Mount Browne (Surrey Police Head Quarters), Sandy Lane, Guildford Vision Statement. November with

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1 Mount Browne (Surrey Police Head Quarters), Sandy Lane, Guildford Vision Statement November 2013 with

2 Tibbalds Planning & Urban Design 19 Maltings Place 169 Tower Bridge Road London SE1 3JB Telephone Facsimile / Mount Browne Vision Statement/ 4.4 reports and output

3 Contents 1 Introduction 2 2 The wider context 3 3 Policy context 4 4 The site 6 5 Masterplan concepts 13 6 Summary and conclusion 20 Vision Statement Mount Browne Police Headquarters site 1

4 1 Introduction This report has been produced by Tibbalds Planning and Urban Design on behalf of Ikon/Mott MacDonald for Surrey Police. The study has been undertaken to consider a potential vision and development principles for the Mount Browne Police Headquarters site located close to Guildford off Sandy Lane. The report demonstrates the broad deliverability of the site in order to support its allocation for residential development within the emerging Local Plan Strategy and Sites document. The land at Mount Browne, Sandy Lane is owned by Surrey Police and currently operates as their main Headquarters. It includes mostly general office use and the Surrey Police contact centre alongside a Dog Training centre, Firearms training, Scientific Support operations and a sports pavilion (currently used as offices) and sports pitches (occasionally used) to the south of the site. The site covers approximately 25ha of land. It is within the Metropolitan Green Belt and is covered by several other landscape allocations including being within an Area of Outstanding Natural Beauty (AONB) and an Area of Great Landscape Value. Whilst it is within the Green Belt it is partially previously developed and has substantial areas currently occupied by buildings and hard standing/car parking. The facilities at Mount Browne are outdated and are no longer considered fit for purpose. The site is also difficult to access via public transport, resulting in a huge over use of private cars. This currently has an impact on local traffic and access to the site, and difficulties accommodating car parking. The site is currently identified in Guildford Borough Council s SHLAA as able to accommodate 100 residential units, and it is also identified in the emerging Local Plan Strategy and Sites Issues and Options document. Surrey Police are reviewing the estate requirements for delivery of policing services in the future. Development of a long term estate strategy is at an early stage but it is likely that this will involve a move away from an out of town campus style headquarters operation towards a more accessible town centre location. It is envisaged that the Mount Browne site would be available for re-development within the next 10 years. Mount Browne is located 1.5 miles to the south west of Guildford, in Artington. The main A3 route is to the north of the site and the nearest train stations are Guildford and Farncombe. Mount Browne Police Headquarters site Vision Statement 2

5 A3 2 The wider context GUILDFORD London Road Guildford A3 A31 Hog s Back A3 THE SITE Artington Shalford FARNCOMBE Godalming GODALMING Fig 2.1: The site location in relation to its wider context Vision Statement Mount Browne Police Headquarters site 3

6 3 Policy context The new Local Plan being prepared will set a vision for the next 20 years as a framework for the growth of the Borough. Consultation on the new Local Plan will start to take place during the next couple of months with the aim of adoption in June Until the new Local Plan is adopted, the saved policies within the existing Local Plan (2003) will remain valid. SITE DESIGNATIONS The Mount Browne Site is covered by a number of policy designations including Metropolitan Green belt and Area of Outstanding Natural Beauty (AONB). The Metropolitan Green Belt designation is a key planning consideration. The aim of Green Belts is to prevent urban sprawl. However Mount Browne is already significantly developed, and policies exist within the NPPF to allow for the redevelopment of previously developed land. Existing policy supports new development which would broadly match the existing built footprint of the current buildings. Local Plan Policy RE2 states that within the Metropolitan Green Belt, the development of affordable housing for local needs, when in accordance with Policy H12, is deemed appropriate. Any development must minimise the impact on the Green Belt. Policy H12 states that affordable housing developments that are on sites less than 0.4 ha are appropriate in the Green Belt. Paragraph 89 of the NPPF includes an exception for development in the green belt related to limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development. Therefore there is scope within existing planning policy for the redevelopment of the Mount Browne site provided the development does not have a greater impact on the openness of the Green Belt than the existing development. Local Plan Policy RE5 requires development within the Area of Outstanding Natural Beauty (AONB) to be consistent with the primary aim of conserving the existing landscape character. Further, development must not have a negative impact on the important views to and from the AONB. CONSERVATION AREAS The site is adjacent to St. Catherines Conservation Area (see Fig. 3.1). When redeveloping the site at Mount Browne, consideration should be given to the character of the conservation area and the relationship of the new developmnent to it. However, views between the site and the adjacent conservation area are minimal. Mount Browne Police Headquarters site Vision Statement 4

