green belt review - mole valley

GREEN BELT REVIEW

January 2020

EVIDENCE BASE DOCUMENTCONSULTATION DRAFT LOCAL PLAN 2018-2033

(Regulation 18)

All maps reproduced by permission of Ordnance Survey on behalf of Her Majesty’s Stationery Office.© Crown Copyright & Database Right 2019. Unauthorised reproduction infringes Crown Copyright and

may lead to prosecution or civil proceedings. All Rights Reserved. 100021846.

Future Mole Valley Evidence Base – Green Belt Review – Regulation 18 Version

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CONTENTS

Contents ......................................................................................................................................... 2 Executive Summary ........................................................................................................................ 3 Section 1: Introduction .................................................................................................................... 4 Section 2: Methodology................................................................................................................... 5 Section 3: Built up areas and larger villages .................................................................................. 11

Ashtead ..................................................................................................................................... 13 Bookham & Fetcham ................................................................................................................. 24 Dorking ..................................................................................................................................... 36 Leatherhead .............................................................................................................................. 50 Beare Green ............................................................................................................................. 63 Brockham & Strood Green ........................................................................................................ 70 Capel ........................................................................................................................................ 79 Charlwood ................................................................................................................................. 83 Hookwood ................................................................................................................................. 87 Westcott .................................................................................................................................... 90

Section 4: Smaller settlements ...................................................................................................... 98 Betchworth ................................................................................................................................ 98 Boxhill ..................................................................................................................................... 103 Buckland ................................................................................................................................. 106 Headley ................................................................................................................................... 110 Leigh ....................................................................................................................................... 115 Mickleham ............................................................................................................................... 118 Newdigate ............................................................................................................................... 122 South Holmwood ..................................................................................................................... 127 Strood Green .......................................................................................................................... 131 Westhumble ............................................................................................................................ 132

Section 5: Wider Rural Areas ...................................................................................................... 137 Section 6 – Green Belt Boundary Anomalies .............................................................................. 144

Green Belt Boundary Anomalies: Ashtead .............................................................................. 145 Green Belt Boundary Anomalies: Bookham ............................................................................ 161 Green Belt Boundary Anomalies: Dorking ............................................................................... 165 Green Belt Boundary Anomalies: Fetcham ............................................................................. 190 Green Belt Boundary Anomalies: Leatherhead ....................................................................... 200


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Executive Summary

This Green Belt Review has been prepared as part of the evidence base for the Future Mole Valley Local Plan 2018-2033. A Constraints Analysis undertaken in 2017 concluded that there are exceptional circumstances to justify release of a certain amount of Green Belt, in order to meet objectively assessed development needs. However, further and more detailed analysis was required to underpin a judgement about how much Green Belt land might be released through the Local Plan process, and where.

To that end, this Green Belt Review analyses the performance of land throughout the Green Belt. It considers the extent to which land fulfils one or more of the five purposes of the Green Belt:

1. To check the unrestricted sprawl of large built-up areas.2. To prevent neighbouring towns merging into one another.3. To assist in safeguarding the countryside from encroachment.4. To preserve the setting and special character of historic towns.5. To assist in urban regeneration, by encouraging the recycling of derelict and other urban

land.

The Green Belt Review considers broad areas around each settlement (Sections 3 and 4) and wider areas in the rural parts of the District (Section 5). Each broad area has been assessed against purposes 1-4 using a three point scale: minimal, moderate or significant (see Section 2, Methodology). Purpose 5 applies equally to all Green Belt land and therefore this Purpose has not been analysed in detail.

The review draws on previous reviews of the Green Belt in certain parts of the District (see Section 3). Where necessary, it updates and expands previous work to ensure a consistent approach throughout the District and to make sure that recent changes on the ground are taken into account. Additional analysis has also been undertaken to cover the more rural areas of the District (Sections 4 and 5), as these were not included in previous reviews.

The purpose of the Green Belt Review is to inform decisions about strategic options for development. It does not, in itself, identify specific sites for release from the Green Belt. However, the analysis has been used to inform the assessment and selection of potential sites, as detailed in the Strategic Housing and Economic Land Availability Assessment (SHELAA).

In the rural areas, the Green Belt Review also considers the character of each existing village, in terms of the level of openness within the village and whether it meets the criteria for being inset from the Green Belt (NPPF paragraph 140). This has informed emerging policy on the definition of village boundaries and whether each village is inset or washed over by the Green Belt.

Finally, section 6 identifies a number of locations on the edges of built up areas where there are minor anomalies in the existing Green Belt boundary, which should be addressed through the Local Plan. Similar anomalies around existing inset villages have been addressed as part of the process of the wider review of village boundaries.


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Section 1: Introduction

Approximately 75% of the District is designated as Green Belt. The areas which are excluded from the Green Belt are the very rural area in the south western corner of the District, known as Countryside Beyond the Green Belt, and a number of existing built up areas and larger villages.


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This report analyses the Green Belt throughout Mole Valley, in order to reach some broad conclusions about its performance against the purposes of the Green Belt as defined in the NPPF. It builds on the Constraints Analysis published May 2017. The Constraints Analysis concluded that there are exceptional circumstances to justify release of a certain amount of Green Belt land, but that further and more detailed analysis is required to underpin a judgement about how much Green Belt land might be released through the Local Plan process, and where.

The review draws on previous reviews of the Green Belt in certain parts of the District (see Section 3). Where necessary, it updates and expands previous work to ensure a consistent approach throughout the District and to make sure that recent changes on the ground are taken into account.

Section 2: Methodology

The fundamental aim of green belt policy is to prevent urban sprawl by keeping land permanently open. The NPPF states that the five purposes of the Green Belt are:

1. To check the unrestricted sprawl of large built-up areas. 2. To prevent neighbouring towns merging into one another. 3. To assist in safeguarding the countryside from encroachment. 4. To preserve the setting and special character of historic towns. 5. To assist in urban regeneration, by encouraging the recycling of derelict and other urban

land.

Consideration of these purposes has led to the establishment of criteria against which broad areas of land within the Green Belt can be analysed.

The review is based on a series of “broad areas” which are defined in a fairly broad brush manner. These are identified on the maps at the beginning of each section. The aim has been to group together parts of the Green Belt where the physical characteristics are generally consistent and the whole area makes a similar contribution to the five Green Belt purposes.

The purpose of the Green Belt Review is to inform decisions about strategic options for development. It does not, in itself, identify specific sites for release from the Green Belt. However, the analysis has been used to inform the assessment and selection of potential sites, as detailed in the Strategic Housing and Economic Land Availability Assessment (SHELAA).

Site appraisals in the SHELAA include further, site-specific analysis of Green Belt function, based on the contents of this review but applied to the specific situation within each site under consideration. In some cases there are differences between the performance of a broad area against the Green Belt purposes and that of a discrete parcel of land within that broad area. Where this is the case, the reasons for reaching a different view are incorporated in the site appraisal.

Section 3 focuses first on the larger built up areas and then on the six larger villages which are currently inset from the Green Belt:

Ashtead

Bookham and Fetcham

Dorking

Leatherhead

Beare Green

Brockham (including Strood Green, which is not currently inset, but has a close geographical relationship with Brockham)

Capel

Charlwood

Hookwood

Westcott


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Section 4 then goes on to cover smaller settlements which are currently washed over by the Green Belt. Some of these currently have defined boundaries within which infill development is permitted (Core Strategy 2009, policy CS1). The analysis also covers other villages, which do not currently have a defined infill boundary, but have a clear identity as a settlement in their own right (e.g. Headley, Buckland). The inclusion of smaller villages is an expansion of the 2014 Green Belt Boundary Review, which did not consider any areas which were washed over by the Green Belt.

The villages covered in this section are:

Betchworth

Box Hill

Buckland

Headley

Leigh

Mickleham

Newdigate

South Holmwood

Westhumble

Although Strood Green is also washed over by the Green Belt, it has been considered alongside Brockham in Section 3, as the two are very closely related.

The analysis includes consideration of whether each village in sections 3 and 4 should be inset from the Green Belt, with reference to current NPPF guidance for the definition of village boundaries (NPPF para 140). This indicates that villages whose open character makes an important contribution to the openness of the Green Belt should be included in the Green Belt (i.e. washed over). In all other cases, villages should be inset from the Green Belt, with particularly important or special characteristics of a village being protected through other means, for example a conservation area. This guidance has been taken into account in deciding whether land within a village boundary should be inset or continue to be washed over by the Green Belt or countryside.

No separate analysis has been carried out for those very small villages which lie within the Surrey Hills AONB (eg Mid Holmwood, Coldharbour, Abinger Common, Holmbury St Mary, Wotton and Abinger Hammer). These are considered as part of the Greensand Hills wider rural area, in Section 5.

Villages which lie beyond the Green Belt (e.g. Ockley, Forest Green, Okewood Hill and Walliswood) are also excluded. A separate evidence paper provides an analysis of constraints applying within the Countryside Beyond the Green Belt.

To complete the analysis, section 5 considers the more expansive, largely undeveloped areas of Green Belt in the most rural parts of the District. Five “Wider Rural Areas” are analysed, identifying the differing ways in which each contributes to the Green Belt purposes. The areas are as follows and are illustrated on the map at the beginning of Section 5.

North Downs

Westcott to Abinger Hammer

Dorking to Reigate

Greensand Hills

Low and Wooded Weald

In each section, the broad areas have been analysed using a combination of desk based study and site visits. Each broad area has been graded according to whether it has a minimal, moderate or significant contribution to each of the Green Belt purposes. The way in which each Green Belt purposes has been analysed is set out below. Inevitably, there is a degree of subjectivity as the purposes encompass issues which cannot, on the whole, be measured in a purely quantitative manner. The commentary under each broad area explains the


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reasoning which has been followed. The key objective has been to apply a consistent approach across the District, in order to inform decision-making about strategic options for development.

Finally, Section 6 highlights a number of specific locations where the existing Green Belt boundary requires amendment to address anomalies which have arisen over the years and to ensure that the boundary complies with current Government guidance on the definition of Green Belt boundaries.


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Purpose 1: To check the unrestricted sprawl of large built-up areas

Since this purpose relates to sprawl of “large built-up areas”, the first step was to identify existing settlements which fall into this category. Within Mole Valley, it was concluded that these would be the five main built up areas of Dorking, Leatherhead, Ashtead, Fetcham and Bookham. The analysis also considers urban sprawl on the periphery of Epsom, Reigate and Horley, which are larger urban areas lying just outside Mole Valley, but adjacent to the Green Belt boundary. In the south eastern part of the District, Gatwick Airport is another highly urbanised site which could potentially also lead to outward and unrestricted sprawl, if not constrained by Green Belt policies. Therefore potential urban sprawl in locations close to the airport has also been taken into account, where relevant. Broad areas which do not adjoin any of the above built up areas are assigned a “minimal” score for Purpose 1. Where a broad area does adjoin one or more of the above built up areas, consideration has been given to the existing pattern of development on either side of the Green Belt boundary. The aim has been to distinguish between areas where there is already some established pattern of built development and those where the Green Belt adjoining a built up area is substantially undeveloped. A “significant” score is assigned within areas where the Green Belt is substantially undeveloped and therefore the outward growth of the large built up area would constitute urban sprawl in a new location, with the greatest harm to openness. A “moderate” score is assigned in areas where there is already some degree of built development and/or where there is a robust physical barrier which would act as a natural limit to the outward growth of the settlement. Examples of the latter are railway lines/major roads without existing crossing points (e.g. the M25), the River Mole and its floodplain and other definite physical barriers such as the steep scarp slope of Box Hill. In Section 5 (Wider Rural Areas) a moderate score also reflects areas which have only a limited relationship to surrounding large built up areas. Purpose 2: To prevent neighbouring towns merging into one another

This purpose focusses on locations where existing settlements are at risk of growing out towards each other, to the extent that their separate identities may be lost. Although the NPPF wording refers to “neighbouring towns” the Purpose has been interpreted broadly by MVDC, to include areas where smaller settlements are at risk of merging into one another. This includes areas where a settlement has two or more discrete enclaves which are currently separated by open land.

The assessment of merging takes into account a number of factors, including the distance between the settlements, the extent to which there are views from one to the other and whether there are robust physical barriers which will maintain separation in perpetuity (e.g. fluvial flood plains).

In broad terms, a “significant” score is assigned where settlements are already very close together (a gap of up to around 300m) and also in some areas where the gap is slightly larger, but there is a pattern of outlying development which already causes some blurring of the settlements’ separate identifies.

