Park and Ride, railway station, education, local retail centre (A1, A2 and A3), community and health services buildings (D1).

Timescales 1‐5, 6‐10 and 11‐15 years Opportunities /commentary This is a strategic development site that can

accommodate a mix of uses, primarily residential (up to 2250 homes, including at least 45% affordable homes, and eight Traveller pitches), creating a mixed sustainable community.

Part of this site has been designated as a


Development could facilitate the delivery

of a new Park and Ride facility on the site and a new rail station, possibly partly or wholly on the site, for Park Barn/Surrey Research Park/Blackwell Farm on the North Downs Line.

The local, regional and national importance of the Surrey Research Park needs to be recognized as part of this allocation. Sufficient land needs to be provided for this Plan Period and safeguarded for subsequent periods to ensure the Research Park is able to continue to generate substantial GVA for the economy, especially in the knowledge-based industries. Whilst this may limit the amount of housing that can be accommodated on this site, it is essential to avoid constraining this key component of future growth and prosperity.

Comments: The Local Plan should retain (or redesignate) AGLV above 90m contour line (see next page). No buildings should be allowed to project above 95m AOD. No hard landscaping above 90m AOD The areas of ancient woodland need to be retained and protected. No A31 road access should be provided as this would require a major intrusion into the AONB and puncture the ridge of the Hogs Back with a requirement for night-time lighting. Access to the site needs to be part of a wider solution to the A3 and its junctions between the River Wey and Compton. No development should be permitted without a new bridge over the railway in the town centre due to the limitations on A31 Farnham Road bridge and consequent impaired links between West Guildford and the town centre. No student housing should be permitted on this site – the University must be required to provide accommodation on its site and implement existing consents.


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Sites omitted from 2016 Draft that featured in the 2014 Consultation Draft

44: Merrow Depot, Merrow Lane [50 homes]

45: Land adjoining the new Fire Station [25 homes]

49: Bishops Nissan Garage, Walnut Tree Close [28 homes]

The subsequent sections appearing in a separate section of the Guildford Society analysis are:

Ash and Tongham

Previously Developed Land in the Green belt

New Settlement

Villages

Traveller and Travelling Showpeople Accommodation

draft guildford borough local plan: response to guildford … · 2016. 4. 16. · guildford local...

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