BROOKWOOD FARM – KEY PLANNING POINTS

 

• THE RIGHT TO DEVELOP BROOKWOOD FARM

Brookwood Farm has been agriculture land since the 1800’s but it is not, in a legal sense, part of the Green Belt. The site is one of the safeguarded housing sites as designated in the Local Plan of 1999 and Core Strategy. The safeguarded site lies between the Urban Areas and the Green Belt.

• THE NUMBER OF DWELLINGS

Key to the whole development is the number of dwellings being planned for Brookwood Farm. The size and shape of land available for development is limited on the east by existing housing, Coresbrook Way, to the north by Bisley Common, west Sheets Heath and south the SANG, suitable alternative natural green space.

Cala Homes always maintained that the site could accommodate 297 new dwellings whilst using one road access via Redding Way. Senior representatives of WBC have stated that by converting the current T junction at Bagshot Road/Redding Way into a full crossroads the fourth arm is safe to take vehicles from 400 dwellings on Brookwood Farm.

In the Planning Officers Report for the extension of Sainsbury’s, Redding Way (PLAN/2011/0160) there is the following words:

The recent S278 Highway Act agreement with SCC for a fourth arm on the A322/Redding Way signal junction allows for scenarios of up to 400 dwellings and their associated traffic movements entering the road network from Brookwood Farm from this point.

The key words are scenarios of up to 400 dwellings. If you build 400 one bedroomed dwellings for senior citizens then the traffic flow will be different to that if you built 400 three and four bedroomed family dwellings. A S278 Highways Act Agreement is an agreement where a highway authority may, if they are satisfied it will be of benefit to the public, enter into an agreement with any person and that agreement between the County Highways Authority and Woking Borough Council (WBC) to construct the fourth arm at the Redding Way/Bagshot Road junction.

A far more important document is a Planning Office report dated 20 June 2006 as a response to a planning application from Woking Borough Council, below is an extract from that report.

PLAN/2006/0400 OUTLINE APPLICATION FOR THE ERECTION OF A RESIDENTIAL DEVELOPMENT ON A 5.82 HECARE SITE, TO INCLUDE A MINIMUM 60% AFFORDABLE HOUSING.

This was an outline application, submitted by WBC was later withdrawn.  There are two key comments from Surrey’s Highways Authority:

SCC Highways raise the issue of the impact of likely traffic movements on the highways network. Their considerations are based on an assumed level of development at 30-50dph and indicate that the likely traffic flows from this level of development may have a significant impact. This would result in the requirement to upgrade parts of the highway outside of the site.

It was accepted that the proposed fourth junction arm could accommodate up to about 200 dwellings on the total Brookwood Farm site.

It is noted that the existing main access to the site is designed to accommodate up to 200 dwellings. However, if a greater number of dwellings were to be proposed at the Reserved Matters stage, then that issue could be adequately addressed at that stage. Developers would need to demonstrate that an access serving more than 200 dwellings (across the whole safeguarded site – not just this application site) could be secured. If this is not possible, then development would be limited to 200 dwellings (across the two sites). Similarly the acceptability (or otherwise) of using Sparvell Road as a formal access, as opposed to an emergency access, would then be able to be determined.

The above demonstrates that Cala and WBC’s plan to use a single access road at Redding Way for traffic associated with 309 dwellings was never going to be approved by the County’s Highways Authority.

• INFRASTRUCTURE – ROADSighways Authority 

The National Planning Policy Framework and Woking’s Core Strategy state that good infrastructure is an integral part of good planning.

The planning by the developer and the local authorities to manage the impact of traffic going into and out of the proposed development site at Brookwood Farm is somewhere between poor and not existent.

Surrey County Council’s congestion strategy includes the following objectives:

• Improve the reliability of journeys
• Reduce delays for all transport modes on key routes and at congestion hot spots.
• Improve the provisions of journey planning information for travel in Surrey.