A “moderate” score is assigned in areas where the distance is up to around 800m and also in areas where the settlements may be closer together, but there is a robust physical barrier which would preserve separation between settlements even if the Green Belt designation were lifted. Examples include the River Mole floodplain, the North Downs escarpment and parts of the M25 where there is no existing crossing point.


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The moderate score is also used in areas where the two enclaves which are at risk of merging are already part of the same settlement, so there is not a concern about the blurring of village/town identities.

A “minimal” score is assigned in areas where there are no nearby settlements and also in areas where there is some outlying development in the vicinity, but it is not regarded as being a settlement with its own clear identity.

Purpose 3: To assist in safeguarding the countryside from encroachment

This purpose focusses on the relationship between areas with established development and areas of open countryside. A “significant” score is assigned in those Green Belt areas which contain the most open and substantially undeveloped countryside – whether wooded, farmed or otherwise.

A “moderate” score indicates an area where the Green Belt already includes some urbanising features, such as an existing pattern of low density or sporadic built development. A “moderate” score is also assigned in locations where the broad area is substantially enclosed by the built up area or other urbanising features and/or is of a more formalised character, such as managed parkland or sports facilities on the edge of a settlement.

Those areas which are assigned a “minimal” score have a higher level of existing built development and are not considered to consist of “countryside” which has to be safeguarded from encroachment.

Under this heading, account is also taken of the strength of the existing boundary between the Green Belt and the built up area. Areas which have a very well-defined boundary, with a clear distinction between the character of the built up area and the adjacent countryside, generally have a higher score.

Purpose 4: To preserve the setting and special character of historic towns

This purpose focusses on the setting and special character of historic towns and villages.

Most of the towns and communities of Mole Valley are of a historic nature to some extent, although some have extensive areas of modern development around a historic core. This purpose has been interpreted broadly, to highlight parts of the Green Belt which are particularly important in providing an attractive setting to the adjacent settlement. They may be key open areas with a strong relationship to the historic parts of the settlement. Or they may provide attractive views in or out of settlements which contribute positively to their character.

Where they exist, Conservation Area appraisals and profiles have been used to identify parts of Green Belt which are most important to the setting of the most historic parts of Mole Valley’s towns and villages. The highest scores have been assigned in Green Belt areas which either contain extensive heritage assets (e.g. Conservation Areas or Registered Parks and Gardens) or have a very strong visual relationship with them. A “significant” score has also been assigned in certain areas which provide a strong landscape setting for a settlement as a whole (e.g. The Nower, Ashtead Common and Bookham Common).

A “moderate” score also indicates areas which provides an attractive setting for a settlement, but where the relationship with the “historic” parts of the settlement is more indirect or more limited in geographical extent.

A “minimal” score indicates parts of the Green Belt which adjoin the least historic settlements and/or where there is less of a visual connection between the Green Belt and the adjacent settlement.


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Purpose 5: To assist in urban regeneration by encouraging the recycling of derelict and other urban land

The aim of this criterion is to assist and encourage the regeneration of land in urban areas through the restriction of development outside of these areas. It is a long-established principle of planning policy in Mole Valley that development should be focussed on previously developed land and land within existing built up areas as far as possible. The fact that 75% of the District is Green Belt means that land which becomes available within built up areas and villages is quickly developed and there is little derelict or unused land.

The NPPF is clear that Green Belt land should only be released in exceptional circumstances

(NPPF para 136-137) and also that strategic policies make as much use as possible of previously-developed land (NPPF para 117-118).

MVDC is taking a clear “brownfield first” approach during preparation of the Future Mole Valley Local Plan. The development of strategic options commenced with an analysis of the capacity of existing built up areas and previously developed sites to contribute to meeting Mole Valley’s objectively assessed development needs. A number of options are being explored to increase the capacity of brownfield sites.

Because of these underlying principles, it is concluded that the whole of the Green Belt assists in achieving the purpose of assisting in urban regeneration and therefore all parts of the Green Belt would have an equal score under this heading. For this reason, Purpose 5 is not analysed further.


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Section 3: Built up areas and larger villages

This section covers areas which are already inset (i.e. excluded) from the Green Belt, under current designations. They are as follows:

Ashtead

Bookham and Fetcham

Dorking

Leatherhead

Beare Green

Brockham (including Strood Green)

Capel

Charlwood

Hookwood

Westcott

The contents of this section draw on the following previous Green Belt Boundary Review work:

MVDC Green Belt Boundary Review Consultation Document February 2013

MVDC Green Belt Boundary Review & Sustainability Appraisal January 2014 (includingBookham Supplement)

Ashtead Neighbourhood Forum Green Belt Boundary Review, February 2014

Westcott Green Belt Boundary Assessment Final Report, March 2014

These previous studies have been reviewed and updated, to ensure consistency of methodology across the whole District and to respond to changing circumstances and issues raised during consultation on previous studies.

There are also some key changes in methodology, notably the inclusion of Purpose 1 (Urban Sprawl), which was excluded from the previous studies.

The 2013/14 Green Belt Boundary Review focussed on the immediate edge of the settlement, because the established strategic policy context had already identified that this would be the focus for any releases of Green Belt land. The 2014 version also excluded certain areas where there were other significant constraints on development.

In order to give a complete picture, the scope of this analysis has been extended to include those areas that were excluded in 2014 due to other constraints. This gives a more complete picture of the performance of all areas in terms of the five purposes of the Green Belt. The implications of other constraints (e.g. SSSIs, AONB, Flood Zones) are considered elsewhere in the Constraints Analysis.

In certain areas, new broad areas have been also included, which take in looser knit development beyond the edges of inset settlements, in order to give a more complete picture which can inform the strategic approach to be taken in the Local Plan. The new areas are as follows:

Leatherhead area LI: Pachesham Park

Leatherhead area LJ: South of Oxshott Road

Leatherhead area LK: Tyrells Wood, Leatherhead

Bookham area BE: Bookham Common

Bookham area BF: Woodlands Road

Fetcham area FD: Cobham Road Area

Dorking area DL: Ranmore Road Area

The analysis for Ashtead and Westcott draws on Green Belt Reviews undertaken by Ashtead Neighbourhood Forum and Westcott Village Forum respectively, as part of the initial work on Neighbourhood Development Plans. MVDC officers supported both Neighbourhood Forums during work on their Green Belt Review and the methodology followed was consistent with MVDC’s approach. However, some amendments have been made in this version to ensure consistency of


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scoring between these two areas and other areas of Mole Valley. In particular, where an area was analysed by both MVDC and the Neighbourhood Forum, the two areas have been amalgamated and a composite analysis presented (see area LH between Ashtead and Leatherhead and area DI between Dorking and Westcott).


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Ashtead Ashtead is one of the larger built up areas in the District, with a population of about 15,000 (2011 Census). The modern settlement has grown up around the village centre which lies towards the south of the built up area, focussed on The Street. To the east is Ashtead Park - an historic estate which includes the campus of the City of London Freemen’s School and St Giles Parish Church. North of the village centre is an extensive mainly residential area, with further local shopping parades and village services along Barnett Wood Lane, Craddocks Avenue and Woodfield Lane. The settlement continues to the north of the railway line, up to the edge of Ashtead Common. Leatherhead lies immediately to the west and Epsom immediately to the east. As noted in the Section 2, this section of the Green Belt Review draws on work published by Ashtead Neighbourhood Forum during preparation of the Neighbourhood Development Plan for Ashtead. Amendments have been made to ensure consistency of scoring between Ashtead and other areas of Mole Valley. In the following locations, changes have been made to the broad areas which were defined by Ashtead Neighbourhood Forum, for the reasons stated:

Areas B (Ashtead Park North) and C (Ashtead Park South) - amalgamated into a single area (now AB), since there are many similarities between the areas and the scores assigned under each Green Belt purpose were the same.

Areas D (Gray’s Lane Fields) and E (Ermyn Way Fields North) - amalgamated into a single area (now AD), since the broad character of both areas was similar and the scores assigned under each Green Belt purpose were substantially the same.

Areas G (Ashtead West Fields South) and H (Ashtead West Fields North) – amalgamated with Leatherhead area LH (M25 Corridor) and analysis updated to take account of issues identified in the ACV review.

Ashtead Neighbourhood Forum’s analysis did not cover the issue of restricting urban sprawl (Green Belt Purpose 1). Analysis under this heading has therefore been added as part of the updating process.

The Ashtead Neighbourhood Development Plan was adopted in May 2017 and includes policies relating to development within the Ashtead Neighbourhood Area.

The map on the following page illustrates the broad areas which are analysed in this Review.


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Ashtead Common (AA)

The majority of this broad area is Common Land. Most of the area is woodland with an extensive network of footpaths and bridleways providing a high level of public access. Almost all of the wooded area is designated as a Site of Special Scientific Interest and National Nature Reserve. The Wood Field is a more open area of Common Land, lying to either side of the railway land and serving as an important public open space in the northern part of Ashtead. The Wood Field is designated as a Site of Nature Conservation Importance (SNCI).

Sprawl Merging Encroachment Setting / character

Significant – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area.

The existing boundary is mostly clearly-defined and the distinction between the Green Belt and the built up area is clear. There is minimal established built development beyond the built up area, so any urban sprawl arising from removing the Green Belt designation would cause significant harm to openness.

Significant – There are two parts of this large broad area which have a significant role in preventing merging.

To the east, the area provides separation from The Wells estate (within the Borough of Epsom & Ewell) and to the west it provides separation from the Pachesham Park low density housing development to the north of Leatherhead.

In the area between these locations, the area has a minimal role in preventing merging of settlements.

Significant – There is currently almost no built development within the broad area, which provides an extensive area of woodland to the north of Ashtead.

In the majority of the area, the Green Belt boundary is clearly defined by property boundaries and/or roadways.

Significant – Ashtead Common is a defining feature of Ashtead, which is recognised in its own right for its archaeological and biodiversity value. This extensive area of Common Land also defined the limits of the settlement’s growth in the post war era and continues to provide an important landscape setting, particularly at the Wood Field, where the Common Land reaches into the heart of the settlement and provides an important open public space.


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Ashtead Park (AB) The whole of this broad area is designated as a Grade II Registered Historic Park (Ashtead Park). The northern part (north of Rookery Hill) is also designated as a Site of Nature Conservation Importance and Local Nature Reserve. This area is owned by MVDC and is an area of woodland, including some ancient oaks, managed to provide public access. There are also a number of ponds, with fishing rights The southern part of the broad area includes the Grade II* listed Ashtead Park House and its grounds (now City of London Freemen’s School) and St Giles Church, together with several other Listed Buildings. (This area combines Areas B and C in the 2014 Green Belt Review prepared by Ashtead Neighbourhood Forum.)


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The area is contained on three sides by established built development and there is already some sporadic residential and institutional development. This would limit the extent to which further consolidation of the existing pattern of development could be regarded as “unrestricted” sprawl.

Minimal – The area is enclosed on three sides by existing development, all of which is within the settlement of Ashtead. Therefore it does not have a role in preventing merging between settlements.

Minimal – The broad area is enclosed on three sides by existing development. Although it is an extensive area of open space, it does not extend out into the wider countryside and includes substantial areas of built development and formal landscaping associated with the City of London Freemen’s School. Although there is open countryside to the south, the high brick boundary wall along Park Lane provides a clear sense of demarcation between these two areas. Therefore the area is considered to have a minimal role in safeguarding the countryside from encroachment.

The Green Belt boundary follows property boundaries. In places it is well defined, including by the historic boundary walls around Ashtead Park. But elsewhere the boundary is less

Significant – This area is a key part of the historical settlement of Ashtead, registered as a Grade II Historic Park which dates back to the 17th Century and with the Grade II* listed St Giles’ Church which dates back to the 12th Century and includes Roman remains within its grounds. The park separates already built-up areas and provides the setting for the listed buildings mentioned above and the Ashtead House Conservation Area which lies to the east, The park and playing fields provide a pleasant vista for those travelling along Rookery Hill road. The northern part of the park is also of nature conservation and recreational value and provides a substantial and valued open space for the village, with a network of paths and fishing in the lake.


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clear, as a result of built development associated with existing uses within the Green Belt.

Gray’s Lane Fields and Chace Farm (AD) This broad area lies south of Ashtead and extends from Chace Farm in the west, past Crampshaw Lane and Gray’s Lane, to take in properties between Shepherd’s Walk and Park Lane. It continues to the District boundary, east of Farm Lane.

The area includes extensive areas in equestrian and/or grazing uses. There are several substantial equestrian properties, reflecting the area’s relationship with nearby Epsom Downs and the horseracing industry. A strong network of bridleways and other rights of way connects the area to the training gallops which lie south of the racecourse, within the Borough of Epsom and Ewell.