7 Fig 3.1: Extract from the current Local Plan Proposals map showing the main existing policy allocations for the site Site boundary Conservation area boundary Metropolitan Green Belt AONB Cycle routes Vision Statement Mount Browne Police Headquarters site 5

8 4 The site 4.1 Introduction The site itself comprises some 25ha of campus style accommodation on elevated rural fringe between Godalming and Guildford. The land slopes, sometimes steeply, to the south and has been terraced to some extent to allow for the existing development to take place. There are a large number of seemingly mature trees and a full tree survey would need to be carried out before any detailed design could take place. At the centre of the site is a large Edwardian house which was built in The building is currently converted into offices but the main courtyard garden remains, as does the southern terrace with wide ranging views to the south. The house has been extended over the years and currently a 1970 s office block abuts the northern elevation. Some parts of the site are quite steeply sloping A small area of former kitchen garden wall and corner dovecote remain in the centre of the site, as does the old stable block at the entrance to the site. There are a number of 1930 s houses in the north of the site - villa style properties to the north west and terraces to the north east. As with the main house these are now offices. The dog training and scientific support labs are in the centre of the site. The sports pitches are on flatter, lower land to the south of the site and can be accessed directly from The Ridges. A historic Edwardian villa is an attractive and positive feature of the site There is a large telecommunications mast within the central area of the site. The proposals within this document include the possibility of moving or relocating this mast to enable a sensible layout for new residential development. The sports pitches to the south of the site are located on a level area, that includes a former bowling green that is no longer used. There are a number of pavilion buildings associated with these pitches which, due to the very occasional use of the sports pitches, are currently used as offices. The site is currently dominated by parking The southern part of the site contains a flatter area of land containing sports pitches Mount Browne Police Headquarters site Vision Statement 6

9 4.2 Existing buildings and uses University of Law campus Sandy Lane The Drive Munstead View Playing Field The Ridges A3100 Old Portsmouth Road Former bowling green m Fig 4.1: Diagram indicating the main buildings currently on site and their uses. Residential buildings currently used as general office space Contact centre and main operations Scientific support Dog handling unit Training school and offices Sports pavilions Sports pitches There is an existing telecommunications mast in the central area of the site Remains of the former Kitchen Garden Wall and dovecote inthe centre of the site Vision Statement Mount Browne Police Headquarters site 7

10 4.3 Landscape and views m Fig 4.2: Diagram indicating the main landscape features and views from the site. There are a large number of mature trees currently on site, and areas of woodland to the east and west. The trees have not yet been assessed so it is not yet possible to confirm the extent of high quality trees in good condition that will need to be integrated into the site proposals. The land slopes from the north to south and there are impressive views across the countryside to the south, in particular from the open terrace and garden of the main house, and from the southern east-west access road off Munstead View. The land has been terraced to some extent to accommodate the existing buildings, and works on approximately 3 main levels - the top level includes the northern housing area (now used as offices) and main buildings, the mid level including the training school and offices and the lower level includes the sports pitches, pavilion and further housing (all now offices) to the south east corner. Site boundary Steeply sloping part of the site Approximate 5m contour line Main ridge line Existing trees and woodland (approximate locations extrapolated from aerial photography) Key views from the site Mount Browne Police Headquarters site Vision Statement 8

