Welcome to our Exhibition We are delighted to present our plans for the first phase of the North-West Sector Horley development. We are holding this exhibition to give you the chance to view and comment on our plans for Phase 1, consisting of 600 new homes. This will help us to shape our scheme prior to the submission of a reserved matters planning application to Reigate and Banstead Borough Council in the coming weeks. This will be in accordance with the outline permission granted in 2014. The exhibition also gives an insight into what can be expected from future phases of the North West Sector development in the years to come, as we work towards providing up to 1510 homes, a neighbourhood centre and a primary school as well as amenity and open spaces. The development site is some 99 hectares of land located on the North West fringe of Horley between the A217 Reigate Road to the west and the A23 Bonehurst Road to the east. Crest Nicholson, Fabrica by A2Dominion, Charles Church and Taylor Wimpey are working together in a consortium to bring forward this exciting project for Horley. Our team are happy to answer any questions that you may have and all feedback on the proposals is welcome. A23 A217 Meath Green Lane Parkhurst Horley Hockey & Cricket Club Horley Row Phase 1 & Associated Infrastructure Outline Consent Boundary AERIAL PHOTO SHOWING DEVELOPMENT EXTENT THE CONSORTIUM 01
Planning History Horley was first allocated as a location for the development of 2,600 new dwellings 21 years ago in the 1994 Surrey Structure Plan. Reigate and Banstead Borough Council then began more detailed work in 1995 to identify specific sites. The Council identified the potential for two sustainable urban extensions at North West Horley (this Site) and North East Horley. An outline planning application for North West Horley was submitted in 2004, and a Resolution to Grant planning permission subject to completion of a legal agreement was agreed in 2006. Due in large part to delays associated with the economic downturn, the legal agreement was not signed until 2014. Following signature of the legal agreement outline planning permission was granted. The outline planning permission established the principle of developing the site for the following comprehensive mixed-use development: Up to 1,510 dwellings, including 25% affordable housing; A neighbourhood centre and primary school; Creation of the Riverside Green Chain; and Associated infrastructure and access roads linking the development to the A23 and A217. Outline Consent Boundary Built Form Public Open Space Proposed Trees ILLUSTRATIVE MASTERPLAN SHOWING HOW THE DEVELOPMENT COULD LOOK 02
Current Activities Phase 1.1: Western Access Road Phase 1.2: 600 Dwellings Phase 2: 171 Dwellings Phase 3: 465 Dwellings Phase 4: 194 Dwellings Areas to be delivered by triggers within Section 106 Agreement and/or planning condition (including 80 dwellings in neighbourhood Centre) INDICATIVE PHASING PLAN Work to date To date we are in the process of completing the following infrastructure works prior to commencement of the main development: A temporary access road and bridge from the A217 for construction traffic (details approved by the Council in June 2015); Archaeological investigations (methodology approved by the Council in June 2015); and Diversion of a strategic oil pipeline (details approved by the Council in July 2015) Whilst the general approach and principle of the development has already been established, we have recently submitted and are currently awaiting approval of final details for the following elements: Multi-phase mixed-use development Due to the scale of the development it will be necessary to construct it in phases. An illustrative housing layout was provided as part of the Outline planning application and the Consortium is now progressing detailed designs for the first residential phase. Planning applications for these Reserved Matters will be submitted to the Council later this summer and will cover the first 600 dwellings and associated infrastructure. Our designs are not yet fixed. Today you have the opportunity to comment/ influence the design of the scheme. Diversion of a strategic oil pipeline; and A permanent access road and bridge from the A217 for new and existing residents. 03
Site Considerations Before the team started designing the scheme, an assessment of the existing site and surrounding area was completed to identify the constraints and opportunities. We have recorded the constraints and opportunities (whether they fix the way our scheme will be designed or provide an opportunity to enhance a feature) and are shown on the plan below. Outline Consent Boundary River Mole/Burstow Stream 1 in 100 year + 20% CC Flood Extent Existing Trees, Woodland and Existing Hedgerows Listed Buildings Public Right of Way Existing Esso Pipeline Proposed Esso Pipeline Overhead Power Cable (UKPN) CONSTRAINTS PLAN Outline Planning Permission As well as establishing the principle of development in this location, this consent also sets the parameters and conditions to which the detailed proposals should adhere. Development Character The setting for North West Horley is its strongest attribute. Green spaces surrounding the River Mole and Burstow Stream will be respected to create a parkland setting and the built development will respect the local vernacular architecture Existing Trees & Hedgerows Existing fields within the site are edged by trees and hedgerows. Care will need to be taken to design around these important features where possible. Historic Buildings Landens and Cheswick Farmhouses are Grade II Listed and development within their setting will need to respect their significance. Drainage North West Horley contains floodplain surrounding the River Mole and Burstow Stream. Detailed modelling has established the acceptable limit of the built development, including an increase in the floodplain capacity in some areas to reduce the extent of the floodplain. A network of new surface water drainage systems is proposed, with dry attenuation basins to restrict outfalls to existing watercourses to existing levels. They will also improve water quality. Ecology Site surveys have identified a variety of important bird, reptile and bat species in the locality as well as valuable habitats, hedgerow and woodland features. Mitigation of the impacts of development on ecology has formed an important part of the proposals with new habitats and opportunities to be introduced in and around the development Oil Pipeline An underground oil pipeline currently runs through the site. Work is shortly due to commence to redirect this pipeline away from the proposed housing area. These works will be carried out by ESSO. 04
NORTH WEST SECTOR HORLEY, SURREY Proposed Masterplan NEIGHBOURHOOD CENTRE SEE BOARD NO. 08 FOR MORE DETAILS Built form Private Gardens SITE TO BE DELIVERED BY THIRD PARTY SUBJECT TO PLANNING CONSENT Public Open Space Existing Trees Proposed Trees Primary Access Bus Route Play Space Pumping Station Sub-Station EXTENT OF PHASE 1 0 50m 100m 05
Architectural Character Areas within Phase 1 Rural Edge Character Materials & Detailing Some 2.5 storey semi detached homes; Double fronted detached properties; Arts & crafts appearance; Red brick, boarding, contrasting brick, tile hanging, grey tile and red/brown tile. Boundary treatments - hedgerow planting and estate railings. Meath Green Lane Materials & Detailing Semi-detached some 2.5 storey detached; Some double fronted; Arts and crafts vernacular appearance; Red brick, boarding, painted brick, some tile hanging. Grey roof tiles, red brown roof tiles; Boundary treatments - hedgerow planting. Urban Edge Character Materials & Detailing Terraced groups, semi detached and some detached; Some double fronted vernacular appearance properties; Red brick, boarding, painted brick, grey brick, grey tile and red brown tile; B oundary treatments - hedgerow planting and some picket fencing. Urban Heart Character Materials & Detailing 3 storey flats, 2.5 storey houses and 2 storey terraces. Arts and crafts appearance Red brick, painted brick, tile hanging, contrasting brick. Slate on flats, red and brown tiles on terraces B oundary treatments - low picket fences and low hedgerows. 06
NORTH WEST SECTOR HORLEY, SURREY Architectural Visioning 01 02 KEY PLAN 01 02 07
Neighbourhood Centre Proposal The North West Sector Horley development will not only provide up to 1510 homes but will also introduce a variety of community uses to be contained within the neighbourhood centre in the heart of the development. This will become a focal point for the development as a whole. The neighbourhood centre will come forward in a future phase, however consideration has been given to its design and layout in order to inform the surrounding Phase 1 uses. The consortium will return at a later date for feedback on detailed design proposals. Outline planning permission was granted for: A 1-form entry primary school on a site large enough for future expansion to a 2 form-entry school if required Place of worship Medical centre Local shops Offices for small businesses Neighbourhood hall Residential Public house restaurant Recycling facility School Site School Building Faith Site Medical Centre Local Shops Commercial Residential Public House & Restaurant Neighbourhood Hall APPROVED ILLUSTRATIVE NEIGHBOURHOOD CENTRE LAYOUT Community & Public House Retail & Residential Space Medical Centre School Building Primary School with Nursery incorporated Dual Use Recreation Area Faith Centre Site Gardens Green Space Foliage Market Square Buffer Surface Shared Surface Parking Space Tarmac Bus Stop POTENTIAL NEIGHBOURHOOD CENTRE SCHEME (SUBJECT TO FURTHER TESTING) 08
Riverside Green Chain The Riverside Green Chain is a key commitment of the Horley Masterplan and Local Plan. It is intended to work as a multi-functional chain of linked green spaces around the town and seeks to integrate land that cannot be developed because of its flood risk or nature conservation interest. The North West Sector development will deliver a significant section of the Riverside Green Chain and provide wide ranging community, economic and environmental benefits for new and existing residents. It seeks to integrate landscape, ecological, recreation, flood compensation and surface water drainage requirements into a landscape with a distinctive identity which will make a major contribution to the character of the new development. Within the Riverside Green Chain, areas of different character and use will create richness and diversity, providing enduring value for local residents. Outline Consent Boundary 1 in 100 year + 20% CC Flood Extent Existing Trees & Woodland Existing Hedgerows Meadow Grassland Amenity Grassland Wet Meadows