SLAA 2017 - Officer Site Assessments Site Information Address Housing Reserve Site East of Heathpark Drive Windlesham Site Area (ha) 23.4 How Site was Identified: Development Management Processes Existing Use: Mixed Is the Site Previously Developed Land (PDL)? Greenfield Planning Status: Application awaiting determination Site Suitability Policy, Environmental and Heritage constraints Policy, physical and access constraints (if applicable): Countryside beyond the Green Belt TPO(s) Site Availability Is site available?: YES Availability information: The site is available immediately Site ID 177 SLAA 2017 - Officer Site Survey and Assessment Suitability information: The site is located within countryside beyond the Green Belt and the majority not PDL. Allocated as a reserve site in the current Local Plan and abuts main settlement boundary of Windlesham. The site has now been granted permission on appeal for 140 units.
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SLAA 2017 - Officer Site Assessments
Site Information
Address Housing Reserve Site
East of Heathpark Drive
Windlesham
Site Area (ha) 23.4
How Site was Identified: Development Management Processes
Policy, physical and access constraints (if applicable):
Countryside beyond the Green Belt
TPO(s)
Site Availability
Is site available?: YES
Availability information: The site is available immediately
Site ID
177
SLAA 2017 - Officer Site Survey and Assessment
Suitability information: The site is located within countryside beyond the Green Belt and the majority not PDL. Allocated as a reserve site in the current Local Plan and abuts main settlement boundary of Windlesham. The site has now been granted permission on appeal for 140 units.
SLAA 2017 - Officer Site Assessments
Site Achievability
Market and viability factors: The site has been granted permission on appeal for 140 units.
Site Deliverability
Can identified constraints be overcome? Is ths site viably developable (6 - 15 years) or deliverable (0 - 5)?
The capacity accounts for undevelopable areas of the site due to Badger Setts/corridor, NECC zone (noise from M3) and unavailability of some parts of the site. Large area to south is possible SANG.
140 The capacity reflects the permission granted on appeal for 140 units. A large area to the south of the site is indicated for use as a SANG.
Economic, SANG or uses other than housing
Indicative Phasing
Estimated delivery timescale: 0-5 years, 6-10 years, 11-15 years, 15 years +
<5
Site SLAA Category
Deliverable
SLAA 2017 - Officer Site Assessments
Site Map
SLAA 2017 - Officer Site Assessments
Site Information
Address Land East of
Snows Ride/Hatton Hill
Windlesham
Site Area (ha) 3.3
How Site was Identified: Submitted in Call for Sites
Existing Use: Unknown
Is the Site Previously Developed Land (PDL)?
Mixed
Planning Status: Not in planning system
Site Suitability
Policy, Environmental and Heritage constraints
Policy, physical and access constraints (if applicable):
Green Belt
Site Availability
Is site available?: YES
Availability information: The site has been resubmitted as part of the 2017 Call for Sites exercise. It has been indicated to be available within the 0-5 year timeframe.
Site ID
276
SLAA 2017 - Officer Site Survey and Assessment
Suitability information: The site is located within the Green Belt adjoining the defined settlement area of Windlesham Snows Ride. It is a predominantly greenfield but does also contain some PDL of both residential and commercial use. The site is separated from the Windlesham Snows Ride settlement area by a highway. Due it its adjoining boundary with a settlement area, it is considered to be a suitable location for a possible Rural Exception site, in line with paragraph 89 of the NPPF.
SLAA 2017 - Officer Site Assessments
Site Achievability
Market and viability factors: It is considered that the viability of developing a Rural Exception site could be a potential factor that pushes phasing into the medium term. It is recognised that in order to ensure the site is viable, some market housing may need to be included in any forthcoming scheme, to facilitate development of affordable housing. The site currently falls outside of SANG catchment areas, and would therefore need to propose its own SANG solution in order to mitigate for the impact of the development. However, it is considered that SANG availability can be addressed in the future, as possible solutions for a new SANG are already being considered.
Site Deliverability
Can identified constraints be overcome? Is ths site viably developable (6 - 15 years) or deliverable (0 - 5)?