11 4.4 Access and movement Sandy Lane The Drive Munstead View A3100 Old Portsmouth Road The Ridges m Fig 4.3: Diagram indicating the main landscape features and views from the site. The site can be accessed from 2 directions - via Sandy Lane in the north and directly from the A3100 and The Ridges in the south. There are currently over 800 cars accessing the site on a daily basis for staff car parking and the operational requirements of the Police HQ. Should the site be redeveloped for residential uses the number of cars and vehicle movements would significantly reduce. Munstead View connects the site from north to south in the east and The Drive links only to the main house in the west. Main A road Key access road Current main vehicular access through the site Vehicular access to buildings and parking areas On street parking Parking area Statutory footpaths A public footpath runs along the south and the north western boundary of the site, and crosses The Drive at the site entrance. Vision Statement Mount Browne Police Headquarters site 9

12 4.5 Summary of key constraints and opportunities There are a number of key issues that need to be taken into account when considering redevelopment of the site. Access and entrance to the site. Sandy Lane is relatively narrow and The Drive has a lane like character. Further work needs to explore whether improvements are needed to the existing access points or if a new access is needed to support a new residential community. Trees and Landscape. Further assessments and survey work needs to establish the important trees and a management strategy for retaining them. Topography. In some areas the site slopes very steeply, and access to and the redevelopment of these areas need to be carefully considered. Existing buildings. Most of the existing development is modern and poor quality and would not be suitable for conversion to residential use. There are however a number of original Edwardian buildings that may be worth retaining: the main house, the dovecote and garden wall and possibly the stable block. However these are not listed and may not be suitable for conversion. Views out of the site. There are impressive long views to the south which should be maximised within redevelopment proposals. Views into the site. Views up to the site from the south need to be carefully considered and the impact of a residential development on the site will need to be no greater than that of the existing development. Existing development footprints and areas. These need to be calculated and create a benchmark for the quantum of new development appropriate for the site. Sports Pitches. There is currently a large sports pitch, tennis court and (disused) bowling green. The retention of sports facilities and opening up for wider pubic use could be considered. The NPPF sets out a design led approach to new development in the green belt. However, an initial assessment of existing built footprint on the site indicates around 6600sqm of built coverage. This figure is subject to detailed measured surveys in due course, as is the level of existing floorspace on the site. Mount Browne Police Headquarters site Vision Statement 10

13 access car park car park woodland woodland lawn slope Playing field access m Fig 4.4: Diagram Summarising the key opportunities and constraints for the site. Main vehicular access roads Secondary vehicular access Attractive Edwardian villa Sports pitches Heavily wooded areas Steeply sloping part of the site Telecommunications mast Dovecote and garden wall Vision Statement Mount Browne Police Headquarters site 11

14 4.6 Existing building footprint A C 1 D B E F Playing Fields H The Ridges G I m Fig 4.5: Existing building footprint Building zone Building group Building footprint (approx sq.m) Zone A: The Firs Group 1 68 sqm Zone C: Main building Main building (1) Main building (2) old part 1469 sqm 498 sqm Group 2 99 sqm Building sqm Group sqm TOTAL 2469 sqm Group 4 Group 5 Group 6 Group sqm 39 sqm 59 sqm 59 sqm Zone D: scientific support block Zone E: dog training centre 713 sqm 548 sqm TOTAL Zone B: Munstead View TOTAL Group 8 Group 1 Group 2 Group 3 Group 4 Group 5 Group 6 58 sqm 584 sqm 79 sqm 150 sqm 149 sqm 71 sqm 78 sqm 79 sqm 606 sqm Mount Browne Police Headquarters site Vision Statement 12 Zone F: training centre Zone G: pavilion buildings Zone H: individual houses Zone I: Farmsted TOTAL ALL BUILDINGS 915 sqm 420 sqm 62 sqm 313 sqm 6630 sqm Note: Figures are based on estimates from current information, subject to detailed measured surveys for confirmation.

