Westcott Green Belt Boundary Assessment

2. Westcott Green Belt Boundary Assessment FINAL REPORT 24 March 2014

5. Westcott Green Belt Boundary Review – March 2104 Criterion 1 - Merging Criterion 2 - Safeguarding country from encroachment Criterion 3 – Preserving special character of the village Segment W -GB - A Significant – Westcott sits on the south side of the valley bounded by Ranmore and the ridge to the south of the A25. To the north of Pipp Brook the valley floor and the slopes of Ranmore are a patchwork of open fields and wooded areas. There are isolated farms and houses dotted along the valley. It is open, undeveloped and contributes significantly to safeguarding the countryside from encroachment. It should be noted that it is an important part of the land designated as an Area of Outstanding Natural Beauty. Moderate –This area is largely farmland and woodland and very much a part of the setting of the village. Minimal – This area of countryside around Westcott has no role in terms of preventing the merging of communities and much of which is owned by the National Trust. W-GB-A General Commentary This segment is open countryside and farmland. To the north of the village Ranmore rises beyond the valley floor which is farmed, changing in nature from arable and pastoral fields to wooded areas. The Pilgrims Way runs East / West along the ridge passing through woods and open patches of grassed land. Much of the land is owned by the National Trust and is not available for development. A key feature of the village setting is the easy access to the countryside for walkers, equestrian pursuits, and cyclists.

7. Westcott Green Belt Boundary Review – March 2014 Criterion 2 - Safeguarding country from encroachment Criterion 1 - Merging Criterion 3 – Preserving special character of the village Segment W-GB - B Significant – This area is around 500 metres from the end of Sondes Place Drive, which, although shielded from the A25 by trees, is nevertheless the western edge of the town of Dorking. The greenbelt between town and village, plays an important role in preventing the perceived and actual merging of Dorking with Westcott. Significant – This segment is largely wooded merging to the North and South into open countryside. It contains only a few residential properties and the most prominent features are the Bury Hill lakes and The Nower. To all intents and purposes this is true Green Belt which creates a natural screen to the village which sits beyond land rising above the Milton Brook valley floor, and separates Westcott from the Dorking conurbation Moderate – This land abuts part ofthe Westcott Conservation Area and, viewed from the east and north, is consistent with the character of the outer fringes of the village forming a natural extension of the woods and farmland below the North Downs(segment W-GB-A) W-GB-B General Commentary The character of this segment is largely one of woodland and, with The Nower to the south and east, the open field to the east of Lince Lane, and the views of Ranmore to the north, creates the visual impression of leaving the town (of Dorking) and moving out into countryside. This is an important feature in preserving the distinction between the two communities.

9. Westcott Green Belt Boundary Review – March 2014 Criterion 2 - Safeguarding country from encroachment Criterion 1 - Merging Criterion 3 – Preserving special character of the village Segment W – G B - C Significant – Westcott rises to the south forming a ridge beyond which are open fields and picturesque countryside criss-crossed by footpaths and bridleways, farmland and woods and lakes. It is open, undeveloped and contributes significantly to safeguarding the countryside from encroachment. It should be noted that it is designated as an Area of Outstanding Natural Beauty. Moderate – This area is largely farmland and woodland and very much a part of the setting of the village. Minimal – This area of countryside south of Westcott village has no role in terms of preventing the merging of communities being almost entirely woods and farmland. W-GB-C General Commentary This segment is open countryside and farmland with limited vehicular access. There are important areas of woodland, typical of the Surrey Hills area, together with lakes and ponds which are a feature of the valley. The village of Westcott is constrained to the East, and West and North, by streams and lakes (Milton Brook and Pippbrook respectively) forming natural boundaries around the village. A key feature of the village setting is the easy access to the countryside for walkers, equestrian pursuits, and cyclists.

11. Westcott Green Belt Boundary Review – March 2014 Criterion 2 - Safeguarding country from encroachment Criterion 1 - Merging Criterion 3 – Preserving special character of the village Segment W-G B - D Moderate*– Although this segment has low density development (dating back to previous centuries), it nevertheless provides a unique buffer between Dorking and Westcott. The current distance between the eastern edge of this segment and the western edge of Dorking is approximately only 700 meters. *Given the proposal to develop Sondes Place Drive, on the western edge of Dorking (effectively moving the western edge of Dorking to within 500 meters of Westcott) the designation of this segment should be considered as significant if this development is approved Minimal – Milton Street already has low density housing, a number of which are listed. This is not open countryside in the true definition of Green Belt, the area being bounded by housing and gardens. The land enclosed by the perimeter wall of Bury Hill Stables provides a contrast to these open plots. Any change to the character of this area would be seen as altering the nature of the outer fringes of the village. Significant – This is an historic area of the village dating back as far as the Doomsday Book with a number of listed buildings many of which have significant historical value. The western verge of the lane is bounded by Milton Brook and the effect is to create a unique semi-rural setting which has been designated a conservation area. At both the eastern and southern edges the landscape gradually merges into countryside. W-GB-D General Commentary This area of Milton Street sits within the AONB and in a Conservation Area. There are a number of listed buildings and the area has significant historical value.

13. Westcott Green Belt Boundary Review – March 2014 Criterion 2 - Safeguarding country from encroachment Criterion 1 - Merging Criterion 3 – Preserving special character of the village Segment W – G B-E Minimal – This segment of the village is different from the rest of the Southern edge of Westcott in that there has been development on The Hildens of moderate density detached housing on the outskirts of the village. There are no natural features which easily delineate this area. The land plays no role in preventing merging between communities. Moderate – Beyond the gardens of the seven properties on the South side of The Hildens, is open countryside (see Segment W-GB-C). It is the hedges and trees along the garden boundaries which provides a delineation beyond which countryside encroachment would occur. Moderate – The Hildens sits on the fringes of the village and is a private development. The plots are spacious and the housing varied, hidden largely from view by surrounding tree-lines and the natural contours of the land. The area is typical of the outer fringes of the village creating a gradation from village to countryside W-GB-E General Commentary This segment of the village has a greater density of housing than W-GB-F but borders the rolling wooded countryside of the Surrey Hills. The area is delineated by The Hildens and the lower end of Logmore Lane. It sits within the AONB.

15. Westcott Green Belt Boundary Review – March 2104 Criterion 2 - Safeguarding country from encroachment Criterion 1 - Merging Criterion 3 – Preserving special character of the village Minimal –This area of land around Westcott has no role in terms of preventing the merging of communities. The village of Wotton is approximately 1.5 miles beyond the current greenbelt boundary. Minimal – This area of the village has low density housing set in large plots on the western end of the village. Housing is shielded from view by a significant density of trees which create the perception of a wooded area before the open countryside which lies to the West and North of this area. Significant – This segment of the village rises from the valley floor on the north side of the village and is set among mixed species of largely deciduous trees, giving the impression from a distance of natural woodland. The plots are spacious, with large gardens, the housing varied and having the appearance of being built among the trees. The area is typical of the outer fringes of the village creating a gradation from village to countryside. Segment W – G B- F W-GB-F General Commentary This segment is at the outer fringes of the village beyond which, to the West and North, is open countryside consisting of a patchwork of farmed land and woods. The area is clearly visible from the Pilgrims Way and Ranmore, having the appearance of a wooded area west of the village.