The site is phased in the medium term to ensure viability as a RE site, for which it may be necessary to also include a small percentage of market housing to overcome any viability issues. At 3.3ha it would not be possible to develop the entire site as a Rural Exception (RE) and would be limited to circa 35 units in accordance with similar examples of such RE sites approved in the Borough, as well as the NPPF which defines RE sites as 'small sites' that would 'not normally be used for housing'. Following assessment of examples of approved RE sites, this would be at the larger end of the spectrum for such sites.
34 Capacity is determined at 34 net units which ensures suitability as a Rural Excetion (RE) in line with the NPPF & existing RE site that has come forward in the Borough. The NPPF defines RE sites as small sites that would 'not normally be used for housing'
Economic, SANG or uses other than housing
Indicative Phasing
Estimated delivery timescale: 0-5 years, 6-10 years, 11-15 years, 15 years +
6-10
Site SLAA Category
Developable
SLAA 2017 - Officer Site Assessments
Site Map
SLAA 2017 - Officer Site Assessments
Site Information
Address Windlesham Garden Centre
London Road
Windlesham
Site Area (ha) 4.2
How Site was Identified: Planning Permission
Existing Use: Sui generis
Is the Site Previously Developed Land (PDL)?
Mixed
Planning Status: Approved application
Site Suitability
Policy, Environmental and Heritage constraints
Policy, physical and access constraints (if applicable):
Green Belt
Site Availability
Is site available?: YES
Availability information:
Site ID
445
SLAA 2017 - Officer Site Survey and Assessment
Suitability information: Planning permission has been granted at the site. No further information is therefore required in the site assessment.
SLAA 2017 - Officer Site Assessments
Site Achievability
Market and viability factors:
Site Deliverability
Can identified constraints be overcome? Is ths site viably developable (6 - 15 years) or deliverable (0 - 5)?
Estimated delivery timescale: 0-5 years, 6-10 years, 11-15 years, 15 years +
<5
Site SLAA Category
Deliverable
SLAA 2017 - Officer Site Assessments
Site Map
SLAA 2017 - Officer Site Assessments
Site Information
Address 7-11
Updown Hill
Windlesham
Site Area (ha) 0.23
How Site was Identified: Planning Permission
Existing Use: Sui generis
Is the Site Previously Developed Land (PDL)?
PDL
Planning Status: Approved application
Site Suitability
Policy, Environmental and Heritage constraints
Policy, physical and access constraints (if applicable):
Conservation Area
Site Availability
Is site available?: YES
Availability information:
Site ID
561
SLAA 2017 - Officer Site Survey and Assessment
Suitability information: Planning permission has already been granted at this site. No further information is therefore required in this site assessment
SLAA 2017 - Officer Site Assessments
Site Achievability
Market and viability factors:
Site Deliverability
Can identified constraints be overcome? Is ths site viably developable (6 - 15 years) or deliverable (0 - 5)?
Estimated delivery timescale: 0-5 years, 6-10 years, 11-15 years, 15 years +
<5
Site SLAA Category
Deliverable
SLAA 2017 - Officer Site Assessments
Site Map
SLAA 2017 - Officer Site Assessments
Site Information
Address Land North Reserve Site
Heathpark Drive
Windlesham
Site Area (ha) 2.7
How Site was Identified: Submitted in Call for Sites
Existing Use: Unknown
Is the Site Previously Developed Land (PDL)?
Greenfield
Planning Status: Not in planning system
Site Suitability
Policy, Environmental and Heritage constraints
Policy, physical and access constraints (if applicable):
Green Belt
Site Availability
Is site available?: YES
Availability information: The site was originally put forward by a developer in the 2012 Call for Sites as part of a wider area including the Windlesham Reserve site (and land to the south as possible SANG). Availability of the site was reconfirmed as part of the 2017 Call for Sites exercise, acknowledging the assumptions in the 2016 SLAA which considered the site as a rural exception.
Site ID
609
SLAA 2017 - Officer Site Survey and Assessment
Suitability information: The site is located within the Green Belt and is not PDL. It abuts the main settlement boundary of Windlesham and therefore can be considered as a potential rural exception site. Part of site may be impacted by badger setts.