15 5 Masterplan concepts Based on the site constraints and opportunities we have looked at the opportunity for a range of scales of development that could be accommodated on the site. The first approach (option 1) looks at focussing development in the areas of the site that are currently developed. This demonstrates that around 125 new homes (at a density of around 30 dwellings per hectare) could be accommodated on these previously developed areas of the site. The subsequent approaches (options 2 and 3) look at where the development opportunity could be extended in order to understand the potential of the site to deliver a greater number of new homes. For each option we have set out a broad estimate of the number of homes, approximate building footprint and key assumptions. Whilst these options have focussed on the potential for residential development there is also a strong potential on this site for other forms of residential uses such as a retirement focussed community. At the current time all buildings on the site are used as part of the police headquarters and are in office, training or related uses. Possible alternative residential options for the land to the south of the Ridges is currently excluded from the residential layout options as drawn. Vision Statement Mount Browne Police Headquarters site 13

16 Option 1 Development concept Junction improvements Northern villa area with landmark entrance to the site Housing within the trees Crescent green Housing within existing trees and woodland New square in front of retained main house Low density housing making the most of the south facing slope and views housing Lawn Finer grain housing and courtyard development in the centre of the site Potential new road link Main house and garden retained Potential to rebuild / convert sports pavilion Retained playing fields Junction improvements m Fig 5.1: Masterplan concept diagram Redevelopment Areas: Squares and spaces: Focused on areas that have been previously developed only. This generally includes most of the northern higher part of the site. Access and routes: Generally based on the existing routes within the site. Potential for a new dedicated access from the east directly on the A3100 if traffic survey work indicate it is necessary. Potential for pedestrian links from the Sports Pavilion to the housing areas Open green space at the entrance junction point Crescent retained in the northern housing area at the top of The Drive New square in front of the main house Main house garden retained Southern open areas and sports field retained. Character: Potential for new residential development to complement the surrounding context and to work positively with the landscape and topography. Mount Browne Police Headquarters site Vision Statement 14

17 Option 1 Illustrative layout Entrance space and level change accommodated Housing set back behind the existing trees Villas within the trees Dovecote and wall retained New square in front of retained main house Low density housing making the most of the south facing slope and views lawn Courtyard style housing - back gardens with long views through the trees Informal open space Retained playing fields farmstead m Fig 5.2: Illustrative layout option 1 This illustrative layout shows one way that the site could be developed and includes around 125 new homes. This includes 104 new houses,14 apartments within the refurbishment of the main house, the two retained homes to the north of the Ridges and 5 homes to the south (Farmsted). Development is assumed to be storeys with a high proportion of family dwellings with substantial back gardens. Unit type Number Assumed Footprint area 2 bed house bed house bed house TOTAL Existing footprint retained main house (around 14 1 & 2 bed flats) Sports pavilions Total footprint (approx sq.m) Two houses on The Ridges 5 houses on farmsted TOTAL 1280 Grand Total 125 units 6749 sq.m Vision Statement Mount Browne Police Headquarters site 15

18 Option 1 Illustrative sketch of core site area Housing within existing trees and woodland on site of existing office villas Mews streets and courtyard style development within the heart of the site Main house retained and converted into flats Fig 5.3: Illustrative sketch Mount Browne Police Headquarters site Vision Statement 16

19 Option 2 Development concept Junction improvements Northern villa area with landmark entrance to the site Crescent green Housing within the trees housing Finer grain housing and courtyard development in the centre of the site Low density housing making the most of the south facing slope and views Enlarged potential development areas Potential new road link Main house and garden redeveloped Retained playing fields Potential to rebuild / convert sports pavilion Junction improvements m Fig 5.4: Extended Masterplan concept diagram Core of scheme similar to option 1 but the potential development areas are extended to the south and south east of the site on two key areas of land. The land to the south of the core site area, sits up a steep slope from the playing fields and is already served by an access road. It could accommodate row of south facing new homes with fantastic views above the playing fields and wider countryside. The land in the south west is relatively flat and accesible from the main site. This site could be used for lower density development that sits sensitively into the landscape. The potential for development in this part of the site is explored further in the illustrative layouts for options 2a and 2b. The two sub options look at either retaining or redeveloping the existing house on the site as either may be achievable within a future developed design proposal. Vision Statement Mount Browne Police Headquarters site 17