There is a strong network of ancient boundary hedges and tree belts both along the southern boundary of the area (particularly along Byway 116, south of Chace Farm) and running north/south along the continuation of Crampshaw Lane and Grey’s Lane. The route of an historic southern approach to Ashtead Park can still be seen on the ground, in the form of an avenue of trees between Shepherd’s Walk and Park Lane.

(This area combines Areas D and E in the 2014 Green Belt Review prepared by Ashtead Neighbourhood Forum.)



The existing boundary is mostly clearly-defined and the distinction between the Green Belt and the built up area is clear. Although there is some sporadic development south of the built up area, it is largely of a rural character, including several equestrian properties. There are few existing signs of

Minimal – The village of Headley lies to the south, but there is extensive open countryside between the two settlements.

Significant – Existing built development is very limited and predominantly farm and stable buildings. The Green Belt boundary is well-defined and views of the built up area from the extensive rights of way network are very limited. From a very few directions, the top of the ExxonMobil buildings can be seen to the west, but the rest is screened by a heavily wooded border. The area as a whole has the character of open

Moderate– The area provides a rural setting to the south of Ashtead, supplying pleasant views to walkers on the various public bridleways, paths and roads, with some particularly ancient hedge and tree boundaries.


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outward growth of the urban area, so any urban sprawl arising from removing the Green Belt designation would cause significant harm to openness.

countryside, with a focus on equestrian uses.


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Ermyn Way Fields (AF)

This area lies south west of Ashtead, between the built up area and the M25. The northern margin comprises parts of Green Lane and Ermyn Way, part of an old route from Leatherhead to London and the southern margin abuts the M25.

The land is farmed for cereal crops, but the northern margin is an ancient tree belt and there is also a much younger planted tree belt alongside the M25 cutting. To the north is a headquarters office building and associated car parking and landscaped areas, as well as a residential area.


Moderate – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area.

The existing boundary is mostly clearly-defined and the distinction between the Green Belt and the built up area is clear. However, the M25 is a significant boundary feature which means that there is little scope for an “unrestricted” pattern of sprawl to emerge. Any outward growth of the built up area would be limited by the edge of the motorway. On this basis, a moderate score is assigned.

Moderate – The area is part of the gap between Leatherhead and Ashtead, but the substantial belt of open land between the M25 and A24, on the Leatherhead side of the motorwayalso contributes to separation between the settlements.

Moderate – The area is agricultural land separated by a road and track (with an associated wooded ancient margin) from existing residential and office development. The Green Belt boundary is clearly-defined and there is a marked transition from the built up development to the north to the agricultural land within this broad area. However, the proximity of the M25, which can be both seen and heard, limits the sense of encroachment into wider countryside.

Minimal –The area as a whole has little role in providing a setting for the historic parts of the settlement. However, the historic tree margin provides an attractive edge to this part of Ashtead and is part of a continuous green corridor into area AD and through the countryside south of Ashtead.


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M25 Corridor (LH)

See Leatherhead section for analysis of this area.

Ashtead Woods (AI)

This area lies between Ashtead Common and properties in Lower Ashtead which back onto the Rye Brook.

To the north of Ashtead Woods Road are a number of substantial properties in large plots, with associated paddocks and some stables, in leafy surroundings with many mature trees. South of Ashtead Woods Road are a series of pastures sloping gradually down towards the Rye Brook and mainly used for horses.

The Rye Brook flows from east to west through an area known as Ashtead Rye Meadows which is being managed as a wetlands habitat.

Green Belt Analysis


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area.

The moderate score reflects the fact that there is a degree of existing built development in the area, with sporadic residential development along Ashtead Woods Road. The area is contained between Ashtead Common (see Area AA) and the edge of the built up area, so further consolidation of this pattern of development would be of a limited extent.

Minimal – There are no nearby settlements to the east and north.

However, to the west this area immediately adjoins the narrow M25 Corridor (Area LH) which has been assessed as having a significant role in preventing merging between Ashtead and Leatherhead.

Significant – The Green Belt boundary is well defined along the property boundaries to the south and there is a clear demarcation between the built up area and the immediately adjacent Rye Meadows area, which is being managed for its nature conservation value.

Although there are some substantial dwellings in the northern part of the area, and there are other urbanizing signs such as roads and pylons, there is also a strong sense of openness by virtue of the open paddocks and wetlands area which lie immediately north of the built up area. The existing housing is very low density and overall the area has a rural character

Moderate – Albeit that this area is not intrinsic to the historic character of the town, it does form part of its setting. The area is a characteristic part of Ashtead with substantial properties in a leafy area between the southern margin of Ashtead Common and the meadows adjoining the Rye Brook.


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Ashtead East (AJ)

This area comprises a series of small parcels of land, adjacent to the District boundary and contiguous with a larger expanse of open Green Belt land to the east, which is within the Borough of Epsom and Ewell. On the west side of Farm Lane, the area includes the Farm Lane Nurseries (a retail nursery with glasshouses, sales building and car parking), the small field immediately to its north and part of the walled garden to the south. On the east side of Farm Lane, the area includes a large domestic garden, the Ashtead Park Garden Centre and a former chalk pit. The Garden Centre includes a range of sales buildings, car parking and other hard surfaced areas.

Parts of the area fall within the Ashtead House Conservation Area and the land on the west side of Farm Lane is also within the Grade II Registered Ashtead Park. There are also a number of Listed Buildings, in and adjacent to the area, including the Grade II* Listed Ashtead Park Farm House to the north.


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Moderate – The broad area adjoins two large built up areas (Ashtead and Epsom). Therefore it has a role in preventing the sprawl of these large built up areas.

The moderate score reflects the fact that there is an established pattern of built development in the Farm Lane area, as well as in adjacent parts of Epsom Borough. The land parcels in Area J are small and their development would consolidate an existing pattern of development, rather than resulting in “unrestricted” outward sprawl of either settlement.

Significant - The area is contiguous with the Epsom and Ewell Borough boundary. The majority of the Green Belt land in the vicinity is within Epsom and Ewell, where the Borough Council has previously expressed concerns (in representations on the Ashtead NDP) about the area’s role in preventing merging between Ashtead and Epsom. The wedge of Green Belt land immediately to the east of the District boundary (within Epsom and Ewell) is much more open than the land within Mole Valley and performs a significant function in separating the two settlements.

The southernmost extent of the Green Belt land within Mole Valley (Ashtead Park Garden Centre and the Chalk Pit) forms part of a very narrow gap between residential areas on the edges of Ashtead and Epsom. Therefore, this small part of the area could be regarded as having a significant role in preventing merging.

However, further north, the small parcels of Green Belt land within Mole Valley are in line with the established pattern of residential development within Ashtead and would not materially increase the existing level of merging between Ashtead and Epsom.

Minimal – The area is adjacent to and between already developed areas and contains a number of existing uses which have a degree of built development. Development would thus not result in any significant encroachment into open countryside, although there would be some intensification and consolidation of the existing pattern of development.

Moderate – Most of the area is screened by walls or trees from the roads, other than the nursery fronting Pleasure Pit Road. However, the area includes parts of the Ashtead House Conservation Area and the Grade II Registered Ashtead Park. There are a number of listed buildings, although the majority are within the built up area.

Therefore, although public views into much of the land are limited, the area does make some contribution to the setting of this more historic part of Ashtead.

This is particularly the case in the northern part of the area, to either side of Farm Lane, which provides a spacious green setting to this cluster of heritage assets.


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Bookham & Fetcham

This built up area contains three original village centres - Little Bookham, Great Bookham and Fetcham. All three now lie within a more or less continuous settlement, of predominantly residential use. The boundaries within the built up area are sometimes difficult to discern on the ground, although the village centres have separate and distinct characters.

The area lies between the more urban centre of Leatherhead to the east and the village of Effingham to the west. To the north of Bookham, Bookham Common is an important expanse of Common Land, recognised for its nature conservation importance. To the south lies the landscape of the North Downs, including areas of national and European importance for their nature conservation and heritage value. The River Mole flows between Fetcham and Leatherhead, to the east.

The Bookham Neighbourhood Development Plan was adopted in May 2017 and includes policies relating to development within the Bookham Neighbourhood Area.

The map on the following page illustrates the broad areas which are analysed in this Review.


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Fetcham - Monks Green (FA)

The Monks Green assessment area, north of Fetcham, is accessed from the village via Cobham Road. The area consists of an area of gently undulating fields rising to the north with hedgerows and small pockets of woodland. To the east is the River Mole flood plain, to the south is the railway line beyond which is the main shopping area in Fetcham.


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area.

The moderate score reflects the fact that there is a degree of existing built development in the area, with several residential properties fronting Cobham Road and more limited built development on River Lane, beyond the built up area boundary.

Minimal – the nearest settlement to the north is Cobham, which is over 2km distant.

Moderate – The area is predominantly undeveloped farmland and woodland subdivided into small parcels of land. It is on rising ground. There is some built development, including sporadic housing beyond the built up area boundary, which leads to a “moderate” score. However, parts of the area, particularly the farmland around Barracks Farm - is much more open.

Where the existing Green Belt boundary is formed by the railway line, it is strong and contributes well to preventing encroachment. However, other parts of the boundary are less well-defined.

Minimal – The area does not have any close relationship with the historic parts of Fetcham.


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Fetcham - South of Hawks Hill (FB)

This area is bordered by the properties on Hawks Hill to the north and extends into the landscape of Norbury Park to the south. It consists mainly of small fields/paddocks laid to grass bisected by footpaths and hedges and in places is on steeply sloping land.

Apart from a small area immediately south of the water works, almost the whole area is within the AONB and AGLV.



The existing boundary is mostly clearly-defined and the distinction between the Green Belt and the built up area is clear. There is very little built development south of the built up area, other than the Bocketts Farm complex, which remains largely of a rural character. There are few existing signs of outward growth of the urban area, so any urban sprawl arising from removing the Green Belt designation would cause significant harm to openness.

Minimal - Although views of south Leatherhead are available from this broad area, the distance is around 1km and the river Mole and railway line help to preserve the separate identifies of the settlements.

Significant – This is generally an area of open, rolling, countryside. It consists of moderately sized fields bounded by hedgerows and is fairly exposed giving an undeveloped feel to the entrance of Fetcham. There are areas of woodland particularly to the south. The existing Green Belt boundary is on the whole strong, being formed of the back gardens of homes and the B2122.

Moderate – This area is not part of the designated Historic Park at Norbury Park but development on this land would be clearly visible from that area.


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Fetcham - Commonside (FC) The Commonside area predominantly consists of detached houses of moderate size and individual design in large gardens laid on a north-south axis. There is generous tree cover throughout most of the area and vehicular access is via small lanes. To the south is the railway line creating a feeling of separation from Fetcham, to the north is a further area of very low density detached homes and paddocks, Bookham Common and fields. There are sporadic patches of ancient woodland. The land rises to the north.


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is a degree of existing built development in the area, with significant low density residential development north of the railway, accessed from The Glade and (on foot) Kennel Lane.

Minimal – the nearest settlement to the north is Cobham, which is over 2km distant.

Moderate - There is already residential development within this area and it does not have the characteristics of open countryside. However it is well wooded which contributes to preventing encroachment. The existing boundary of Fetcham and the Green Belt is the railway line which forms a firm, well defined boundary to the community.

Minimal – This area makes only a limited contribution to the setting and character of historic parts of Fetcham and adjoining Bookham.


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Cobham Road area (FD)

The Cobham Road area takes in the countryside west of the River Mole and north of Fetcham and Bookham, beyond Bookham Common (area BE) and Monks Green (area FA). Much of this area is farmland with a patchwork of open fields mainly used for grazing livestock. There are also some equestrian uses and some small pockets of woodland. Along Cobham Road, there is sporadic built development, including the campus of the Yehudi Menuhin School. There is an important group of listed buildings at Slyfield House, just south of the River Mole, at the District boundary.


Moderate – Although the broad area is not immediately adjacent to a large built up area, it is close to the edge of Fetcham and Bookham. It is also close to Cobham, to the north. Although Elmbridge BC do not define Cobham as a tier 1 urban area, it is a comparable size to Fetcham and Bookham so its proximity is of some relevance under this heading. The moderate score reflects the fact that the area does not immediately adjoin these urban areas, as well as the fact that there is already some sporadic development along Cobham Road.

Minimal – The gap between Fetcham and Cobham is more than 2km and the river Mole and M25 are physical barriers which reinforce the separate identities of these settlements.

Moderate – this is an area of open countryside, but already contains some sporadic development, especially ribbon development along Cobham Road. The M25 is also an urbanising feature.

