Linden Homes Proposals for the Ridgewood Centre, Old Bisley Road, Frimley

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Alfred Mosley
6 years ago
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Linden Homes Welcome Welcome to our public exhibition.

As you may be aware, the NHS is relocating its services away from this site and is disposing of the land in two phases.

Our proposals on display today therefore show how both phases could be redeveloped; our planning application will cover the whole site (phases 1 and 2).

1 Linden Homes Welcome Welcome to our public exhibition. Today we are displaying draft proposals for a high quality residential redevelopment of land off Old Bisley Road, currently known as the Ridgewood Centre. As you may be aware, the NHS is relocating its services away from this site and is disposing of the land in two phases. Linden Homes has already taken ownership of the first phase and has an unconditional contract to acquire the second phase when it is vacated in summer Our proposals on display today therefore show how both phases could be redeveloped; our planning application will cover the whole site (phases 1 and 2). We recently met with some of our closest neighbours. Their comments on our early vision have helped to inform the draft plans that are on display today. Our project team is here to answer your questions, listen to your comments and gather your feedback in order to inform the design evolution. We are keen to hear as many views as possible from the local community. Please ask a member of the team for a feedback form, which you can either leave with us today or return in a freepost envelope. At the exhibition today: About Us Site Context Design Development Our Proposals Highways, Access & Parking Trees and Ecology Community Benefits Thank you for visiting. Next Steps & Timescales Existing building Phasing plan Previously completed Linden Homes developments

About Us Linden Homes is the country s fifth largest housebuilder.

operate right across England, from Cornwall to Northumberland.

Linden Homes prides itself on its high quality of design.

the Ideal Homes Blue Ribbon Awards 2014.

We understand that if we are to deliver houses that not only meet the

neighbourhood, then we need to talk to and engage with local people.

2 About Us Linden Homes is the country s fifth largest housebuilder. We are the housebuilding division of Galliford Try, one of the UK s leading construction companies. We are based locally in Guildford and are one of 11 regional offices that operate right across England, from Cornwall to Northumberland. With a reputation for bespoke and creative developments in prime locations, Linden Homes prides itself on its high quality of design. We were named Housebuilder of the Year at the Housebuilder Awards 2013 and the Ideal Homes Blue Ribbon Awards Engaging with local communities is key to the work that we do. We understand that if we are to deliver houses that not only meet the aspirations of those who seek to live in them but also enhance the existing neighbourhood, then we need to talk to and engage with local people. By seeking out local knowledge and listening to local opinion, we are able to build a fuller picture. We can identify the wider benefits that development can bring to the existing community. Linden Homes is proud to be part of the Considerate Constructors scheme and works hard with local communities throughout the construction process. A selection of Linden Homes developments

Site Context History The original Frimley Sanatorium was opened in 1904 as a rural outpost of the Brompton Hospital.

The original building was in a butterfly plan, with four wings radiating from a central block. Three of these wings remain, as does the central block and an attractive sunken garden.

More recently, the Surrey and Borders Partnership NHS Foundation has decided to sell the Ridgewood Centre as part of its plans to improve the quality of mental health services across Surrey.

3 Site Context History The original Frimley Sanatorium was opened in 1904 as a rural outpost of the Brompton Hospital. Fresh air and exercise were then seen as a means of alleviating the symptoms of tuberculosis and the pine trees of Surrey Heath were considered attractive in this respect. The original building was in a butterfly plan, with four wings radiating from a central block. Three of these wings remain, as does the central block and an attractive sunken garden. With the advent of the NHS in 1948, the hospital began to treat other illnesses. More recently, the Surrey and Borders Partnership NHS Foundation has decided to sell the Ridgewood Centre as part of its plans to improve the quality of mental health services across Surrey. The proposed redevelopment is an opportunity to rejuvenate this site with a high-quality residential scheme which integrates with its residential surroundings. Our bespoke approach means that we always try to incorporate historic references and so our proposals retain the locally listed central building and sunken garden. Historic photo of site Suitability Government policy encourages making good use of brownfield sites, such as this one, for new homes. It reduces the need to build on green fields. Surrey Heath Borough Council has identified the whole site in its Strategic Housing Land Availability Assessment as being suitable for up to 116 new homes ( already under construction = 116). The Council s emerging Site Allocations Document ranks the site 4th out of 94 in terms of its suitability for new homes. Surrounding the site to the north, east and west are existing residential properties, all of which have been built on land formerly belonging to the Ridgewood Centre. Existing building Existing building

