6.1.1. Policy WNDP1 sets out important guidance for the development of any new housing developments that may come forward in the Plan period. It reflects the approach adopted in Policy CS1 of the Core Strategy that limited development and infilling is anticipated to take place in Westcott and the other identified ‘larger rural settlements'. The policy links this strategic matter to the housing needs survey carried out in the Plan area. It also requires that any new development should reflect the character of the area in which it is located. The policy has been designed to cater for the level of growth that was anticipated in the Core Strategy. Most developments are expected to be between one and four dwellings in size. Should larger developments come forward through redevelopment proposals or by other means there may be the potential to subdivide the sites concerned to create multiple clusters of dwellings.
6.1.2. Policy WNDP 1: Size, Architectural Style and Character of Housing Development
WNDP1: New housing developments should reflect the character of the surrounding area. Where necessary developments should be designed to respect the amenities of surrounding properties in general, and to avoid unacceptable levels of overlooking adjacent properties in particular. Depending on the size of the plot, new housing developments should be built in small clusters of dwellings of varying and sympathetic architectural styles. The size of the new dwellings should reflect the housing demand in the village. Proposals for small developments of houses for 1-4 bedroomed properties within the village core shown on the Policies Map will be particularly supported. |
6.1.3. Justification: The Westcott Ward sits within the Surrey Hills Area of Outstanding Natural Beauty (AONB) and the Metropolitan Green Belt. The village of Westcott is constrained by these designations. Within the village boundary there are two separate Conservation Areas, which include listed buildings and buildings of historical value. Almost 75% of residents do not believe that more housing is currently needed in the village, but 43% do see the need within the next 10 years. Also, Westcott is one of six Larger Rural Villages to which the Development Plan directs a limited amount of development (Core Strategy Policy CS2).
6.1.4. The nature of property ownership in the village will restrict any development because there is little land of any great size likely to be put forward. Where there are exceptions to this generalization, it would be inappropriate for developers to build developments of cramped style and character.
6.1.5. The village survey indicates that there is some demand for new housing to cater for local needs (from family members) and to stimulate housing stock rotation as residents look to stay within the village but move up and down the housing market as their personal circumstances change with age and family size, as well as migration to and from the village.
6.1.6. The survey identified that half of demand for new housing is likely to be for 1-2 or 3-4 bedrooms houses, including affordable housing. Remaining demand is likely to be divided between flats, bungalows and retirement housing (with and without care).
6.1.7. It is recognised that there are already a number of 3 storey dwellings in the village core area, mainly on Guildford Road. The sloping nature of the topography gives the opportunity for development at such height to increase capacity within a minimum footprint without giving rise to concerns of additional overlooking beyond that already existing within the developed environment.
6.1.8. No development is permitted in the Green Belt other than for that which accords with the NPPF e.g. agricultural or leisure purposes. This policy is supported by 87% of survey respondents.
6.1.9. MVDC Core Strategy Document paragraph 6.1.17-19 and Policy CS3 'Balancing Housing Provision' supports this objective.
6.2.1. This policy is to recognise the restrictions which exist in potential plot sizes and to give preference to development that provides the opportunity to stimulate movement within the ward housing market. As an example a retired couple living in a 5-bedroom property should be able to move to more appropriate independent living accommodation, but remaining within the village with access to long established social support networks, thus releasing the larger property to the housing market.
6.2.2. Policy WNDP2: Infill and Redevelopment
| WNDP2: Proposals for infill or limited redevelopment of large existing gardens, within the Village Core area as shown on the Policies Map, will be supported where they increase the stock of 1-3 bedroom housing. The proposed new residential developments should respect the scale and layout of the particular gardens and should otherwise comply with the development plan policies in general, and the first part of Policy WNDP1 in this Plan in particular. |
6.2.3. Justification: The opportunity to meet future requirements and develop new housing and other facilities of the scale identified from the village survey is very restricted. However, within the village there are properties with extensive gardens which could reasonably accommodate new development without significantly altering the average density of development and housing or adversely impacting the character of the village. Policy WNDP2 actively supports the development of 1 to 3-bedroom houses. Properties of this size have the ability to accommodate the identified needs of younger families or older persons to set out home or to remain/downsize within the village. Proposals that seek to address these specific needs will be welcomed by the community.