Minimal – the area has no strong relationship with historic settlements. There is a small Conservation Area within Elmbridge Borough, as well as the cluster of listed buildings at Slyfield Farm. However, these rural heritage assets are not regarded as a “historic settlement” in their own right and their setting is protected by other policy mechanisms.


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West of Bookham (BA) Predominantly to the north west of Bookham, this area consists of small to moderate sized fields laid to grass principally used for horse related activities. There are also some farm and equestrian related buildings and areas of woodland. To the north, the area adjoins Bookham Common. There are a series of lakes to the west of Little Bookham on the boundary with Guildford Borough. The land slopes down to the west away from Bookham towards the lakes before rising again. The railway line dissects the area to the north.


Moderate – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is a degree of existing built development in the area, particularly to the north of the railway around the south western edge of Bookham Common, accessed from Maddox Lane and Little Bookham Street. However, the southern part of the area is more open.

Minimal – although to the south this assessment area abuts area BB, where development in Bookham is already very close to that of Effingham. There is also some outlying housing north of Effingham which is around 800m from the edge of Bookham.

Moderate – There is development abutting parcels of land on more than one side in many places and the Green Belt boundary is not always clearly identifiable on the ground apart from the railway line to the north. The area contains small to moderate sized tree lined fields but the undulating nature of the landscape does mean that the visibility of various parcels of land will vary. In some cases they are more exposed and in others they are well screened with a feeling of containment.

Moderate – This land does not have a significant role to play in terms of protecting the setting and character of historic Bookham and Little Bookham but it does abut the Conservation Area to the south and south-east.


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Preston Cross (BB) This small area is characterised by mixed, low density development focused around the cross roads between Rectory Lane, Lower Road and Little Bookham Street. Most of it is within the Little Bookham Conservation Area. Views of open countryside are in many places restricted by the presence of buildings, but they are more of a feature of Rectory Lane and around Manorhouse Lane. The area contains houses, the Preston Cross Hotel, small commercial units and a number of small fields / paddocks.


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is a degree of existing built development in the area, with a significant amount of low density development between Bookham and Effingham, along Lower Road. Within Mole Valley, this includes a range of residential and institutional uses and the pattern continues beyond the District boundary, where existing development in the Green Belt include the buildings of the Howard of Effingham School and extensive garden centre/nursery buildings.

Significant – Bookham and Effingham in places already appear to have merged and there are few clear gaps along Lower Road. Further development would consolidate the limited separation that exists.

Minimal – This is an area of low density development with large properties, care homes, hotel etc. in a historic setting. It is therefore already an area with a predominantly built- up character and the contribution it makes to safeguarding the open countryside from encroachment is minimal.

Significant – Almost all the area is within the Little Bookham Conservation Area. It also contains a number of listed buildings. Bookham Conservation Area Appraisal identifies views of Effingham Church from this area as being a feature of the townscape, plus views across various aspects of this small area particularly to the south of the hotel.


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North of Guildford Road (BC) This area includes a series of small open fields, lying between Rectory Lane and the western boundary of Bookham and extending west of Rectory Lane, between Effingham village and the Little Bookham Conservation Area. The northern most part of the area also includes the Lower Road Recreation Ground. The fields to the south of the Recreation Ground are generally unused, containing immature scrub but with some mature trees on the boundaries. Some are in agricultural use. The area has a generally open feeling and there are views across the broad area from Guildford Road and from Rectory Lane towards a significant tree belt to the west of The Lorne.


Moderate – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that the area is largely enclosed between the existing built area and the sporadic development beyond Rectory Lane to the west (see area BB). The degree of containment by existing, well-established development limits the extent to which development within this area could be regarded as “unrestricted sprawl”.

Significant – This area is an important area of open land between Bookham, Rectory Lane, Preston Cross and the Effingham area beyond. However there are some mixed views with some seeing it as critical to retain and others considering that due to the development surrounding this broad area the feeling of separation is already compromised and the role this lands plays in maintaining this is less significant.

Moderate – The area is adjoined on two sides by development, and the properties on Rectory Lane can be regularly seen from the area. The existing boundary of the Green Belt is clearly defined.

Moderate – The Conservation Area Appraisal identified views from The Grange to the west, towards this part of the Green Belt as being a feature of this area.


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South of Bookham (BD) This area is characterised by open rolling farmland typical of the North Downs, used for a mix of uses including growing crops, grazing sheep and equestrian purposes. There are few field boundaries and limited woodland. The area is punctuated by a riding centre and a number of fields used for equestrian purposes. All the land is within the Area of Outstanding Natural Beauty (AONB) and Area of Great Landscape Value (AGLV) with exception of the land at the equestrian centre which is AGLV only. The northern boundary is formed by a clearly defined area of housing, to the south is Polesden Lacey National Trust property and grounds.


Significant – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The existing boundary is mostly clearly-defined. Although there is some limited development south of the built up area, it is of a rural character, including equestrian and agricultural buildings surrounded by extensive open land. The distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

Minimal – The majority of the broad area lies south of the settlement, where there are no merging issues. However, the western part of the broad area has a more significant role in preventing merging, being part of the existing gap between Bookham and Effingham.

Significant – This is generally an area of open, rolling countryside and parkland. It consists of large fields with hedgerow boundaries intersected by a limited number of winding lanes. The existing boundary between the Green Belt and the village is clearly defined by recognised features and in many places this is reinforced by a strong tree belt.

Significant – This area predominantly consists of park land. These are in themselves historic landscapes. It contains the tree-lined approach to Polesden Lacey, a National Trust property and one of the top tourist attractions in the South East.


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Bookham Common (BE) Bookham Common lies to the north of Bookham and is an extensive area of Common Land, owned by the National Trust and designated as an SSSI. The Common also extends south of the railway, creating a triangular area of Common Land between two residential areas, to either side of Little Bookham Street. Much of the Common is wooded, with an extensive area of ancient woodland to the north. The area also includes a number of ponds and clearings. There is an extensive network of paths providing public access and it is an important area for informal recreation as well as for nature conservation.


Significant – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The existing boundary is mostly clearly-defined. The distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

Minimal – the nearest settlement is Cobham, which is over 2km away.

Significant – There is currently almost no built development within the broad area, which provides an extensive area of woodland to the north of Bookham. In the majority of the area, the Green Belt boundary is clearly defined by property boundaries and/or roadways.

Significant – This extensive area of Common Land provides an important landscape setting for the northern part of the settlement, particularly at Little Bookham Street, where the Common Land provides a wedge of open land that is attractive in its own right and also opens up views towards the more extensive woodland north of the railway.


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Woodlands Road (BF) This area lies mainly to the south of Guildford Road and west of Chalk Pit Lane, taking in development on the edge of Effingham village which lies within the District of Mole Valley. There is a well-established ribbon of development along the southern frontage of Guildford Road and to either side of Woodlands Road, to the south. The majority of properties are residential and lie towards the front of their plots. However, much of the land behind the dwellings is fragmented into narrow plots and paddocks. There is a significant amount of sporadic built development behind the main road frontage, including built development linked to a range of equestrian and commercial businesses. Chalkpit Lane forms a boundary to this pattern of development, to the east. To the west, the plots extend to a belt of trees along the District Boundary.


Moderate – The broad area does not immediately adjoin a large built up area, as it is separated from the edge of Bookham by approximately 500m of open land (see area BC). However, this is considered sufficiently close proximity that the area has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is a significant existing pattern of development, with ribbon of development along Guildford Road and Woodlands Road, with sporadic built development behind these road frontages.

Significant – There is a gap of under 500m of open land between Bookham and Effingham along the Guildford Road frontage. Further development would consolidate the limited separation that exists. However there are some mixed views about the significance of the remaining gap, with some seeing it as critical to retain and others considering that the feeling of separation is already compromised.

Minimal - This is an area which already contains extensive ribbon development. The open areas are highly fragmented, with a mix of equestrian and commercial uses, including sporadic built development. It does not have the character of open countryside. The whole area is currently designated as Green Belt, so Green Belt boundary definition issues do not arise, although Guildford BC propose to exclude Effingham from the Green Belt in their submission draft Local Plan. The existing settlement boundary around Woodlands Road is not clearly defined on the ground, as it does not follow a physical boundary.

Minimal – Because of the existing pattern of development, this area is not considered to contribute to the setting of Bookham or Effingham. It is somewhat detached from the Conservation Areas of Effingham and Little Bookham.


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Dorking Dorking is a traditional market town, serving the surrounding villages and rural areas. It continues to offer a wide range of shops, businesses and leisure facilities, within a town centre that retains much of its historic character. The modern town has a population of approximately 11,000 people (2011 Census). The historic centre is focussed on the High Street, West Street and South Street. The town spread outwards during the 19th and early 20th centuries, particularly to the south along the A24 Horsham Road. The modern settlement area takes in the villages of Pixham to the east and North Holmwood to the south, which are part of a continuous built up area but retain something of their own distinctive character. Throughout the town there are striking views of the surrounding countryside and this strong relationship with its surroundings is a key feature of the settlement. Around the edges of the built up area, the Nower and the Glory Woods extend right into the heart of the town and reinforce this strong landscape setting. The map on the following page illustrates the broad areas which are analysed in this Review.


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Pixham, Dorking (DA) This area of Green Belt comprises land to the north east of Pixham Lane, along the course of the River Mole and below the steep slopes of Box Hill. The area is generally in residential use but there is also a former nursery garden, a sewage works and the Pixham recreation ground. It is dominated by the steep south facing slopes of Box Hill which rise up to the north and east. To the south west is the Aviva office complex, Dorking and Deepdene railway stations and the built up area of Dorking. The area is within the AONB. Pixham Conservation Area lies about half way along Pixham Lane and lies almost entirely within the Green Belt.


Moderate – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. There is an established pattern of low density development within the broad area. It is also well contained within the area bounded by the River Mole, the A24 dual carriageway and the edge of Dorking’s built up area. Beyond the River Mole, the abrupt upwards slope onto Box Hill is a further, physical constraint on the outward spread of the urban area.

Minimal – albeit that the separate identify of Pixham that is currently maintained by the presence of the two railway lines and the recreation area should be retained.

Minimal – There is low density development throughout the area so it plays only a minimal role in safeguarding the countryside from encroachment and ensuring openness. The boundary is variable in strength and not always immediately obvious ‘on the ground’.

Significant – The degree to which this area preserves the setting and character of the historic parts of Pixham is variable but in many parts will be significant. There are a number of historic properties and a conservation area. The area is dominated by the southern slopes of Box Hill which is itself an important landscape and views to and from it are a significant feature in the setting of both Pixham and Dorking.


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Dorking - Betchworth Park (DB) The Betchworth Park Assessment Area is located to the east of Dorking, south of the A25. It includes the former Chalcraft nurseries and adjacent land to the east of the railway. The land rises from south to north reaching a peak a short distance to the south in a wooded area, beyond which is a number of residential properties (see area DC). To the north is Dorking Cemetery and housing, to the west is Dorking town centre, and to the south and east is Betchworth Park Golf Course and agricultural land. The whole area is in the AGLV and most of it is in the AONB (excluding the former Chalcraft Nursery site).


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is an existing pattern of development, including some residential development along Reigate Road and more extensive low density development immediately to the south (see area DC).

Minimal – The nearest settlement to this side of Dorking is Brockham, which is over 1km away.

Moderate – There are some undeveloped areas which are covered with a mixture of scrub vegetation and more substantial areas of woodland The area includes a former nursery and much of it is not open countryside. However, the wooded areas nevertheless have a somewhat rural character. Punchbowl Lane provides a well defined boundary between the Green Belt and the built-up area of Dorking.

Moderate – The area forms part of the entrance to Dorking from the east. There are extensive views from the area towards Box Hill. However this area does not significantly contribute to the historic setting and character of Dorking.


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South East Dorking (DC) The South East Dorking area is a small area formed mostly of detached individual properties in large grounds, often with significant tree cover. There are also areas of woodland and paddocks. The area rings a higher outcrop of greensand. There are extensive views to the countryside beyond. Local roads are narrow and often winding. The area is within the AONB and AGLV, the boundary of which lies just to the east (where the landscape becomes less wooded).


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is an existing pattern of loose knit development off Punchbowl Lane, including several dwellings at Park Copse and around Chartwood House.

Minimal – The nearest settlement to this side of Dorking is Brockham, which is over 1km away.

Moderate – The area consists of very low density residential development and small pockets of woodland. In most parts this area does not have a strong sense of openness, but it has a rural feeling setting it apart from much of Dorking town to the north and west. The Green Belt boundary is well defined by Punchbowl Lane and garden boundaries.