SLAA 2017 - Officer Site Assessments
Site Achievability
Market and viability factors: The relevant agent acting on behalf of landowners identifies the site as available now and achievable. The site is located within an area of Windlesham that falls within SANG catchment so is not limited to 9 units.
Site Deliverability
Can identified constraints be overcome? Is ths site viably developable (6 - 15 years) or deliverable (0 - 5)?
The site is considered as a Rural Exception and has been advised to be available now. Work will need to be conducted to ascertain potential badger activity and therefore it is considered that the site is more likely to come forward in the medium term.
35 Capacity reduced to take account of heavy tree cover, potential badger activity and suitability as a Rural Exception (RE) in line with the NPPF & existing RE site that has come forward in the Borough. Also reflects surrounding capacities of 15dph
Economic, SANG or uses other than housing
Indicative Phasing
Estimated delivery timescale: 0-5 years, 6-10 years, 11-15 years, 15 years +
6-10
Site SLAA Category
Developable
SLAA 2017 - Officer Site Assessments
Site Map
SLAA 2017 - Officer Site Assessments
Site Information
Address Orchard Cottage
Shepherds Lane
Windlesham
Site Area (ha) 2.19
How Site was Identified: Planning Permission
Existing Use: Agriculture
Is the Site Previously Developed Land (PDL)?
Greenfield
Planning Status: Approved application
Site Suitability
Policy, Environmental and Heritage constraints
Policy, physical and access constraints (if applicable):
Green Belt
Site Availability
Is site available?: YES
Availability information:
Site ID
735
SLAA 2017 - Officer Site Survey and Assessment
Suitability information: Planning permission has already been granted at this site. No further information is therefore required in this site assessment
SLAA 2017 - Officer Site Assessments
Site Achievability
Market and viability factors:
Site Deliverability
Can identified constraints be overcome? Is ths site viably developable (6 - 15 years) or deliverable (0 - 5)?
Planning permission has already been granted at this site.
0 Planning permission has been granted for a 65 bedroom carehome
Economic, SANG or uses other than housing
Indicative Phasing
Estimated delivery timescale: 0-5 years, 6-10 years, 11-15 years, 15 years +
<5
Site SLAA Category
Deliverable
C2 - carehome
SLAA 2017 - Officer Site Assessments
Site Map
SLAA 2017 - Officer Site Assessments
Site Information
Address Windlesham South Garage
London Road
Windlesham
Site Area (ha) 0.24
How Site was Identified: Submitted in Call for Sites
Existing Use: Sui generis
Is the Site Previously Developed Land (PDL)?
PDL
Planning Status: Not in planning system
Site Suitability
Policy, Environmental and Heritage constraints
Policy, physical and access constraints (if applicable):
Settlement Area
Site Availability
Is site available?: YES
Availability information: Advised that the site in in sole ownership, and that the owner is willing to sell. No legal issues advised.
Site ID
765
SLAA 2017 - Officer Site Survey and Assessment
Suitability information: The site is located within the defined settlement area of Windlesham. It has frontage onto the A30 London Road and is surrounded by residential properties consisting of detached dwellings and some 3 storey flatted developments. The site is primarily used for a petrol station adjoining the A30, which also includes a carwash and convenience store. To the rear of the site is a car sales garage.
SLAA 2017 - Officer Site Assessments
Site Achievability
Market and viability factors: Access would need to be obtained from the A30, as the petrol station is currently accessed from. Implementation of 20 dwellings could be achievable subject to suitable SANGs mitigation being secured. However, as there is not currently coverage, the capacity is limited to 9 net units in accordance with the ability to assign developments of less than 9 units capacity to any Surrey Heath SANG.
Site Deliverability
Can identified constraints be overcome? Is ths site viably developable (6 - 15 years) or deliverable (0 - 5)?
The site is in single ownership and it is advised that the owner is willing to sell. There are no major planning or access constraints to overcome. Suitable SANGs mitigation will need to be sought and as such the capacity is capped at 9 until a SANG solution with catchment in this part of Windlesham is delivered.