Given the above strategic objectives how does the following statement made by Bellamy Roberts in the transport assessment report for Cala Homes stand.

9.23 Overall the traffic impact analysis shows that there will, inevitably be some additional delays and queuing on the signalised junctions near the site. However, the increases are small in the overall context of what is already a congested network.

Basically what Cala Homes are saying to residents of Knaphill is; sorry, if you travel along the Bagshot Road we know your journey to work is subject to queuing and delays and our new housing estate is going to add to your problems.

To mitigate against the increased pressure on the A322 the developer plans to introduce a new traffic management system that will involve linking the traffic lights at Redding Way, Connaught Road and Cemetery Pales with a queuing management system. These controls are planned to prevent queuing back from one junction to another.

How this type of queuing management system will work at a junction like Brookwood Crossroads, where all four roads carry heavy traffic loads throughout the peak travel hours, is unknown and untested.

The following points come from various replies we have received from Surrey’s Highway Authority.

• The proposed traffic management system has not been proven.
• SCC has reservations with Cala’s estimated traffic impacts on the A322/Redding Way and A322/A324/Cemetery Pales traffic light junctions.

Cala’s traffic modelling results showed a lot of additional traffic congestion, which did not well reflect their statements about the development traffic impact. Recently we received revised traffic modelling information and we have provided some immediate feedback, because the same problems seem to persist.

• SCHOOLS

The second sentence in paragraph 38 of the National Planning Policy Framework is as follows: Where practical, particularly within large-scale developments, key facilities such as primary schools and local shops should be located within walking distance of most properties.

We have a proposal that meets part of the above recommendation. A new school is planned to be built for children in the age range 7 to 11. This means that for the majority of families on the new estate the nearest school for children between the ages 4 to 6 will be Knaphill Lower School. Knaphill Lower School is usually over-subscribed and children living in the centre of Knaphill are being allocated places elsewhere including Bisley.

The plan to create a two site primary school in Brookwood could mean that children of families living in the centre of Knaphill will be denied access to Knaphill Lower School.

The location of schools will lead to higher car use as first schools are outside the walking distance of 400m for many families already living in Knaphill and on large parts of the proposed new estate.

To try and hide the facts the addendum to the Transport Assessment by Bellamy Roberts believes that only an additional 5 cars will travel from Connaught Road turning left into Bagshot Road and then left into the new school during the morning rush hour.

• TRAFFIC FLOW FIGURES

The following figures have been produced by Bellamy Roberts for Cala Homes.

The developer believes that traffic going to and from the new school will only impact on the morning peak hours. Morning peak being 0700 – 0900.

School related traffic going from Connaught Road to the new school on Brookwood Farm a total of 5 vehicles.

School related traffic coming out of Brookwood Farm truning right into Bagshot Road and then right into Connaught Road for the Lower School a total of 14 vehicles.

The estimated amount of extra traffic movements brought about by the splitting of Brookwood School during the morning peak is totally unrealistic.

• OVERALL TRAFFIC FIGURES

Brookwood Crossroads (A322/A324 junction). This junction is already trying to operate at well about its design capacity and the developer believes that the development on Brookwood Farm will increase the traffic by 176 vehicles or 8% during the morning peak.

How can an increase of 8% of traffic at an already congested junction meet SCC’s congestion objectives?

The Redding Way junction will see morning peak traffic increase by around 14% but this figure has to be question as Cala Homes only expects the 312 dwellings to produce 93 vehicles leaving the Brookwood Farm development during the morning peak. To that 93 vehicles the developer has added 39 vehicle movements linked to the school traffic.  So if the plan was to retain the single access road at Redding Way the developer states that 132 vehicles would have expected to leave the whole development site during the morning peak. With the opening of Sparvell Road that figure is reduced to 78.

Cala’s own figures estimate an additional 209 vehicle movements on the stretch of the A322 that passes through Knaphill during the morning two hour peak travel period.