Moderate – There are very extensive views from much of this area across many miles to the south and east. Its contribution to the historic character of the town itself is minimal but it borders the Deepdene Estate to the south west; a Historic Park and Garden the setting of which is important to preserve.


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Dorking – Cotmandene, Glory Wood and Deepdene Estate (DD) This substantial area is located close to the centre of Dorking and takes in a series of undeveloped areas, most of which are also protected for their historic and/or nature conservation value. It includes small areas of grazing land, which are principally used for grazing horses. The remaining land is largely wooded and also includes the restored historic landscape of the Deepdene Estate (a Grade II* Registered Park) and part of Dorking’s Conservation Area, at Cotmandene. It is undulating land, the gradient of which can be steep in places as a result of the underlying greensand. There is also a set of allotments in the western part of the appraisal area and to the north it abuts Dorking town centre. The part of the area which is east of the A24 is within the AONB and AGLV.


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The area is contained on three sides by established built development and there is a limited amount of sporadic development, including an office building and some residential properties. The degree of containment is the main feature which limits the extent to which further development could result in “unrestricted” sprawl of the urban area.

Minimal – Although the land does not contribute towards preventing towns from merging it does provide an important area of openness within the town and creates a feeling of separation between different parts of Dorking and North Holmwood.

Moderate – In many parts this area of Green Belt extends into the town and does not have the appearance of open countryside because of the relationship with the built up area. But further south and east, the area extends beyond the boundaries of the town into more open countryside.

Significant – This area is key to the historic character of the central area of Dorking. Views of the town from the Cotmandene to the north are identified in the Conservation Area Appraisal and much of the area which is on high ground is visible from Ranmore and Denbies, breaking up the profile of the town in the landscape. The land includes the Deepdene Grade II* Registered Park and forms part of the wider setting of this heritage asset.


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South and East of North Holmwood (DE) This is an area of mostly open farmland on gently undulating land bisected by two small brooks. It is bordered to the west and north by the residential areas of North Holmwood. To the east is open farm land intersected by hedgerows and small areas of woodland from which far reaching views are often possible. To the south is Holmwood Common, where there are extensive areas of woodland owned by the National Trust.


Significant – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The existing boundary is clearly-defined by roads and property boundaries which follow a very clear and consistent pattern. There is some sporadic development along Blackbrook Road, including a more substantial cluster of residential properties at Blackbrook, about 700m to the south. However, this is clearly separated from the main built up area and the buildings closer to the edge of Dorking are of an agricultural character. The distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

Minimal – although there is a small residential enclave at Blackbrook, 800m to the south, it does not have a strong identity as a separate settlement in its own right.

Significant – Extensive views are possible across large areas of open countryside. Due to its undeveloped, rolling and generally open nature this area of Green Belt plays a significant role in safeguarding the countryside from encroachment. The existing boundary of the built up area is clearly defined by Inholms Lane and Chart Lane South.

Moderate – This area does not significantly contribute to the historic character of the town. However it is very rural in nature and extensive views across the countryside are possible from many parts contributing to the setting of the town.


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Holmwood Common/Spook Hill (DF) This is a largely wooded area, almost all of which is designated Common Land and within the ownership of the National Trust. It lies to the south of North Holmwood and includes open, grassed areas on the edge of the village as well as some pockets of residential development. The land slopes up from west to east and the Parish Church sits in a prominent position, overlooking the Common.


Significant – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The existing boundary is clearly-defined by roads and property boundaries and almost all of the area is designated Common Land. In the main, the distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

Moderate – the small settlement of Mid Holmwood lies approximately 400m to the south.

Moderate – In many parts this area of Green Belt extends into the town and does not have the appearance of open countryside because of the relationship with the built up area. But further south, the common land extends beyond the boundaries of the town into more open countryside. The existing Green Belt boundary is strong.

Significant – The common is a key part of the setting of this area of the town.


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South west of Dorking (DG) This large area of open countryside is located to the west of Dorking. It consists of fields in agricultural use. Hedgerows, field trees and small pockets of woodland are characteristic of the landscape. To the north of this assessment are lies The Nower; an area of woodland on high ground and to the west is further open farmland. It is all designated AONB and AGLV.


Signficant – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The existing boundary is mostly clearly-defined, particularly in the south, where it follows the edge of the A24 dual carriageway. There is some sporadic development outside the built up area, but it comprises isolated rural dwellings and agricultural buildings. The distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

Minimal – This area has no role in terms of preventing the merging of communities.

Significant – The countryside is open with large fields and rolling landscape. Due to its undeveloped and generally open nature this area of Green Belt plays a significant role in safeguarding the countryside from encroachment. It is visible from many high points. The Green Belt boundary is well defined where it abuts Dorking by the A24.

Moderate – The land makes a moderate contribution to the setting and character of the historic town, the town being characterised by being set in large parts within the AONB. This is particularly important to the south where this undeveloped and open area of countryside forms the southern entrance to Dorking and is highly visible.


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The Nower, Bury Hill & Milton Heath (DH) Most of this area is publicly accessible land, popular for informal recreation and easily accessible from both Dorking and Westcott. It takes in the higher ground of The Nower, which a mainly wooded area and a prominent area of high ground overlooking the west of Dorking. It also takes in the lower woodland at Milton Heath, just south of the A25 and the Bury Hill Estate, in the Ward of Westcott. In the southern part of the area is a series of fishing lakes, known as Bury Hill Lakes To the north and east are mainly residential areas, as well as two schools (see area DI). To the west is the Milton Street area of Westcott (see Westcott area WD). The whole area is in the AONB and AGLV. Milton Heath is Common Land.


Significant – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. There is a degree of historic ribbon development at Longfield Road. However, this terminates in a cul-de-sac which is well contained by the woodland to the south and west, much of which is designated Common Land. The distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

Moderate – The contribution this area makes to preventing Dorking and Westcott from merging is variable dependent on the precise location but is more of a consideration in the area adjacent to the A25. Westcott is not visible from Dorking and the wooded Nower and Milton Heath helps safeguard the separation of the communities.

Significant – Although parts of this area have existing development on both sites, there are strong boundaries in most places and the areas of woodland give much of the area a strong rural character.

Significant – views of Dorking’s Conservation Area are available from The Nower. The Nower is also a key feature of the skyline from much of the town due to its height. Looking west, the area adjoins Milton Street Conservation Area (see Westcott area WD) and this area of woodland, which reaches down into the Conservation Area, is highlighted as an important feature in the Conservation Area profile.


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North West Dorking (DI) This broad area of land to the west of Dorking includes areas north and south of the A25, and to the north up to the open areas between Ranmore Road and the railway line. It takes in areas of open farm land, together with sporadic development including a school, equestrian centre and traveller pitches off Ranmore Road (to the north of the area) and a number of residential and commercial buildings off Westcott Road at Milton Heath House and Sondes Place. Beyond this broad area to the north east lie the steep slopes of Ranmore Common. Much of the broad area is within the valley bottom created by the Pipp Brook and adjacent rising land to both north and south.


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is sporadic development beyond the Green Belt boundary in several locations, as well as established fingers of development extending westwards along Sondes Place Drive and Longfield Road (and to a lesser extent within the industrial and commercial areas). There are a number of areas which are enclosed on three sides by existing well-established development, limiting the extent to which further development could be regarded as “unrestricted sprawl” of the urban area.

Moderate – The contribution this area makes to preventing Dorking and Westcott from merging is variable dependent on the precise location but is more of a consideration in the area adjacent to the A25 and more minimal north of the Pipp Brook. Westcott is not visible from Dorking and the wooded Nower and Milton Heath helps safeguard the separation of the communities.

Moderate - Low density development, residential / business, recreational and farming related uses exist throughout the area which reduces its contribution to the openness of the Green Belt in this area. The existing Green Belt boundary is however generally well defined by physical features.

Moderate – The assessment area is part of the Pipp Brook valley and the land rises to both the north and south. In some parts of the area there are extensive views. There are also views of the Dorking Conservation Area from many parts of the higher land in this area. Although not designated as AONB or AGLV this area forms a semi-rural setting and gateway to the west side of Dorking. Parts of the area are also visible from a number of view points on for example Ranmore Common and from the Denbies hillside and the undeveloped parts of the land help to break up the built form of the town.


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Marley Mead/Ridgeway (DJ) This small area wraps around the built-up area of south west Dorking and contains a number of urban fringe uses, including a former garden nursery, former allotments and residential gardens/grounds. The residential areas around Ridgeway Road and Rough Rew lie immediately to the east while to the south and west is open rolling countryside (see area DG). The Coldharbour Lane Allotments and a small traveller site are in the north of the area. The whole area is in the AONB and AGLV.


Moderate – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there are several locations where area areas where built development and urban fringe uses (e.g. the allotments and former nursery) already extend beyond the built up area boundary.


Moderate – Due to its enclosed nature, reinforced by a line of trees both to the west and south of the area, the small field sizes and the close proximity of housing development to the east, this area makes a moderate contribution to safeguarding the open countryside from encroachment.

Minimal – the area has no strong relationship with the more historic parts of Dorking.


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Vineyards (DK) This broad area of land to the north of Dorking takes in the vineyards of the Denbies Estate, which extend up to the edge of the built up area. The area is an undulating landscape containing valleys planted with vines and wooded areas on the higher ground. In many parts there are expansive views to the north, including as far as Norbury Park. The area is designated as AONB and AGLV.


Significant – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. However, the existing boundary is mostly clearly-defined and there is very little built development, apart from the cluster of buildings at Denbies itself, which stand alone and are surrounded by vineyards. The distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

Minimal – There is little development in the area. The nearest edge of Westhumble is around 1km to the north. There is no visual relationship between the two settlements, which have clearly separate identities.

Significant – The area is characterised by its openness. It mays a significant contribution towards preventing encroachment. There is a strong boundary to the town formed by the edge of the built up area.

Significant – the boundary of the town and the Green Belt often runs along higher ground, meaning there are views in both directions over the countryside to the north and the town to the south. Additionally, the vineyards are a key characteristic of this northern part of Dorking.


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Ranmore Road Area (DL)

This is a small area of land to the north and south of Ranmore Road, close to the edge of Dorking. It includes a number of urban fringe uses, including a Civic Amenity site, a primary school, an equestrian centre, allotments and a small traveller site. There is also an area of housing set in a former pit at Limeway Terrace, which lies just outside the built up area. The area is is on a high point around the town and there are in places views towards the vineyards (see area DK) and over the open land to the south (see area DI). Roads in the area are narrow, rural or residential.


Moderate – The broad area is on the edge of a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is existing development beyond the built up area boundary, including a school and small number of residential properties.


Moderate - Area of mixed uses and characteristics but it does reach a high point and parts of the area are in uses which are relatively open and undeveloped. The current Green Belt boundary is weak in places.

Minimal – this small area has no strong relationship with the more historic parts of Dorking.


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Leatherhead Leatherhead is a town of approximately 12,000 people. It is the most urban centre in the north of Mole Valley, with the more residential areas of Bookham and Fetcham to the west and Ashtead to the east. Historically, Leatherhead is a crossroads town and the Conservation Area (and the modern town centre) is focused on the crossroads of Bridge Street, North Street, Church Street and the High Street. The railway station lies nearby, to the north. Junction 9 of the M25 is immediately east of the town and the motorway is a prominent feature in parts of the surrounding countryside. The River Mole flows to the west of the town, separating Leatherhead and Fetcham and providing a pleasant riverside environment and ready access to the countryside from nearby parts of the town. The map on the following page illustrates the broad areas which are analysed in this Review.


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South Leatherhead (LA) Set on the slopes of the North Downs this broad area covers a sweep of land around the southern part of Leatherhead. The land rises up from the valley of the River Mole, towards the downland landscape to the south and east of the town. The area includes areas of open and undeveloped grassland used principally for grazing, as well as golf courses at Cherkley Court and (further east) at Tyrells Wood. There is also some very low density detached housing at Tyrells Wood, to the east. In many places there are extensive views to and from the area across the River Mole valley. Areas south of the A24 and Reigate Road are within the AGLV. The AONB is further south, beyond Givons Grove. The majority of Leatherhead to the north remains concealed behind the apex of the hills enabling much of the area to retain a generally rural undeveloped feel in many parts. The A24 runs through the area.


Significant – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. There is some loose knit and ribbon development beyond the boundary, at Headley Road and Givons Grove. But these areas are clearly separate from the edge of the built up area. Around the edge of Leatherhead, the distinction between the Green Belt and the built up area is clear and there is no emerging pattern of uncontrolled or sporadic development.

Minimal – although there is some loose knit residential development within about 400m of the Green Belt boundary, it does not have an identity as a settlement in its own right. The nearest village is Headley, the centre of which is over 2km away.

