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Guildford Borough Council

Proposed Submission Local Plan: strategy and sites 2016

Proposed Submission Local Plan: strategy and sites 2016 - Part 2: Sites

A25: Gosden Hill Farm

POLICY A25: Gosden Hill Farm, Merrow Lane, Guildford

Allocation

This is a residential lead mixed use development, allocated for:

  • Approximately 2000 homes (C3), including some specialist housing and self-build plots, and
  • 8 Traveller pitches, and
  • Approximately 12,500 sq m of employment floor space (B1a/b), and
  • Approximately 500 sq m of comparison retail (A1) in a new Local Centre, and
  • Approximately 600 sq m of convenience retail (A1) in a new Local Centre, and
  • Approximately 550 sq m services in a new Local Centre (A2 -A5), and
  • Approximately 500 sq m of community uses in a new Local Centre (D1), and
  • A primary school (D1) (two form entry), and
  • A secondary school (D1) (at least four form entry, potentially as a through school; of which two forms are needed for the housing on the site, and the remainder for the wider area), and
  • Park and ride facility providing 500-700 car parking spaces as required in order to operate without public subsidy, with additional land reserved for potential expansion of the facility to 1,000 spaces

Requirements

Infrastructure

  • A new junction on the A3 comprising the relocated A3 southbound off-slip, a new A3 southbound on-slip and connection via a new roundabout to the A3100, with associated infrastructure on the A3100 corridor within Burpham
  • Any proposals for the development of the site should have regard to the potential opportunity to provide an all movements junction of the A3 trunk road with the A3100 London Road, the B2215 London Road and the A247 Clandon Road. This could form part of the proposals for Highways England's emerging A3 Guildford scheme for which construction is anticipated to commence in Road Period 2 (2020/21 to 2024/25) as required by the Department for Transport's "Road Investment Strategy". This is likely to preclude development on a 30 metre strip of land on the northern boundary of the site adjacent to the A3 and to the east of the new junction as required above. The strip of land could potentially be required for the provision of a connector road to the B2215 London Road.
  • Park and ride facility providing 500-700 car parking spaces as required in order to operate without public subsidy, with additional land reserved for potential expansion of the facility to 1,000 spaces
  • Developer to provide the eastern route section of the Sustainable Movement Corridor on the site and make a necessary and proportionate contribution to delivering the eastern route section on the Local Road Network
  • Provision of Guildford East (Merrow) railway station working with Network Rail and Surrey County Council as the land owner to the south of the railway line
  • Interventions will be required which address the potential highway performance issues which could otherwise result from the development. The Infrastructure Schedule in the latest Infrastructure Delivery Plan 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
  • When determining planning application(s), and attaching appropriate conditions and obligations to planning permission(s), regard will be had to the delivery and timing of delivery of the key infrastructure requirements on which the delivery of the plan depends, set out in the Infrastructure Schedule in the latest Infrastructure Delivery Plan, or otherwise alternative interventions which provide comparable mitigation
  • Other supporting infrastructure must be provided on the site, including a local retail centre including a GPs surgery and community building; early years provision; open space including playgrounds, playing fields and allotments; and a two-form entry primary school to serve the development. Secondary educational need will be re-assessed at the time a planning application is made at which time any recent new secondary school provision will be taken into account
  • Bespoke SANG to mitigate impacts on the SPA (See the IDP for further information)
  • Green corridors and linkages to habitats outside of the site, and the adjoining SNCI
  • Reduce surface water flood risk through appropriate mitigation

Traveller pitches (public)

  • The pitches will be public (tenure) forming part of the affordable housing contribution (1 pitch equates to 1 affordable home)
  • Once completed, the pitches will be provided to the registered provider at nil cost, for the Local Authority to allocate the occupancy and manage
  • Traveller pitches should reflect modern Traveller lifestyles. They should be serviced pitches, providing hard standing, garden and connections for drainage, electricity and water. Service meters should be provided. Utility blocks are not required
  • Traveller pitches should not be isolated, and should be reasonably integrated with other residential development, with services and facilities accessible, helping to create sustainable, mixed and inclusive communities for all
  • The pitches should not be enclosed with hard landscaping, high walls or fences, to an extent that suggests deliberate isolation from the community
  • Within the area set aside to provide pitches, bricks and mortar housing, or any buildings capable of being converted to bricks and mortar housing, is not appropriate and will be resisted
  • Delivery to be phased alongside delivery of new homes (C3), with two Traveller pitches completed per 500 homes (C3) completed
  • The employment floorspace (B1a/b) to be split over two parts of the site
  • Sensitive design at site boundaries that has significant regard to the transition from urban to greenfield
  • In order to ensure that sufficient separation is maintained between the site and Send Marsh, part of the site adjacent to the A3, will need to remain open as a green buffer

 

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

  • A Tree Preservation Order covers the site
  • A small Area of Ancient Woodland towards the central part of the site
  • Borders a Site of Nature Conservation Importance (SNCI) to the east of the site
  • Part of this site has been designated as a strategic employment site and is expected to deliver a significant amount of employment uses.
  • Burpham Neighbourhood plan


A25 Gosden Hill Farm, Merrow Lane, Guildford 

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