• SPARVELL ROAD

In December Cala Homes and WBC accepted the need for a second vehicle access to Brookwood Farm. Using the proposed new school building as the reason for a second access road is a smoke screen.  Cala Homes got their traffic modelling wrong and under pressure from Surrey County Council had to rerun their figures.

It was stated earlier that back in 2006 it was recognised that a development of this size would require two vehicle access roads and back in 2006 Sparvell Road was identified as the second vehicle access road.

In 2006 Sparvell Road was identified as a second vehicle access road as and when Brookwood Farm was to be developed but no investment has been made to improve the road system around this area of Knaphill.

It is important to stress that traffic leaving Sparvell Road can only turn left and so the additional traffic will have an impact on Chobham Road and very little examination of this side of the infrastructure is included in the reports made available to members of the public.

The developer, Cala Homes, and Woking Borough Council have only been interested in the infrastructure that is directly connected to Brookwood Farm and not the impact this large development will have on the whole community.

The KRA have carried out their own traffic study at Sparvell Road and over two mornings between 07.25 and 08.30 between 69% and 79% of the traffic leaving Sparvell Road turned right into Chobham Road.

WBC and SCC are still developing their implementation programmes that are required to support the development plans included in the Core Strategy.

It is important that the draft discussion paper titled ‘Woking Borough Transport Strategy & Implementation Programme’ was made available to a select few in October 2012. This document should be made available to the public before any decisions are made on Brookwood Farm development.

• THE ALTERNATIVE PLAN
•  
• All development is kept to the north of the Redding Way access road.
• The development to include the new school and dwellings up to a maximum of 200.
• Access from Sparvell Road into the development site is to be restricted to emergency vehicles.
• Surrey County Council and the National Highways Agency seek to find a solution to the problems with the A322 between Knaphill and Cemetery Pales’

 

Woking Borough Council appear determined to build 297 new dwellings on Brookwood Farm.

First the good news – the idea of constructing a new footpath from the Northwest corner of the proposed estate, around Graindstone Handle Corner, appears to have been dropped. New amended plans went on line on 9^th July with the proposed footpath has been removed. The amended plans show changes to the sport facilities at the south end of the development area, more on that at later date.

As reported earlier the County’s Highways Authority have stated since 2004 that any development on Brookwood Farm with a single road access could only accommodate traffic from 200 dwellings but WBC and Cala Homes seem determined to continue with their outrageous plan to build 297 dwellings. Last week it came to our notice that the idea of a second vehicle access road was back on the table. The idea is that a vehicle access road could be constructed from Coresbrook Way into the estate. Such a new access would allow residents from the Farm to access the estate via Sparvell Road or Oak Tree Road.

You will not find this proposed new vehicle access on the amended plans because if the developer and WBC proposed a second road access at this point in time it would require a full public consultation. So if they adopt the idea it will probably be a condition to develop, introduce through the side door. We will not know if this is what they plan to do until the Planning Officers report is presented to the Council’s Planning Committee.

Attached to this brief report is a copy of a letter the KRA has sent to the leading Councillors involved with the development, in our conclusion we have asked the Councillors to meet with local residents before the plans are presented to the Planning Committee.

Size of development

For those of you that haven’t seen any plans yet, I’ve included the overall plan here. It gives you a very good idea of scale and clearly shows the increased density of building.

A final question for all you planning gurus – Has some of the development now encroached into defined greenbelt ? This map shows the greenbelt boundary and if you refer to the plan above it certainly looks as though it has…

 

And finally, James Hutchison has replied to a few additional questions –

Dear Mr Stubbs,

 

In response to your queries on the amended plans I can confirm that the nature of the use of the sports pitches has not been changed. You will note that the pitches remain of the same size and will be for the same use.

 

The pavilion has been relocated to the south of its original position and re-orientated to front onto the pitches in accordance with best practice for the provision of recreational facilities. You are also correct in noting that there are some additional parking spaces provided to serve the recreational facilities.