Significant – This is an area of predominantly open countryside and woodland. There are often expansive views to and from this area. The fields are large with few identifiable boundaries.

Moderate - Albeit that development in this area would not impact on the historic character of the town it would impact on its setting. Land adjoining part of this broad area is designated AONB or AGLV and its open character adds to both the setting of Leatherhead and Box Hill. There are extensive views of the Downs to the south from this area and equally views of this area from the Downs all of which go to form part of the open and undeveloped character of this area. Leatherhead stretches northwards from this location and much of the town is not visible from this broad area due to the changes in topography albeit major roads run through.


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Downs Lane / Givons Grove, Leatherhead (LC) This area stretching around the southern part of Leatherhead contains an area of generally large, detached individual homes in extensive grounds and mature landscaping. Downs Lane is set on the side of the valley and there are far reaching views across the River Mole. In most places the lane is single track and it does not connect with Leatherhead to the north. Givons Grove is also set on the slopes of the valley but screened from view by extensive tree cover. It feels detached from Leatherhead. The A24 dissects the broad area into two parts.


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is a degree of existing built development in the area, with an existing pattern of loose knit development along Downs Lane and at Givons Grove.

Minimal – The area does not form a gap between settlements.

Moderate – There are already a large number of dwellings in this area. It is not open countryside but the dwellings are on sloping land and concealed within mature trees and planting giving an often undeveloped feel to this entrance to the town. Further infilling may result in a more urban feeling to the area and give the impression that Leatherhead stretches considerably further south.

Moderate - Albeit that this area is not intrinsic to the historic character of the town, it does form part of its setting. Land adjoining part of this broad area is designated AONB or AGLV and its open character adds to both the setting of Leatherhead and Box Hill. This area consists of low density development leading northwards towards the historic centre of the town, particularly along Dorking Road. It also forms part of the setting and character of the River Mole which is a key feature of Leatherhead.


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Leatherhead/Fetcham – River Mole South (LD) This area lies south of Guildford Road and Hawk’s Hill, to either side of the railway line and taking in land alongside the River Mole. It includes existing development at Leatherhead Leisure Centre, Thorncroft Manor and the Water Treatment Works off Hawks Hill.


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is a degree of existing built development in the area, including the water works, leisure uses, residential and office development. Towards the south, the area becomes much more open but the River Mole and its floodplain place physical limits on the scope for outward “sprawl” of the urban area.

Moderate - The feeling of separation in the Leatherhead / Fetcham area is reduced as a result of the existing development at the Leisure Centre and Water Treatment Works. The river Mole and railway line also help to maintain the distinct identities of the two settlements. This area therefore makes a moderate contribution to maintaining the separation of Leatherhead and Fetcham.

Minimal - The area contains a water treatment works which is heavily landscaped but does contain a number of large buildings and associated works at various levels across the site. It also includes the Leatherhead Leisure Centre and a range of formal and informal sports facilities. There is also car parking, office uses and a small number of residential properties. It is not open countryside, therefore the role that this area plays in preventing encroachment is therefore minimal.

Moderate – The Leatherhead Conservation Area Appraisal identified that there are views from Norbury Park to Leatherhead town centre through this part of the Green Belt plus views of Leatherhead Parish Church from the Leisure Centre grounds. This applies mainly to the eastern part of area LD. However, the area west of the railway line (including the Water Treatment Works) makes a much more minimal contribution to the setting and character of the historic parts of Leatherhead and Fetcham.


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North Leatherhead (LE) The North Leatherhead assessment area comprises land north of the Rye Brook and south of the M25, on the northern edge of Leatherhead. It includes an area at the rear of the Tesco Store that was formerly part of a garden centre in the 1980s, the Pachesham Equestrian centre, a golf driving range and Queen Elizabeth’s Foundation premises at Dorincourt. Teazle Wood lies within the North Leatherhead area and is designated as a Site of Nature Conservation Importance. To the north is the M25, to the south is Leatherhead, where there is a mix of retail, employment and housing. The A245 (Randalls Road) define the western edge of the area.


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is a degree of existing built development in the area, with sporadic development along Randalls Road and Oaklawn Road, including residential, institutional and recreational uses. The M25 to the north is also a significant existing urbanising feature. In the middle of the broad area (at Teazle Wood) the boundary between the urban area and the Green Belt is more well defined.

Minimal – the nearest separate settlement is Oxshott, to the north, which is around 2km away.

Moderate - The Rye Brook and Teazle Woods form the edge of the built-up area in most parts. There is already some low density and sporadic development within the area (which includes a farm, golf course, driving range and equestrian centre), plus some busy roads and a range of other urbanising development. However due to its generally open nature, the area makes a moderate contribution to safeguarding the countryside from encroachment. However, the small parcel of land east of Teazle Wood, between Tesco and the M25 is considered to play only a minimal role in terms of preventing encroachment.

Minimal - From many parts of this area the various business parks in north Leatherhead area can be seen. It is also dominated by busy roads. There are however other parts where the edge of the built-up area is less intrusive giving the area an undeveloped feel and providing a rural entrance to the town from the north. There are also a number of historic properties adjoining the assessment area.


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Leatherhead - River Mole North (LF) The River Mole North assessment area consists of a number of parcels of land south of Randalls Road in Leatherhead and alongside the River Mole. The area extends north west along Randalls Road as far as the M25. Much of the land is within the River Mole flood plain, which helps to maintain areas of open land on the edge of both built up areas. There are also some small blocks of Ancient Woodland. Existing land uses include the crematorium and lawn cemetery, a football club, a waste processing site and some sporadic commercial and residential uses, including a group of traveller caravan pitches (currently occupied under a temporary planning permission).


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is a degree of existing built development in the area, with sporadic development along Randalls Road. The River Mole and the railway line also act as physical constraints on the outward growth of the built up area in several places.

Moderate – The land plays a moderate role in preventing merging. The flood plain and raised railway line provide a firm boundary to development meaning the communities will remain separate. However both communities can be seen and heard from within many parts of this area as a result of adjoining industrial uses and road traffic, particularly to the south.

Moderate - The land within the Green Belt is generally open. Some adjoins the flood plain with few hedges or other such divides and makes a moderate contribution to safeguarding the countryside from encroachment. Other areas include a variety of urban fringe uses, although many of these maintain the land’s open character.

Significant - The valley and separation created by the River Mole is a key part of the setting of both Fetcham and historic Leatherhead. Parts of this area provide a 'green wedge' between the communities. In many parts it has the feel of being within the valley bottom, with many rural characteristics. Further to the north and west, the land exhibits less of this characteristic and plays a more moderate role in protecting the character and setting of Leatherhead.


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North East of Randalls Road, Leatherhead (LG) This fairly small area is comprised of a number of generally flat fields used for grazing and also includes two small blocks of Ancient Woodland. There is also a large area of formal grass / landscaping forming the entrance to a business park. It is bordered to the west by Randalls Road, to the north by the Rye Brook and a large business park forms the eastern boundary. To the south is a recent housing and care home development, on a site formerly allocated as a reserve housing site in the 2000 Local Plan.


Moderate – The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is a degree of existing built development in the area, including sporadic development along Randalls Road. The area is also visually enclosed by existing built development, namely the business park to the north east and the new housing development to the south.

Minimal - Leatherhead and Fetcham are physically close but they are separated by the River Mole and the cemetery/ crematorium. This area does not significantly contribute to preventing the communities from merging and views between the communities are not possible to or from this area.

Minimal - There are a range of developments and uses adjoining this area which mean that it does not have the character of open countryside. Much of the land is formal grass landscaping relating to the offices. This is a fairly small part of Green Belt, bordered by the clear boundaries of Randalls Road to the west and The Office Park to the east. To the north the boundaries are less defined but for the purposes of this assessment are the Rye Brook. It is considered that this area makes a minimal contribution to safeguarding the countryside from encroachment.

Minimal – This is an important and busy entrance to the town, and the open fields and tree-lined approach along Randalls Road provide an attractive entrance to the town. However, the historic core is some distance from the edge of the built up area and there isn’t a strong visual connection between the two.


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M25 Corridor (LH) This long strip of Green Belt falls between Leatherhead and Ashtead. Along most of its length is consists of fields which are generally laid to grass and grazed by horses. On the east (Ashtead) side, there is also a significant area in educational use, including the buildings and playing fields of four schools. To the east, the area is bordered by housing within the built up area of Ashtead. To the west, there is a wider mix of uses including housing, industrial uses and a set of allotments. The M25 motorway and A243 Leatherhead bypass pass through the area and for the majority of their length are raised on embankments. The embankments are planted with trees and shrubs. The area is also crossed from east to west by the A24, Barnett Wood Lane and the railway line.


Moderate – The broad area adjoins two large built up areas. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is a degree of existing built development in the area, notably school buildings, two major roads and highway depot buildings. The area is also constrained between two established built up areas, such that the scope for outward “sprawl” of either settlement is limited.

Significant – Ashtead and Leatherhead are separated by a corridor of generally open land laid to grass and used for grazing and as playing fields. The area is bisected by the M25 and A243. In some cases the separation between the two communities is very narrow and consists of just the motorway junction and school buildings. The narrowness of the Green Belt at this point gives it value as a gap of open land between Leatherhead and Ashtead. However, in some places the feeling of separation between Ashtead and Leatherhead has already been eroded by the urbanising effect of the M25 / A243 and existing development. The M25 and A243 generally obstruct direct views between Ashtead and Leatherhead. There are two ways of looking at the issue of merging in this case: 1) The land remaining in the Green Belt is so narrow that its value is all the more significant. The open fields provide the only remaining separation between Ashtead and Leatherhead and (on the east side) maintain a green approach into Ashtead, preserving its “village” identity.

Moderate – There is development on both east and west sides of this corridor and the M25 and A243 runs through middle. The land in this corridor does not have the characteristics of open countryside and is subdivided into clear parcels, some of which are in educational use and include a moderate amount of built development. However, other parts are more open – for example the land to the north of Barnett Wood Lane, on the east side of the motorway, which provides views towards Ashtead Common. The existing boundary along the edge of the built-up area is readily recognisable.

Minimal - This area in some distance from the historic centres of Ashtead and Leatherhead and does not have a direct role in the setting of the historic settlements However the Green Belt Boundary Review undertaken by Ashtead Community Vision highlighted that the fields north of Barnett Wood Lane are valued by local residents. The area was felt to provide a green entrance to Ashtead which preserves its setting and identity as a village.


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2) The land remaining is so compromised by the motorway that’s its value in separating of the two communities is very limited. It is also considered by some that the value that the land plays in preventing merging varies across the area, with land to the north of the railway line playing a more limited / minimal role than land immediately adjoining Barnett Wood Lane. Barnett Wood Lane provides a point where both Leatherhead and Ashtead can be viewed and there is a stronger sense of leaving one settlement and entering another. This is not possible further north and south (except at the junction of the A24 with the A243) with separation being created by the M25 and A243 plus associated planting.


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Pachesham Park (LI)

This area takes in an area north of the M25, between Oxshott Road and Kingston Road, west of Ashtead Common. It includes the residential area at Pachesham Park, which comprises individual detached properties in very large mature gardens. There is also a golf course to the north and east. The houses and golf course are surrounded by tree belts and pockets of woodland.


Moderate - The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the facts that there is already a significant pattern of low density residential development within Pachesham Park, as well as some ribbon development fronting Oxshott Road. The area is also slightly detached from the edge of the main built up area, which lies south of the motorway.

Minimal – Although the area is in the gap between Leatherhead and Oxshott, the distance between these settlements is around 1.5km and they retain their own separate identities.

Moderate – There are already a large number of dwellings and a golf course in this area. It is not open countryside but the mature landscaping and tree belts mean that the built development is very well screened and it retains a semi rural character.

Minimal – the area does not contribute to the setting of a historic town or village.


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South of Oxhott Road (LJ)

This area lies south of Oxshott Road and north of the M25. It includes some large areas of woodland, surrounding two large institutional properties: the Queen Elizabeth’s Foundation Training College and Tyrwhitt House. There are also some detached dwellings fronting Oxshott Road.

Parts of the woodland are designated a Site of Nature Conservation Importance and there is an area of ancient woodland in the west of the area.


Moderate - The broad area adjoins a large built up area. Therefore it has a role in preventing the sprawl of a large built up area. The moderate score reflects the facts that there is already a pattern of institutional development and that the area is slightly detached from the edge of the main built up area, which lies south of the motorway.

Minimal – Although the area is in the gap between Leatherhead and Oxshott, the distance between these settlements is around 1.5km and they retain their own separate identities.