Grassland in Detention Basins, Flood Compensation and Swales Aquatic and Marginal Zones (indicative design) Woodland Trees Hedgerow Orbital Footpaths & Cycleway (Fibredec Surface) Secondary Footpath (Self-binding Gravel) Tertiary Footpath (Grass) Timber Fence: Restricted Public Access to protect Wildlife Bridge/Boardwalk Feature RGC Landscape Features 1. Western Gateway 2. Eastern Gateway 3. Active recreation (no provision for formal sport pitches) 4. Focal dead tree 5. Fishing Point: Hard Standing (SBG) with raised timber edge adjacent to river bank RGC Habitat Strategy 6. River Mole and Flood compensation areas. Creation of berms for marginal vegetation and the creation of in-channel features such as riffles 7. Bolter s Wood: Retention and enhancement through long-term management 8. Creation/maintenance of species-rich meadows/scrub/woodland mosaic, offering foraging opportunities for bats and terrestrial habitat for amphibians and reptiles. New trees/scrub/hedgerow will increase connectivity and improve habitat suitability and opportunities for dormouse, hedgehog and badger. 9. Creation of hedgerow using locally distinct mixed native hedge species. 10. Creation of wetland areas providing terrestrial and aquatic habitat 11. Himalayan Balsam: Control (with the aim of eradication) of invasive Himalayan Balsam throughout length of the River Mole adjacent to site 12. Kingfisher: Creation of bank for nesting adjacent to River Mole 13. Sand martin: Creation of bank for nesting adjacent to River Mole 14. Barn owl: Provision of box on suitable tree facing meadow grassland 15. Creation of two Otter holts 16. Culverts/bridges: Ledges suitable for use by Otters and Badgers in association with appropriate fencing 17. Hedgehog: Hibernation boxes in areas of dense scrub (10 Number) EMERGING RIVERSIDE GREEN CHAIN CONCEPT PLAN 09
NORTH WEST SECTOR HORLEY, SURREY Infrastructure Access A junction is to be constructed on the A217 with the new access road and bridge serving the proposed development from the west; a cycleway/footpath running alongside. A reserved matters planning application for the Western Access Road has already been submitted to the Council for determination. The Western Access Road will lead to the primary roads through Phase 1. A separate planning application is being prepared for the Phase 1 primary roads, surface water detention basins and flood compensation areas which will be submitted shortly. Approval of the application will enable the infrastructure works to commence prior to the delivery of new homes. A restricted junction will be constructed on the main development road as it crosses Meath Green Lane to prevent any access by motorised vehicles. Pedestrian and cycle linkages will be provided to Meath Green Lane. Provision will be made for a temporary controlled bus access from Meath Green Lane into the development to facilitate a bus service to the development and local area. The permanent bus link will be provided in later phases. Recessed parking bays will be provided along the primary routes to allow for on street parking whilst keeping the road clear for buses. Primary Route Community Route Minor Route Green Lane STREET HIERARCHY PROPOSALS A217 ACCESS PROPOSALS 10
Developer Contributions The scheme provides enabling development that will deliver on infrastructure priorities identified in the Horley Infrastructure Provision Supplementary Planning Document (adopted by Reigate and Banstead Borough Council in July 2008) to ensure that development is carried out in a comprehensive and coordinated way. The following items of infrastructure or financial contributions will be provided by the North West Sector Consortium, in accordance with Government Guidance: 8.5 Public transport Funding off-site infrastructure improvements for a bus priority corridor and real time bus information system from the town centre; Funding the running costs of a new bus service; Funding towards the Horley bus/railway interchange; Funding new and enhanced cycle and pedestrian routes. 8.5 (APPROX.) 1 Highways Funding general transport improvements in the area, including Meath Green Lane; Funding improvements to the subway north of Horley railway station. 1 (APPROX.) 10 Education Providing a suitable site and funding towards a new Primary School and Early Years facility; Funding additional Secondary School places and post age-16 services in the local area. 10 (APPROX.) Affordable Housing Providing approximately 375 dwellings as affordable housing (25% of total provision) at no cost to the Council. 3.5 Community Services Funding towards modern library, youth, day centre and leisure centre facilities in Horley; Funding the management/maintenance of a Community/Neighbourhood Hall. 3.5 (APPROX.) Plus, constructing the Neighbourhood Hall and providing sites for a Medical Centre and Place of Worship at no cost to the Council. 5 Recreation & Leisure Funding the maintenance of the Riverside Green Chain, 2 allotment sites and 17 onsite play areas for a variety of age groups; Potentially providing a site for the Town Park, if the Council choose to locate the facility at North West Horley. Providing funding towards its construction and maintenance in either scenario. 5 (APPROX.) 1.2 Constructing the Riverside Green Chain and implementing a Public Art scheme at no cost to the Council. 1.2 (APPROX.) 30 TOTAL: APPROXIMATELY 30 IN CONTRIBUTIONS 11