9 20 units would be considered achievable at the site based on surrounding development patterns. However, development is limited to 9 units taking account of lack of SANG coverage for developments of 10+ in the locality at this time.
Economic, SANG or uses other than housing
Indicative Phasing
Estimated delivery timescale: 0-5 years, 6-10 years, 11-15 years, 15 years +
<5
Site SLAA Category
Deliverable
SLAA 2017 - Officer Site Assessments
Site Map
SLAA 2017 - Officer Site Assessments
Site Information
Address Land East of
Sunnginghill Road
Windlesham
Site Area (ha) 1.5
How Site was Identified: Submitted in Call for Sites
Existing Use: C3 (Dwelling houses)
Is the Site Previously Developed Land (PDL)?
Mixed
Planning Status: Not in planning system
Site Suitability
Policy, Environmental and Heritage constraints
Policy, physical and access constraints (if applicable):
Green Belt
Site Availability
Is site available?: YES
Availability information: The site has been submitted as part of the 2017 Call for Sites exercise. It is advised that the site is available now and the owner is willing to sell. Option A (demolition of existing buildings and redevelopment of partially PDL area) is indicated to come forward within the 0-5 year period and Option B (development of greenfield area to the south of Option A) is indicated to come forward within the 6-10 year period.
Site ID
807
SLAA 2017 - Officer Site Survey and Assessment
Suitability information: 2 options have been put forward. Option A partially previously developed land which the submission advises contains 5 residential units in various existing buildings. Option B consists of a wooded area and grassland. Both options are located within the Green Belt, north of the defined settlement area of Windlesham.
SLAA 2017 - Officer Site Assessments
Site Achievability
Market and viability factors: Both options could be accessed from Sunninghill Road. Option A is not considered to viably accommodate the suggested 10 units. Option B is unsuitable for development as a non-PDL site in the Green Belt.
Site Deliverability
Can identified constraints be overcome? Is ths site viably developable (6 - 15 years) or deliverable (0 - 5)?
Owing to the Green Belt constraints, it is not considered viable that a development of 10 new units could take place at Option A of the site. Furthermore, that character of Sunninghill Road is quite rural with large houses on extensive plots. Option B is not considered suitable as it would constitute development of a non-PDL area within the Green Belt. It does not adjoin the settlement area of Windlesham and therefore cannot be considered suitable as a Rural Exception.
2 Capacity considers development on the PDL area of the site only (Option A). Taking account of existing built form, 7 new units is considered the maximum level of development owing to its location in the Green Belt. <5 units so not included as a SLAA site
Economic, SANG or uses other than housing
Indicative Phasing
Estimated delivery timescale: 0-5 years, 6-10 years, 11-15 years, 15 years +
n/a
Site SLAA Category
Excluded
SLAA 2017 - Officer Site Assessments
Site Map
SLAA 2017 - Officer Site Assessments
Site Information
Address Land off
Broadway Road
Windlesham
Site Area (ha) 0.7
How Site was Identified: Submitted in Call for Sites
Existing Use: Woodland
Is the Site Previously Developed Land (PDL)?
Greenfield
Planning Status: Not in planning system
Site Suitability
Policy, Environmental and Heritage constraints
Policy, physical and access constraints (if applicable):
Green Belt
Site Availability
Is site available?: YES
Availability information: The site has been submitted as part of the 2017 Call for Sites exercise. It is in the single ownership of a developer and is indicated to be available within a 6-10 year period.
Site ID
808
SLAA 2017 - Officer Site Survey and Assessment
Suitability information: The site is located within the Green Belt, close to the southern boundary of the defined settlement area of Windlesham. It is on greenfield land that is not previously developed and is composed of 2 developable areas between existing residential properties. It is a heavily wooded area. The shape of the site, with 2 existing dwellings located at its centre would lead to backland development which would not be considered suitable.
SLAA 2017 - Officer Site Assessments
Site Achievability
Market and viability factors: Access to the site would be from Broadway Road. The rear part of the site would require an access road through the site from the front portion. The site is non-PDL in the Green Belt, thus the constraint cannot be overcome.