6.2.4. According to the residents' survey, 40% of residents have lived in the community for more than 15 years; 33% want to move to more appropriate accommodation within the village; and 26% are now over retirement age with a trend for this to increase significantly over the next 15 years.
6.2.5. This policy is underpinned by MVDC Core Strategy Policy CS2 'Housing Provision and Location' (Para 6.1.12) which states that infilling and limited development including redevelopment will be permitted providing that the proposed development is at an appropriate scale in relation to the size and character of the village.
6.3.1. This policy is to ensure that residents of the village continue to have cycling, bridleway and footpath access through the village and into the countryside as a priority and any new developments will protect and enhance this access. Where new routes are provided as part of wider development schemes the overall proposals should conform to the MVDC Supplementary Planning Document ‘Designing Out Crime' (December 2011).
6.3.2. Policy WNDP 3: Connectivity within the village and into the countryside
WNDP3: Existing pedestrian, bridleway and cycle routes should be protected, and new routes for pedestrians, horse riders and cyclists to access the countryside around Westcott should be provided wherever possible in any new development. |
6.3.3. Justification: According to the residents' survey, almost 70% of residents regularly use footpaths and cycle ways around the village as a means of access, and more than 50% of respondents in the survey identified these as one of the most important aspects of village life.
6.3.4. The 2011 Census demonstrates that more people who live in Westcott cycle to work (2.6%) than the Mole Valley average (1.9%). Since this census, a new cycle path linking Westcott to Dorking has been created. Developments should make provision for cycle access and storage for residents.
6.4.1. This policy is to recognise that vehicle ownership is unlikely to diminish, that parts of the village are seriously congested by on-street parking, and that Westcott Ward is a magnet for a wide range of leisure activities which draw people to the village at weekends. The provision of parking facilities is seen as the most important priority by villagers after protection of the Green Belt. Policy WNDP4 provides a context against which proposals for new residential developments will be assessed. It sets out minimum car parking standards. It also requires a premium for visitor car parking for any larger developments that may come forward within the Plan period. The policy has been designed to ensure that new development does not add to the current levels of on-street car parking. Residential schemes that provide parking spaces above the minimum standards will be particularly supported where they maintain appropriate standards of layout and design for the wider development. Plainly car parking should sit comfortably within the attractive setting of the village. The policy addresses this matter. Unsympathetic car parking arrangements or solutions (such as multi-storey car parks or parking areas with intrusive lighting) will not be supported.
6.4.2. Policy WNDP4: Parking Provision
WNDP4: Within the village core as identified on the Policies Map off-street car parking for new residential developments should be provided to the following minimum standards: 1 bedroom properties 1 car parking spaces On housing developments of 10 or more dwellings allocated visitor car parking should be provided on site to an additional 20% of the figure calculated for the development based on the minimum car parking standards. Development proposals that deliver additional parking above and beyond the needs of the specific proposed development (providing for visitor parking) will be particularly supported. Any such parking should be designed in an environmentally acceptable way with extensive landscaping appropriate to the character of the village. |
6.4.3. Justification: According to the residents' survey, residents of Westcott own more than 740 vehicles among them, with 84 households owning more than 3 vehicles. 20% of these vehicles are parked on the roads around the village, the north east sector of the village being particularly badly affected. This situation is exacerbated at weekends with visitors adding significantly to these numbers, for the purposes of visiting friends and family, and to pursue recreational activities such as walking and cycling. The provision of more off-street parking would help to relieve the issues experienced in some parts of the village, improving the street scene and the environment for residents.
6.4.4. Surrey County Council Policy (Vehicular and Cycle Parking Guidance) dated January 2012, sets out recommended parking space allocation for new developments, but parts of Westcott village are seriously congested and there is a requirement for each development to take into account existing constraints, and avoid exacerbating the problem.