 

An additional feature with the sporting facililties is the introduction of a non-lit MUGA (multi-use games area), which will be sited on the eastern side of Pitch 2. The allotments have been removed from the proposal and the applicant has commited instead to meeting this requirement through a planning contribution that can be used to improve and increase facilities at an existing allotment site.

 

The sporting facilities do not fall within the safeguarded housing site and are therefore subject to Green Belt policy.

 

I trust this answers your queries.

 

Regards,

 

 

James Hutchison MRTPI | Senior Planner

Planning Services

 

We have continued getting involved with local councillors and council bodies; our secretary, Phil Stubbs, attended the SCC Local Committee meeting and has produced this update for you. Whatever happens, KEEP sending in letters and objections to WBC and SCC Highways, your local councillors and MP Jonathan Lord.

 

SUMMARY

• Bagshot Road is trying to operate at traffic levels well beyond the design of the road especially at Brookwood Crossroads.
• In the 1990’s it was shown that the amount of traffic on the A322 warranted a bypass. A bypass that was planned but cancelled on the grounds of cost. It was the planned bypass that opened up Brookwood Farm for development.
• There has been a total lack of real community consultation over the proposed pedestrian access at the north of the site.
• Natural England has reported that they have no objection to the proposed development and the plans to offer an alternative green area in Brookwood Country Park.
• All local primary schools are full and for 2012 over 25% of parents failed to get their first preference for admission of their children into local schools.
• There remains outstanding work on GP coverage and the impact the increased traffic from the development will have on the air quality.

ROADS

There are two major issues on the road network and the impact the Farm development will have on the infrastructure. The first is the overall impact vehicles serving 300 dwellings will have on the already congested A322 (Bagshot Road). The developer states that their proposed traffic management plans will ease the flow of traffic on the A322 but there remains a difference of opinion between the developer and Surrey Highways Agency on the effectiveness of the proposed scheme.

Surrey Highways should not take a gamble on an untested road management system. It is the residents who will have to live with consequences if the system fails.

Before writing their final report Surrey County Highways must take into account other developments along the A322 corridor. Building has started on the old Vauxhall site in Bisley (Fox garage); the Fox pub site is on sale as development land. Pirbright Camp is to house a full regiment.

FOOTPATHS

Surrey Highways Authority are arguing that new residents who will be living in the northern part of the Farm development will need a new footpath so that they can access bus services from the A322 and access to the local schools without having to walk down the spine of the state and exit at the Redding Way junction.

The proposal is for a new footpath to enter the estate close to Grindle Handle Corner. The KRA understand that Cala Homes have argued against this proposal and it is opposed by residents who live in that area. There is also the question of the impact a new public right of way would have on Bisley Common.

 

GREEN BELT

Natural England has stated that they have no objections to the proposed development. Natural England is responsible for checking that nationally protected areas like Thames Basin Heath on Sheets Heath are not seriously disturbed. To counter any development close to a protected area the developer and local authority have to provide suitable alternative natural green space and Natural England have stated that WBC’s plans for Brookwood Country Park meets that criteria.

SCHOOLS

Surrey Education Authority has confirmed that all local schools are oversubscribed. To help alleviate the problem two new classrooms are to be built at St. Johns School in Victoria Road. In the case of the Knaphill Junior and Knaphill Lower schools Surrey Education Authority have confirmed that there is no room for any significant expansion within the current school boundaries. In the case of the schools at Bisley, Brookwood and Pirbright the Ministry of Defence have stated that a regiment currently based in Cyprus is to be relocated to Pirbright barracks and therefore these two schools will be full. In fact Surrey Education have been informed that there will be a requirement for the County Authority to find 200 school places for the children coming over from Cyprus with the regiment.

Woking’s secondary schools are also overs subscribed.