Site Deliverability
Can identified constraints be overcome? Is ths site viably developable (6 - 15 years) or deliverable (0 - 5)?
The site is not previously developed and would therefore be unsuitable development in the Green Belt. The boundary of the site does not quite adjoin the settlement area boundary and therefore it cannot be considered as a Rural Exception.
0 Development at the site would be inappropriate in the Green Belt.
Economic, SANG or uses other than housing
Indicative Phasing
Estimated delivery timescale: 0-5 years, 6-10 years, 11-15 years, 15 years +
n/a
Site SLAA Category
Excluded
SLAA 2017 - Officer Site Assessments
Site Map
SLAA 2017 - Officer Site Assessments
Site Information
Address Land Southeast of
Snows Ride & London Road
Windlesham
Site Area (ha) 16.05
How Site was Identified: Submitted in Call for Sites
Existing Use: Agriculture
Is the Site Previously Developed Land (PDL)?
Greenfield
Planning Status: Not in planning system
Site Suitability
Policy, Environmental and Heritage constraints
Policy, physical and access constraints (if applicable):
Green Belt
Site Availability
Is site available?: YES
Availability information: The site has been submitted as part of the 2017 Call for Sites exercise. It is advised that the owner of the site is willing to sell and the development has been indicated to occur over the period of 0-10 years, possibly due to the size of the site.
Site ID
809
SLAA 2017 - Officer Site Survey and Assessment
Suitability information: The site is located on undeveloped land within the Green Belt and as such is inappropriate for development.
SLAA 2017 - Officer Site Assessments
Site Achievability
Market and viability factors: On site SANGs solution is indicated, in order to mitigate for adverse impact on the SPA. Access could be obtained from Snows Ride or London Road. However, the site is not considered to be achievable as it is non-PDL so the Green Belt constraint cannot be overcome.
Site Deliverability
Can identified constraints be overcome? Is ths site viably developable (6 - 15 years) or deliverable (0 - 5)?
Any SANG proposal would be required to provide a 2.3km circular walk and the suitability of a prospective SANG would need to be agreed with Natural England. The site is located in the Green Belt on greenfield land and therefore the indicated residential use would be inappropriate development.
0 Development at the site would be inappropriate in the Green Belt.
Economic, SANG or uses other than housing
Indicative Phasing
Estimated delivery timescale: 0-5 years, 6-10 years, 11-15 years, 15 years +
n/a
Site SLAA Category
Excluded
It has been indicated that an on-site SANG could be provided as part of the overall scheme
SLAA 2017 - Officer Site Assessments
Site Map
SLAA 2017 - Officer Site Assessments
Site Information
Address Land South of
Church Road
Windlesham
Site Area (ha) 10.1
How Site was Identified: Submitted in Call for Sites
Existing Use: Agriculture
Is the Site Previously Developed Land (PDL)?
Greenfield
Planning Status: Not in planning system
Site Suitability
Policy, Environmental and Heritage constraints
Policy, physical and access constraints (if applicable):
Green Belt
Site Availability
Is site available?: YES
Availability information: The site has been submitted as part of the 2017 Class for Sites exercise. It is advised that the owner of the site would be willing to make the land available subject to the Council's agreement for residential development to take place at the site. The development has been indicated to occur over the period of 0-10 years.
Site ID
810
SLAA 2017 - Officer Site Survey and Assessment
Suitability information: The site is located on undeveloped land within the Green Belt and as such is inappropriate for development. The site is in close proximity to the M3 motorway and consideration noise mitigation would need to be considered.
SLAA 2017 - Officer Site Assessments
Site Achievability
Market and viability factors: On site SANGs solution is indicated, in order to mitigate for adverse impacts on the SPA. However, the site is not considered to be achievable as it is non-PDL so the Green Belt constraint cannot be overcome.
Site Deliverability
Can identified constraints be overcome? Is ths site viably developable (6 - 15 years) or deliverable (0 - 5)?
The site is located in the Green Belt on greenfield land and therefore the indicated residential use would be inappropriate development.