Moderate – The existing institutional development gives parts of the area a managed character. However, there area also extensive areas of woodland which give the impression of a countryside area on the edge of the town.



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Tyrrells Wood, Leatherhead (LK) This area lies south east of Leatherhead and contains an area of large, detached individual homes in extensive mature gardens. The dwellings are in a generally linear pattern along The Drive. They adjoin open countryside which is within the South Leatherhead area (see area LA). The substantial listed Club House of the Tyrrells Wood Golf Club is in the centre of the area. The golf course itself lies to the south.


Moderate – The broad area is not immediately adjacent to the large built up area of Leatherhead, but is only about 400m distant its closest point. It has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there is existing built development in the area, with an existing pattern of linear but very low density development along The Drive.

Minimal – Although the area is in the gap between Leatherhead and Headley, the distance between these settlements is over 2km and they retain their own separate identities.

Moderate – There are already a large number of dwellings in this area. It is not open countryside but the dwellings adjoin some very open landscape to the north and south. Further infilling could result in a more urban feeling to the area and give the impression that Leatherhead stretches considerably further south east.

Minimal – This area does not have any clear relationship with the historic parts of Leatherhead.


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Beare Green Beare Green is located about 5km south of Dorking, on the A24. The larger part of the village lies to the west of the A24 and is inset from the Green Belt. This is a compact enclave of housing which began to develop slowly around the railway station in the Victorian period, but has seen a significant period of expansion since 1945. On the east side of the A24, the village has a much more loose knit form and is washed over by the Green Belt. Cottages, a pub and a primary school are clustered around the green. Development continues sporadically south along Horsham and Newdigate Roads. There is no Conservation Area. Much of the countryside to the west of the village lies within the AONB and AGLV. Beare Green is within Capel Parish and proposals for development in and around the village are included in the Neighbourhood Development Plan for the Parish of Capel. The map on the following page illustrates the broad areas which are analysed in this Review. The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan. The area within the existing village boundary does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area should continue to be inset from the Green Belt.


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East of A24 (BGA) This is an area of open countryside, mainly in agricultural use, to the east of the A24 dual carriageway and south of the railway. The area contains a farm, a small number of homes and school playing fields. There is also a petrol station and County Council depot adjacent to the A24. On the whole, the area is generally undeveloped, gently undulating countryside with moderately sized fields bounded by hedges and small pockets of woodland.


Minimal – The broad area is not on the edge of a large built up area. Therefore it has no role in preventing the sprawl of a large built up area.


Significant - The A24 is a clearly defined physical boundary to the Green Belt around the east side of Beare Green. Fields are moderate in size and the contribution this part of the Green Belt makes towards preventing encroachment is significant.



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North West of Beare Green (BGB) This broad area includes land to the north west of Beare Green. It is an area of open and undulating countryside, mainly in agricultural use, with occasional pockets of residential and agricultural buildings. Field sizes are large and are bounded by hedgerows, tree belts and blocks of woodland. Throughout the area there are views of Leith Hill and the whole area is within the AONB and AGLV, the boundary of which follows the railway line and the Old Horsham Road.



Minimal – although the small village of South Holmwood lies approximately 1km to the north, there are significant areas of wooded Common Land between the two settlements, which helps to maintain their clear sense of separation and individual identities.

Significant – This area plays an important role in preventing encroachment onto the surrounding countryside. It is an area of attractive rolling landscape, with views up to Leith Hill. The existing Green Belt is well defined where it follows the railway line, but there is no existing sense of enclosure beyond the village to the north west.

Minimal - this area makes some contribution to the landscape setting of the village but does not have any strong relationship with an historic settlement.


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Breakspeare Farm and north of Railway (BGC) This is a triangular area bordered to the east by the A24 dual carriageway, to the west by Horsham Road and to the south by the railway line. The southern part of the area contains a large cluster of buildings, including a new area of housing, older homes and converted farm buildings. There is also a sand school and stables. Further north the land is subdivided into small fields, bordered by hedgerows and a number of field trees. The southern part of this area is allocated for a small residential redevelopment (maximum additional two dwellings) in Policy CA-BG02 of the Capel Parish NDP. At submission stage, the draft NDP also proposed a larger-scale site allocation for residential development, together with a possible GP surgery, car parking and open space. It was further proposed to extend the village boundary, to include part of the land within area BGC. However, the NDP Examiner ruled that these proposals were outside the scope of a Neighbourhood Development Plan, since Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan.



Minimal – although the small village of South Holmwood lies approximately 1km to the north, there are significant areas of wooded Common Land between the two settlements, which helps to maintain their clear sense of separation and individual identities.

Minimal - This is a self-contained area containing to the south development including farm buildings, stables, new and older homes. To the north are small fields. Although the railway line defines the boundary between the Green Belt and the built up area, the built development north of the railway means that the distinction is somewhat unclear.

Minimal – The area does not contribute to the setting of a historic town or village, although there are some older farm buildings which are an attractive feature in this approach into the village.


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South of Beare Green (BGD) This area lies south of the roundabout and south east of the part of the village which is inset from the Green Belt. It comprises outlying development on the opposite side of the dual carriageway from the village core, including areas around the old village green. Within this area are the primary school, the village’s only pub and an open green which provides sports facilities and a play area. Low density housing then extends southwards along Newdigate Road and Horsham Road. At the southern limits, there is an active brickworks on the east side of Newdigate Road and two park home estates off Horsham Road. There are also a number of farms, including some farm buildings converted to alternative uses. Within this area, the site of the Surrey Hills Hotel is allocated for residential redevelopment (minimum of 10 dwellings), in Policy CA-BG03 of the Capel Parish NDP.

Sprawl Merging Encroachment Setting


Minimal – although this area of low density development lies between the inset areas of Beare Green and Capel, the distance between two village centres is over 2km and they retain clearly separate identities.

Moderate – there is quite a considerable amount of built development within the area, which is particularly apparent along the two road frontages. However, the housing stands back from the road, in large, mature gardens with mature trees and hedges. There are vestiges of woodland and views over open farmland, which help to retain a more open, rural character.



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South West of Beare Green (BGE) This broad area lies to the south west of Beare Green, between the railway line and embankment to the west, the A24 to the east and the A29 to the south. It is an area of open countryside, mainly in agricultural use, although there is an enclave of residential properties in the middle of the area, at the Smallburgh Estate. Fields are large and are bounded by hedgerows, tree belts and blocks of woodland. There is a pond in the middle of the area. In the north is the Great Turners Wood Site of Nature Conservation Importance and a mature tree belt continues around the rear gardens of properties on the edge of Beare Green. From parts of the area there are attractive views towards Leith Hill, although other parts are more visually enclosed, due to the raised railway line embankment. There are public rights of way across the area, which connect into the AONB and AGLV to the west. Within this area, an area of land next to Great Turners, off Highland Road, is allocated for outdoor sport and recreation use in Policy CA-BG01 of the Capel Parish NDP.




Moderate – The area comprises open, agricultural land and therefore plays an important role in preventing encroachment onto the surrounding countryside. However, it is well contained by the railway line and main roads, which form clear boundaries around all sides.

Minimal - this area makes only a minimal contribution to the historic character and setting of the village but the wooded edge to the village in the south is part of its more general character and setting.


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Brockham & Strood Green Brockham lies about 3km east of Dorking and south of the A25 and railway line. Until the mid nineteenth century, Brockham was a small rural community focused on the village green, adjacent to the Borough Bridge crossing over the Mole. The picturesque village green is still at the heart of the village and the main focus of its large Conservation Area. The village expanded to the north and south in the Victorian period and early to mid 20th Century. There are some substantial enclaves of family housing on the southern fringe of Brockham and at Strood Green. The modern village has a broadly linear form, with the different phases of expansion being strung out north from the green along Brockham Lane and south along Middle Street. There are several separate built up enclaves, separated by areas within the Green Belt. The river Mole and its flood plain separate the northern part of the village from its centre. In the south, open fields separate Brockham from Strood Green. The village of Brockham is inset from the Green Belt, whereas Strood Green to the south is currently classified as a smaller village, which is washed over by the Green Belt. The exception is a reserve housing site on the west side of Strood Green, which is excluded from the Green Belt. Because of the close physical relationship between these two settlements, they have been considered together for purposes of this Green Belt Review. The map on the following page illustrates the broad areas which are analysed in this Review. The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan. The area within Brockham’s existing village boundary does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area should continue to be inset from the Green Belt. Although Strood Green is currently washed over by the Green Belt, the area within the existing boundary also does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area should also be inset from the Green Belt.


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East of Brockham Lane (BRA) This area lies to the east of Brockham Lane, south of the A24 and north of the River Mole. The majority is a large open space known as the Big Field, which includes sports pitches and areas of more informal open space. It is a large, open area with attractive views northwards towards the North Downs ridge. There are some low density detached houses along Kiln Lane, to the south, which are within the Conservation Area.



Moderate – the area’s openness provides a clear separation between two distinct built up areas within Brockham – Brockham Lane and Nutwood Avenue.

Moderate – This area is generally open, although there is some sporadic built development to the south and east and the use of much of the land as playing fields gives it a more formal character than the wider open countryside. The boundary with the residential properties to the west is dell-defined.

Significant – the openness of the playing fields is a key feature of this part of the Green Belt. It allows for extensive views of the North Downs ridge (to the north) from much of the village.


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North of Reigate Road (BRB) This is a narrow belt of land separated from the main parts of Brockham by the A25, a busy road running from Dorking to Reigate. As a result it feels detached from the village. The land forms the base of the steeply sloping sides of the North Downs. It is principally in agricultural use but it also contains a small collection of buildings relating to Cottage Farm. The railway line, forms the southern boundary of the AONB



Minimal – as the crow flies, the nearest part of the village of Boxhill is around 750m to the north. However, the steep scarp slope of the North Downs, and the railway line, form a very robust barrier between the two and there is no prospect of merging.

Moderate Although this area is contained by the railway line to the north its exclusion from the Green Belt would lead to a feeling of ribbon development along the A25 heightened by the interruption to views of the North Downs it would create.

Moderate - This is not part of the historic core of the village but the area does contribute to the wider setting of Brockham (which has many historic features) particularly as this forms the northern entrance to the village.


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Land surrounding Nutwood Avenue (BRC) This broad area circles to the west, north and east of the enclave of development at Nutwood Avenue. It is varied in character; to the east lies open countryside, with long views to the Downs and Betchworth. To the north the land reaches a high point before dropping back down to Old Reigate Road and contains woodland and a number of detached homes.



Moderate - There is low density housing and other development in the Green Belt around the built-up area of Nutwood Avenue, particularly to the west. However, this area of the Green Belt to the west of Nutwood Avenue is important in preventing the coalescence of two currently separate parts of the village through the consolidation of existing development. Development to the east may reduce a feeling of separation between Brockham and Betchworth.

Significant – The contribution the land makes towards safeguarding the countryside from encroachment is particularly significant to the east where there are open fields. In the remainder of the area due to the existing housing and other sporadic development plus the undulating and more enclosed nature of the land the contribution is more moderate. The existing Green Belt boundary around Nutwood Avenue is clearly defined.

Moderate - This is not part of the historic core of the village but the area does contribute to the wider setting of Brockham and to the east, Betchworth.


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River Mole (BRD) This broad area takes in the course of the River Mole, as it flows from the east, through the centre of Brockham and around the north western part of the village. Much of the area is liable to flooding. The river has created both flood plains and some steep river banks. Much of the river corridor is wooded and the area is significant in both landscape and biodiversity terms. There are also some important footpaths through the area, including the Greensand Way long distance path. Land to the west lies within the AONB.



Moderate – The Green Belt prevents the coalescence of currently separate parts of the village. However, this area does contain some low density development. The sense of separation between these parts of the village is enhanced by existing areas of woodland. It is also separated by the River Mole flood plain.

Minimal – Parts of the river corridor contain low density housing in large plots with significant landscaping. The area is almost entirely within the floodplain, which is itself a firm boundary to the encroachment of development. The Green Belt area to the west of Brockham is generally open although it does contain some sporadic development.

Significant – The River Mole has shaped Brockham, dividing it into separate residential enclaves with their own distinctive characters. It is key to the way the village has evolved and contributes to its historic character and setting. From the south of this broad area, there are views towards the Church and the historic core of the village.


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East of Wheelers Lane (BRE) This broad area is located to the east of Wheelers Lane. It is bordered by dwellings, a Primary School (and playing fields) and a set of allotments. It is open countryside with a parkland feel. To the north is the River Mole and associated floodplain. Fields are large in size and bordered by hedgerows. There are individual large and mature trees throughout.



