Clayton Road & Oaklands Close: redevelopment of the Equestrian Centre and the Dell

 

I took these photos in August during the 'Covid Years', before reports of developing this 50 acre site hit the headlines. It seemed unlikely that a development on such a scale could go ahead, without access from KT9 1DW, as it would be unrealistic to use the existing narrow access roads.

At the time, I had discussions with the Tree Officer, about the different levels created when the lorryloads of spoil/hoggin were brought to the site (planning application 13/10228/FUL & subsequent CEMP 14/10126 requiring the creation of habitat, including woodland). It would be interesting to know how much of the latter - 'here today, gone tomorrow mitigation'- will remain in the new scheme.

The oak trees on site are magnificient and a natural asset to the borough. But we know that the developers have said that this site is 'compromised', 'serving no green belt purpose due to its proximity to the A3', and as the focus of many anti-social behavioural issues, should be defined as grey belt. We can therefore predict how the Tree Reports may describe the Oaks as Cat C's, especially if their root plates were damaged during the execution of the 2014 planning application. 

 The site did appear then to be made 'development ready', with lots of tree surgery, damage to trees, & burnt trees in areas outside the Equestrian Centre . This was unfortunate as many of the tree have TPO orders on in this area of green belt. Now the developer, Poppymill, proposes 2,000 homes on the Greenbelt, to be known as Hook Park https://hook-park.co.uk/. This is said to create a multi- generational community, with family housing alongside affordable homes of various tenures. The public consultations were held in June.

Green Belt newly defined see:https://www.savills.co.uk/blog/article/364960/residential-property/in-plain-english--the-grey-belt.aspx 

The three of the five purposes of green belt mentioned within the definition are:

a) to check the unrestricted sprawl of large built-up areas
b) to prevent neighbouring towns merging into one another
d) to preserve the setting and special character of historic towns

Given the above definition, sites within the green belt comprising previously developed land and any other parcels and/or areas that make a limited contribution to the aim of the green belt, but excluding areas or assets of particular importance (i.e. land with an existing environmental designation) could constitute ‘grey belt’.

Paragraph 155 of the NPPF also refers to forms of development which are not inappropriate in the green belt. They are:

a. The development would utilise grey belt land and would not fundamentally undermine the purposes (taken together) of the remaining Green Belt across the area of the plan
b. There is a demonstrable unmet need for the type of development proposed
c. The development would be in a sustainable location, with particular reference to paragraphs 110 and 115 of this Framework
d. Where applicable the development proposed meets the ‘Golden Rules’ requirements set out in paragraphs 156-157 below 

 

As previously indicated, within the government’s consultation on the NPPF, grey belt land must have at least one of the following features: 

Land, containing substantial built development or which is fully enclosed by built form
Land, which makes no or very little contribution to preventing neighbouring towns from merging into one another
Land, which is dominated by urban land uses, including physical developments
Land, which contributes little to preserving the setting and special character of historic towns

 

 

What are the ‘Golden Rules’?

There are three ‘Golden Rules’ that have been introduced by the government. They are essentially contributions that should be made where residential development is proposed within the green belt. They concern affordable housing, infrastructure improvements and improvements to publicly accessible green space.

In respect to affordable housing, proposals must reflect the relevant development plan policies produced in accordance with paragraphs 67-68 of the Framework. However, if such policies do not exist or have not yet been adopted, an affordable housing contribution will be sought which is 15% above the highest existing affordable housing requirement which would otherwise apply to the development, with a cap of 50%.

 Adjacent land 

Clayton Road Wood SINC
There is a slip of land along the A3 that has a brook and woodland. It is Clayton Road Wood SINC borough Grade 2 KiBII16. Clayton Road Wood is an area of ancient woodland situated in the west of the borough, adjacent to the A3 and Clayton Road. The site is private with no access the public permitted, it can be partially viewed from the roadside. The site is entirely comprised of ancient woodland habitat consisting of oak with and understory of hawthorn, hazel and holly.

Kelvin Grove Allotments (no. 4 on map)

The allotments are also a SINC: the northern half of these allotments have been allowed to go
wild. This has now developed into a rich mosaic of vegetationand is frequented by a variety of birds such as greenwoodpecker and goldfinch. It also favours invertebrates, particularly flying insects.It would be a challenge to the developers to show that the interests of both SINCs would not be compromised as a result of such a change in the urban gradient.