20 Option 2a Illustrative layout Entrance space and level change accommodated Villas within the trees green Dovecote and wall retained New square in front of retained main house lawn Low density housing making the most of the south facing slope and views Housing backing onto the sports pitches Retained playing fields Informal open space farmstead m Fig 5.5 Illustrative layout option 2 There is the potential to push the residential development beyond the existing developed areas to create a more substantial development. This could mean extending the western housing area to the edge of the site, and to create a row of houses with south facing gardens overlooking the playing field with long views beyond. This housing would be significantly higher than the playing field so would feel quite removed. This option could accommodate around 162 homes. Unit type Number Assumed Footprint (sq.m) 2 bed house bed house bed house TOTAL Existing footprint retained main house (around 14 1 & 2 bed flats) Total footprint (approx sq.m) 498 Sports pavilion houses on The Ridges 5 homes in the farmsted TOTAL 1229 Grand Total 162 homes 8739 sq.m Mount Browne Police Headquarters site Vision Statement 18

21 Option 2b Illustrative layout Entrance space and level change accommodated Villas within the trees green Dovecote and wall retained New apartments Low density housing making the most of the south facing slope and views Improved pavilion and pitches Housing on south west field Retained playing fields farmstead m Fig 5.6 Illustrative layout option 3 This option looks at a further extending development to the south west of the site on the lower plateau next to the sports pitches and redeveloping the main house. This option does not involve retention of the main House which is possible in any redevelopment scenario for the site. This option could accommodate around 205 homes. Unit type Number Assumed Footprint (sq.m) 1 and 2 bedroom flats Total footprint (approx sq.m) sqm approx 650 sqm approx 2 bed house bed house bed house TOTAL Existing footprint retained Sports pavilion 2 houses on The Ridges 5 houses on the farmsted TOTAL 781 Grand Total 205 homes sq.m Vision Statement Mount Browne Police Headquarters site 19

22 6 Summary and conclusion As set out in this document the 25 hectare Mount Browne site is suitable for residential development and should be allocated in the emerging Guildford Borough Council Local Plan. The work that has been done on the site so far indicates that it can be available, suitable and viable for residential development over the next Local Plan Period. Surrey Police s longer term strategy is still being developed but is anticipated to include a move away from a campus style operation to more appropriately located facilities in the next 6-10 years freeing the Mount Browne site for redevelopment. The site is a good site for residential development for the following reasons: It is closely connected to the strategic road network and currently has two access points directly from the A3100. The vehicular trip generation from a unit housing development is likely to be less than the current number of car journeys to and from the site, therefore reducing the impact on local roads. A storey low density housing development could be accommodated within the existing built footprint and built areas, and could lessen the impact of built development on the character of the Green Belt. Buildings that add to the character of the site could be incorporated into new development proposals There is the potential to open up the sports facilities (pitches/bowling green/tennis courts) for public or club use. There is the potential to include new public footpaths across the site once it is released from its current use. The site is previously developed, serviced and already connected to the wider utilities network. Therefore development within the relevant phase of the Local Plan is considered achievable. What are the key challenges with the delivery of Mount Browne? Working successfully with the existing road junctions and narrow lanes. There may also be some potential for a new link to the A3100 if this turns out to be necessary. The constraints of the green belt mean that any new development outside of the existing built up area would need to demonstrate that it does not impact substantially on the openness of the green belt. If any changes are proposed to the green belt boundary this would make a larger amount of development on this site easier to achieve. Working with the existing site features - the topography and the trees. Detailed surveys need to be undertaken to fully understand the nature of these constraints. However it is possible to redevelop within the existing developed areas of the site. What housing numbers would be achievable on the site? Within the existing built area footprint around 125 new homes could be accommodated. In an enlarged area including building on some undeveloped land and increasing the built footprint of the site - up to 200 new homes could be delivered. Surrey Police would welcome the opportunity to work with Guildford Borough Council on bringing forward residential development on this site. We would be happy to provide further technical or background information should it be required. It is recommended that the whole site 25 hectare Mount Browne site is allocated for residential development with the potential to deliver between 120 and 200 new homes. The final amount of development that is achievable on the site will depend on a number of factors including a developed and tested design proposal undertaken alongside a careful and robust assessment of development impact on greenbelt openess. Mount Browne Police Headquarters site Vision Statement 20

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