So what does this mean? First parents are going to have limited choice in the school their children will attend and it is likely that many children starting at primary school will fail to gain admittance to their nearest school. The above will lead to more traffic carrying children to and from schools. This latter point must be taken into consideration by Surrey Highways.

HEALTH COVERAGE

The question of GP coverage has yet to be addressed and the KRA will shortly make contact with Surrey County Council and Surrey NHS to look at current GP coverage and what plans are being put in place to increase surgery facilities.

WHAT CAN YOU DO

All those opposed to the current plans for Brookwood Farm should keep up the pressure on local Councillors and our MP. We should not underestimate the impact that 200+ new families will have on local facilities such as schools and GP coverage plus the increased congestion on the A322. Neither Surrey County Council nor Woking Borough Council has any plans to improve local facilities and the Highways Authority has no plans to significantly improve the flow of traffic along the A322 or the A324.

This is the wrong time to open up Brookwood Farm for development and it should be postponed until the various authorities have come up with concrete plans to improve the provision of school places and GP coverage plus there has been a full assessment of all developments along the A322 and A324 corridors and the plans for a bypass are revisited.

Greg Devine of Surrey County Council has kindly responded to one of our queries regarding the Brookwood Farm development. As WBC consistently ignore or refuse our requests for information, in this case specifically the report SCC submitted on the development, we asked him to address our main concerns on an overall approach to traffic figures and footpaths, he responded-

Dear Mr Stubbs,

Thanks for your message. In reply to your questions about the housing development at Brookwood Farm, I can update you about the county council’s transport position for Cala Homes’ planning application.

Below I have repeated an extract from a recent message I sent, summarising the outstanding transport problems on Cala’s application. Underneath is a fuller explanation to reply to your specific points:

“Overall Summary

• Unfortunately I have yet to receive full information about:

– upgrading footpath 13, or an equivalent route through the new country park, – a pedestrian link from the northern third of the site to the Bagshot Road bus stops near the Woking / Surrey Heath borough boundary, and – future maintenance arrangements for the new A322 bus shelter.

• Unfortunately there is a loose-end about the development traffic generation and the current figures slightly underestimate the development traffic generation.
• Unfortunately after screening the Linsig junction modelling output tables, there are unresolved issues about:

– the affects on pedestrians / cyclists crossing the A322, associated with the proposed increase in signal timing at the (site)/A322/Redding Way and the A324/A322/(Cemetery Pales) junctions, and – the benefits of linking the (site)/A322/Redding Way junction with the A324/A322/(Cemetery Pales) junction, as set out in the application TA are not obviously demonstrated by the signal junction micro-simulation results so far received. I will commission further reviews by the county council’s intelligent transport service about these matters, to further decide about their acceptability. ….”

Development vehicle trip rate
To recap, we thought Cala’s was too low and recommended they use a trip rate based on the locally sourced traffic survey information. Cala used this local trip rate, but unfortunately applied an additional reduction for the proposed 25 affordable elderly person’s homes. Since the local trip rate already includes movement from the Sunnyside and Rapsley Lane affordable elderly person’s homes, Cala’s revised trip rate reduction is questionable and we have reported back that they still slightly under-estimate the development trip rate. In turn this will have the effect of very slightly

Development traffic impact / A322 junction modelling
To recap we had reservations about Cala’s estimated traffic impacts on the A322/Redding Way and A322/A324/Cemetery Pales traffic light junctions. Their traffic modelling results showed a lot of additional traffic congestion, which did not well reflect their statements about the development traffic impact. Recently we received revised traffic modelling information and we have provided some immediate feedback, because the same problems seem to persist. I have engaged the county council’s intelligent transport systems service over Cala’s revised traffic modelling information, to get feedback from our traffic light specialists. I am also due to meet with Cala this week to discuss the remaining issues.

Development single access
Yes, the developer still proposes a single vehicular access point into the site via a new fourth arm onto the A322/Redding Way.

I hope that this answers your message and tells you about the current situation.
Regards
Greg Devine, Transport Development Planning