Design Development Surrey-based architects, OSP Architecture,

locally-listed central building as well as local styles and

They have analysed the area via site visits and a range of

The key constraints and opportunities are as follows:

Relationship with adjoining dwellings, both existing and under

Existing reservoir Old Bisley Road to the south Opportunities:

building as focal point of scheme Replacement of existing

garden to provide amenity space Retention of protected trees

4 Design Development Surrey-based architects, OSP Architecture, have been commissioned to design the scheme, reflecting the locally-listed central building as well as local styles and characteristics. They have analysed the area via site visits and a range of technical studies. The key constraints and opportunities are as follows: Constraints: Retention of locally-listed central building Relationship with adjoining dwellings, both existing and under construction Trees, including more than 50 which are protected Existing reservoir Old Bisley Road to the south Opportunities: Enhancement and preservation of locally-listed central building as focal point of scheme Replacement of existing wings with sympathetic new development Restoration of sunken garden to provide amenity space Retention of protected trees and further planting Removal of reservoir Delivery of open-market and affordable homes on a brownfield site, easing pressure on greenfield land. Constraints plan Opportunities plan

Design Development Our Draft Proposals In the coming months, we propose to submit a detailed planning application to Surrey Heath Borough Council, which will be accompanied by a range of technical

5 Design Development Our Draft Proposals In the coming months, we propose to submit a detailed planning application to Surrey Heath Borough Council, which will be accompanied by a range of technical reports and information, seeking approval for: Approximately 104 open-market and affordable dwellings, comprising two, three, four and five bed houses and a mix of apartments Retention and conversion of the central building into eight apartments and two houses (included in the total above) Approximately 250+ parking spaces, which will include visitor spaces and which is in excess of the Council s minimum recommended parking standards Restoration of the sunken garden as open space Retention of protected trees and the planting of a comprehensive landscaping scheme Build to the latest Building Regulations N Site layout

6 Floorplan of a potential 3 bed unit Floorplan of a potential 5 bed unit Floorplan of a potential 3 bed unit Draft elevation of a 3 bed dwelling Draft elevation of a 5 bed dwelling Draft elevations of 3 bed dwellings

Highways, Access and Parking Highways The planning application will be accompanied by a comprehensive Transport Assessment, which is currently being prepared by our transport consultants, i-transport.

residents being able to walk, cycle and use public transport; and c) that the scheme will not have an unacceptable impact on local roads.

7 Highways, Access and Parking Highways The planning application will be accompanied by a comprehensive Transport Assessment, which is currently being prepared by our transport consultants, i-transport. This will need to demonstrate to the satisfaction of Surrey County Council s highways department that: a) safe and suitable access will be provided; b) the site is in a suitable location in terms of residents being able to walk, cycle and use public transport; and c) that the scheme will not have an unacceptable impact on local roads. The findings of our work so far indicate the proposals can meet all three criteria. Parking In order to avoid overspill onto neighbouring streets, we are proposing at least 250+ parking spaces for the new residents and will include additional parking for visitors. This complies with, and exceeds, the minimum standards recommended by Surrey County Council:- 1-2 bedrooms at least 1 space 3 or more bedrooms at least 2 spaces Traffic impact i-transport have determined, using nationally accepted data, that a development of 104 dwellings here is likely to generate some 481 vehicle movements daily (7am-7pm). This is much less traffic than the hospital could generate in its lawful use. For example, we have considered the potential re-use of the site for its existing use, i.e. a fullyfunctioning NHS facility. Based on traffic surveys of hospitals without an Accident & Emergency Department, we estimate 1,433 vehicle movements would be generated daily about three times the traffic of the proposed residential scheme. Access Vehicular access is proposed to be via the existing Old Bisley Road entrance, as currently used by the NHS. This access road will need to be widened and possibly rebuilt to an acceptable standard for the proposed use. Our consultants have already determined that the access point provides acceptable visibility for exiting traffic. Surrey Heath Borough Council has asked us to consider providing a pedestrian access point to the north of the site. This would allow access on foot to local facilities. This is shown on the opportunities plan and draft site plan and we are keen to hear your views on this today. The existing residential development to the north, east and west, as well as the homes currently under construction to the south-west, demonstrate that this is an acceptable location for new housing with bus stops, schools, shopping and community facilities within walking distance.