6.4.5. The 2011 Census demonstrates that there are more cars per household in Westcott (1.62) than the Mole Valley average (1.57) or the Surrey average (1.51). Furthermore, fewer people in Westcott use non-car based means of transport to travel to work (25.4%) than the Mole Valley average (28.1%). This indicates that more space should be created for car parking as well as encouraging alternate means of transport.
6.5.1. This policy is to encourage and assist appropriate use of Green Belt land for the enjoyment and recreation of local residents. It is consistent with relevant sections of the NPPF and with the development plan. The policy provides the opportunity for community-driven and supported projects which would meet the recreational and leisure needs of the local community.
6.5.2. Policy WNDP5: Recreational Development
WNDP5: Within the Metropolitan Green Belt appropriate facilities for outdoor sport and recreation will be supported where such proposals preserve the openness of the Green Belt and do not conflict with the purposes of including land within it. |
6.5.3. Justification: Westcott Ward covers some of the most spectacular and open countryside in Surrey and is much sought after as both a place to live as well as a place to enjoy leisure and recreational activities.
6.5.4. Great care is to be taken to protect the Green Belt; this policy will give preference to the provision of land for domestic horticulture (allotments), sporting activities and leisure, all of which have been identified as popular activities by residents in the Survey.
6.6.1. This policy is to prevent further conversion of retail property use to domestic dwellings, encourage greater diversity of retail offerings within the village, and in particular to assist in the re-occupation of vacant shop units with new retail business in general, and to secure the re-opening of the village Post Office in particular. Policy WNDP6 identifies the three blocks of retail premises in the Plan area and sets out the basis against which proposals for non-retail uses will be assessed. It also offers support to associated proposals that are intended to support these important retail areas. There could include improved access arrangements, car and cycle parking.
6.6.2. Policy WNDP6: Shops and Commercial Services
| WNDP6: The following blocks of properties as shown on the Policies Map are safeguarded for retail use:
Within these areas changes of use from retail use to other uses will not be supported unless:
Proposals within the defined retail areas designed to assist in the retention or the establishment of new retail units or otherwise to improve the general operation of the retail areas will be supported where they respect the character of the areas concerned and otherwise comply with development plan policies. |
6.6.3. Justification: The survey illustrated that a significant proportion of respondents frequently used the village store, newsagents and bakery. The existing facilities provide a very valuable, and in some cases vital, social function. Without them the environmental impact of having to drive to neighbouring towns and villages for basic retail needs would be seriously detrimental.
6.6.4. This policy is underpinned by MVDC Core Strategy Policy CS11 and paragraph 6.2.37 which states that the Council's strategy includes:
6.7.1. This policy is to prioritise and support the development of multi-use, flexible, modern community facilities within the village which will cater for a wide range of current and future social, sporting, and recreational village activities. The implementation of the policy will help to create a cohesive and supportive village life by creating financially viable and sustainable facilities for local residents.
6.7.2. Policy WNDP7: Enhancement of Community Facilities
WNDP7: Proposals for the provision and maintenance of flexible, accessible and modern community facilities will be supported, where they would help to maintain and extend the vibrant social, sporting, recreational, and educational activities in the Plan area. |
6.7.3. Justification: Westcott is a village of around 2,300 residents with 8 principal community facilities:
6.7.4. These cater individually for a very wide range of activities in premises of varying age and quality. The survey showed that most respondents identified facilities for these activities as being important to retain.
6.7.5. Over the next 10-15 years some of these facilities will require significant financial investment in order to remain usable. It is anticipated that there may be opportunities to enhance, re-provide and create new facilities in accordance with the identified needs of the survey. In any new development, research into occupancy and usage of existing facilities would be carried out to ensure that there was no loss of capacity for activities.
6.7.6. Nursery provision within the Ward is a priority. 28% of respondents to the survey (189 households) have young people under 18; 25% of them use or intend to use Little Doves Nursery in Westcott. 34% use or intend to use a Nursery out of the village.
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