Trees and Ecology Trees There are more than 50 protected trees on site which, together with a number of other specimens, will be retained and complemented by a comprehensive landscaping scheme (see

8 Trees and Ecology Trees There are more than 50 protected trees on site which, together with a number of other specimens, will be retained and complemented by a comprehensive landscaping scheme (see proposed site plan). A number of trees were felled recently in order to provide continuing safe access to the car parks on phase 1 and to enable preparatory work and surveys to take place. None of the trees removed were protected by a tree Preservation Order. We have subsequently met with many of our close neighbours to discuss this and also to seek agreement on an immediate landscaping strategy where necessary to mitigate the visual impact and to provide screening on the site boundary. Ecology A substantial number of ecological surveys on the site have been undertaken since January These surveys are still on-going and as part of our planning application, we are required to demonstrate that no protected species would be harmed in the redevelopment of the site. To date no evidence of protected species have been found on site. Plan of existing trees on site

Community Benefits This scheme would deliver a number of benefits to the local community, including: The delivery of

The development has the potential to generate around 1,130,000 in New Homes Bonus payments to both Surrey Heath

As many as 156 new jobs on site during the construction phase (calculated using an industry-accepted formula).

Opportunities for local people seeking apprenticeships in the building industry.

9 Community Benefits This scheme would deliver a number of benefits to the local community, including: The delivery of much needed affordable housing in the area. The development has the potential to generate around 1,130,000 in New Homes Bonus payments to both Surrey Heath Borough Council and Surrey County Council, to be reinvested into the community. As many as 156 new jobs on site during the construction phase (calculated using an industry-accepted formula). These would be primarily with local contractors. Opportunities for local people seeking apprenticeships in the building industry. Energy efficient new homes, built to the latest Building Regulations. Financial contributions towards local education and library services, community buildings and open space. A comprehensive landscaping scheme to complement the existing listed building and the protected trees. Substantial Section 106 contributions subject to finalised housing mix

Next Steps and Timescales Thank you for taking the time to attend our public exhibition today.

Further discussions with the Council s officers will be held before the plans are finalised and an application submitted

Should you have any further questions or comments, or if you would like to discuss the plans with the team following this

We would be grateful if you could return your completed forms to us no later than Monday 30th June.

10 Next Steps and Timescales Thank you for taking the time to attend our public exhibition today. We hope you found it useful and would be grateful if you would take the time to fill out the feedback form and tell us what you think. Following today s event, we will review all the feedback received, which will help inform the design evolution process. Further discussions with the Council s officers will be held before the plans are finalised and an application submitted to Surrey Heath Borough Council. Should you have any further questions or comments, or if you would like to discuss the plans with the team following this event, you are welcome to contact us using the details below. We would be grateful if you could return your completed forms to us no later than Monday 30th June. JULY 2014 JULY- SEPTEMBER 2014 AUTUMN 2014 REVIEW ALL COMMENTS RECEIVED FINALISE PROPOSALS, MAKING CHANGES WHERE APPROPRIATE FOLLOWING THE PUBLIC CONSULTATION SUBMIT PLANNING APPLICATION TO SURREY HEATH BOROUGH COUNCIL CONSIDERATION OF PLANNING APPLICATION BY THE COUNCIL, INCLUDING STATUTORY CONSULTATION PERIOD LIKELY DETERMINATION OF PLANNING APPLICATION Freephone information line: feedback@consultation-online.co.uk

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