Minimal – although the nearest part of the village of Betchworth is around 800m away, the River Mole reinforces the separation between the settlements.

Significant – This is an open landscape with large fields.

Moderate - This is not part of the historic core of the village but part of the wider setting of Brockham and in part overlaps a small part of the Conservation Area.

Tumbledown Farm (BRF) This is a small area containing a collection of individual, sometimes historic properties, often small or moderate in size with mature gardens along Wheelers Lane to the south of the village. To the rear of the properties are paddocks or further gardens, including many trees.



Minimal - although the nearest part of the village of Betchworth is around 900m away, the River Mole reinforces the separation between the settlements.

Moderate - The area is already developed in a low density manner. It contains homes (some of which are listed) and farm related buildings. These are generally in medium sized plots and well landscaped with many trees. Some properties have paddocks to the rear which have a more open feeling. The area is subdivided into plots so there are a number of recognisable and definable boundaries including roads and a lane. The area is rural in nature and acts as a transition from countryside to the village. The existing Green Belt boundary is clearly defined by the rear boundaries of properties in Oakdene Close.

Moderate – Detached from the Conservation Area, but there are several attractive and historic properties along this approach into the village.


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North of Strood Green (BRG) This is an area of moderately sized fields to the south of Brockham and larger fields to the west. The land is generally flat and mostly used for grazing horses. To the south the fields are bordered by hedgerows but in many places they are not complete. To the north is Oakdene Road and a set of allotments, to the south is the residential area of Strood Green. The land is generally flat and open and the areas of development can be viewed throughout.



Significant – Strood Green is a separate residential enclave from the centre of Brockham, although they are closely related. This area helps to maintain their distinctive identities and there is a clear risk of merging, with a very narrow ribbon of development already existing along Middle Street.

Moderate - This area is generally open and contributes to preventing encroachment of development into the countryside but both Brockham and Strood Green can be seen from many locations, reducing the rural feel in parts. Existing Green Belt boundaries are well defined.

Moderate – The western part of the area adjoins the Conservation Area and open farmland in this area is noted in the Conservation Area profile as being important to its setting. There are also several historic buildings on the southern fringe of Brockham, along Wheelers Lane, which can be appreciated in views across these attractive open fields.

Old School Lane (BRH) This area comprises areas of open land to either side of Old School Lane.. The land forms part of the Brockham Conservation Area and is generally used for grazing. There is a clear relationship between this land and the historic core of the village, being a key part of the village setting.




Moderate - The Green Belt area to the west of Brockham is generally open although it does contain some sporadic properties

Significant - This area borders the village’s historic core. From the south of this area there are views towards the Church and the Conservation Area / historic core of the village.


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SGA - Land to the west of Strood Green This area lies between the western edge of Strood Green and Old School Lane, to the west. It is an area of larger fields in agricultural use, generally with hedgerow boundaries. The reserve housing site HSG6 is tucked into the western boundary of the settlement and is largely scrubland. Looking north, the North Downs Reigate Escarpment provides a steep backdrop to the low-lying settlement.

Sprawl Merging Encroachment Setting/Character

Minimal Minimal – This area has no role in terms of preventing the merging of communities.

Significant -This area is generally open and contributes to preventing encroachment of development into the countryside. Existing boundaries around the settlement area are well defined.

Minimal - Strood Green has no Conservation Area and this land is some distance from Brockham Conservation Area.

SGB - Land to south and south-east of Strood Green Large agricultural fields and pastureland provide the principal land use for this area, lying south of Tweed Lane to the west and south of Wheelers Lane to the east. Open fields of pasture wrap around a spur of development lying to the south of Tweed Lane. Field boundaries are again delineated by hedgerows interspersed with mature trees. A copse of trees ‘Tweed Copse’ lies to the south-west of the village.

Middle Street provides a strong eastern boundary to the settlement which is surrounded by farmland characterised by large open fields.



Minimal – Whilst the stand alone development of Brockham Park (34 No. dwellings on a former brownfield site in the Greenbelt) lies some 500m to the south east of the village boundary it is not regarded as a settlement in its own right.

Significant – Middle Street provides a readily recognisable and definitive eastern boundary to the settlement beyond which the character of the landscape is rural countryside.

Minimal - Strood Green has no Conservation Area and this land is some distance from Brockham Conservation Area.


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Capel Capel lies about 8km south of Dorking. Although now bypassed by the A24 dual carriageway, it was originally on the main route south from Dorking to Horsham. The village has a linear form, with the core of the settlement strung out along the serpentine length of The Street. This is the main street, which runs north/south through the village and is the main focus of its Conservation Area. Vicarage Lane is the only significant route running east from The Street and immediately moves into a more rural environment, with scattered dwellings lying sporadically in larger gardens, with plentiful tree cover. In view of the more sporadic nature of development, Vicarage Lane currently lies outside the defined village boundary and is subject to Green Belt policy. The most significant area of modern development is in the south of the village, close to the junction with the A24. The countryside south of the village is outside the Metropolitan Green Belt and is currently designated “Countryside Beyond the Green Belt”. Proposals for development in and around the village are included in the Neighbourhood Development Plan for the Parish of Capel. The map on the following page illustrates the broad areas which are analysed in this Review. The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan. The area within the existing village boundary does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area should continue to be inset from the Green Belt. Other parts of the village – for example along Vicarage Lane – have a more open character which contributes to the openness of the Green Belt. Therefore, it is considered that more open areas should remain washed over by the Green Belt.


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West of Capel (CA) This is a large area containing often large fields in agricultural use. Fields are defined by hedgerows and fields trees typical of the Weald. It contains very little development, apart from in the south of the area where there are residential properties fronting Coles Lane. To the east and south is the village of Capel and Green Belt is bordered by mostly rear gardens and the Parish Church. At submission stage, the draft NDP for Capel Parish proposed extending the village boundary to include the Old Kiln Farm site off Coles Lane, which is at the southern end of area CA. A draft site allocation policy proposed up to 50 dwellings, up to 5 employment units and areas of open space on this site. However, the NDP Examiner ruled that both the site allocation and the boundary change were outside the scope of a Neighbourhood Development Plan, since Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan.



Minimal - there are residential enclaves within 1km of the outer edges of the village, but they are outlying areas and the nearest settlements which have their own clear identity are closer to 2km distant.

Moderate - These are large fields with an irregular pattern. They are often open and gently undulating in nature. They are bordered by hedgerows and field trees. The existing Green Belt boundary is variable in strength and does not always follow definable features on the ground.

Moderate - In parts these fields adjoin the boundary of the Conservation Area. The Conservation Area profile highlights that gaps in the road frontage offer views through to adjacent countryside.


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East of Capel (CB) A varied area containing a mix of fields, paddocks and a number of dwellings, particularly along Vicarage Lane, which is outside the area currently inset from the Green Belt. These are also varied in character, age and style but are generally detached with small to moderate sized gardens. There is a small brook and a number of ponds in the southern part of the area. There are also pockets of woodland and individual mature trees. The recreation ground lies towards the north of the area and there is also a private nature reserve towards the south. At submission stage, the draft NDP for Capel Parish proposed extending the village boundary to include parts of area CB – namely, the Vicarage Lane area and areas at the northern and southern ends of The Street. Site allocations were also proposed for 4-6 dwellings at Capel House Farm, The Street and up to 8 dwellings at Hurst, Vicarage Lane, both of which are within area CB. However, the NDP Examiner ruled that these site allocations, and the proposed boundary change, were outside the scope of a Neighbourhood Development Plan, since Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan1.



Minimal – there are residential enclaves within 1km of the edges of the village, but they are outlying areas and the nearest settlements which have their own clear identity are closer to 2km distant.

Minimal - The eastern side of Capel is formed of many large properties in medium to large plots. It does not have the feeling of open countryside to the degree that is experienced to the west. The existing Green Belt boundary is variable in strength and does not always follow definable features on the ground. Further east, the Green Belt has the characteristics of land to the west (GB-CA).

Moderate - In parts these fields adjoin the boundary of the Conservation Area. The Conservation Area profile highlights that gaps in the road frontage offer views through to adjacent countryside and also notes that mature trees along Vicarage Lane which contribute to the character of the Conservation Area.

1 An additional proposed site allocation at Brook Cottage was also deleted as a result of the Examiner’s recommendations, but that site lies outside the Green Belt so is outside the scope of this document.


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Charlwood Charlwood is an historic village near the southern boundary of Mole Valley. It lies in a rolling agricultural landscape, extending for several kilometres to the north and west. Despite the fact that Gatwick Airport lies very close to the south east, the village retains a strong rural character, nestling in the countryside and retaining a wealth of historic development among more modern infill. Much of the village and its western fringes are designated a Conservation Area. The village as a whole has a loose knit, sinuous form, spreading out from its core near the Parish Church and the junction of Ifield Road and The Street. Pockets of built development are interspersed with expanses of open space which bring fingers of countryside right into the heart of the settlement. There is an abundance of listed buildings, including timber framed Medieval cottages, farmhouses, barns and the Grade I Listed Parish Church with its separately Grade II listed churchyard path. There are more medieval hall houses in Charlwood than in any other community in the District. The map on the following page illustrates the broad areas which are analysed in this Review. The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan. The area within the existing village boundary does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area should continue to be inset from the Green Belt.


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North of Charlwood (CHA) An area of land to the north of Charlwood in agricultural use, bordered to the north by Pudding Lane and to the south by the rear gardens of dwellings. The fields are moderately sized. The land is generally flat and has an open nature enabling views across the broad area. Charlwood wraps itself around much of this area with land around Rosemary Lane forming the core.


Moderate –The Green Belt around Charlwood has a role in preventing the outward sprawl of development associated with Gatwick Airport, which lies to the south east. The moderate score reflects the fact that the more built up parts of Gatwick lie some distance from the village.

Minimal – the nearest settlement is Hookwood, around 2km to the east.

Moderate –The landscape is undulating, often open and largely undeveloped. Field sizes can be large.

Significant – Some of this area is within the Charlwood Conservation Area. The area provides a setting for the many historic properties on the edge of the village, which include several medieval farmhouses. The open fields separate the farmhouses and serve as an indicator of a past settlement form that was more dispersed. The contribution of the open land is a feature which is specifically highlighted in the Conservation Area profile.


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South and West of Charlwood (CHB) The land to the south and west of Charlwood contains many small parcels of land used as paddocks etc. There are also many dwellings of a variety of ages, styles and sizes, mostly detached and with gardens. There are also pockets of woodland and mature landscaping. In many parts it is not ‘open’ countryside as it includes the large village recreation ground and a number of areas which include sporadic built development – often of a historic nature. Notable among the latter is the churchyard of St Nicolas Church, which is a Grade I Listed Building. The area takes in the western part of the Conservation Area, which includes areas of Green Belt to the north and west of the village boundary. There is also outlying residential development along Russ Hill Road, beyond the Conservation Area, on the western fringe of the village.


Moderate –The Green Belt around Charlwood has a role in preventing the outward sprawl of development associated with Gatwick Airport, which lies to the south east. The moderate score reflects the fact that the more built up parts of Gatwick lie some distance from the village.

Minimal – Albeit that there is a need to recognise the proximity of Gatwick airport to the south and the need to ensure that the village and airport do not merge. The nearest settlement is Crawley, over 2km to the south.

Moderate – The area immediately adjoining the settlement boundary includes many large properties in medium to large plots, a recreation ground, the churchyard and some small fields / paddocks. It does not have the feeling of open countryside. But further to the south and west, the countryside becomes more open and there area areas where open fields separate pockets of built development on the edges of the village. The existing Belt boundary is variable in strength and does not always follow definable features on the ground.

Significant – Parts of this area are within the Charlwood Conservation Area (including the churchyard, the land to between the church and Rectory Lane and the recreation ground). There are also a number of historic properties around the edge of the village, the setting of which it is important to maintain. The areas around the southern part of Ifield Road make a more moderate contribution to the setting of the historic village.


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Hookwood Hookwood lies at the south eastern extreme of Mole Valley. It is technically just beyond the Green Belt, the southern boundary of which wraps around the north of the village. To the south, the village boundary adjoins the perimeter of Gatwick Airport, which lies within the Borough of Crawley. The A217 enters the settlement from the north and skirts around the east side, where it forms the village boundary and provides access to a large superstore and hotel. Reigate Road and Povey Cross Road loop around the village to the south and this is where much of the settlement's residential development is located. The much larger settlement of Horley lies immediately to the east and in functional terms there is a strong relationship between the two. However, Hookwood still maintains its own identity, assisted by the River Mole corridor and its floodplain, which provides open space north of the A217/A23 junction. The map on the following page illustrates the broad areas which are analysed in this Review. The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan. This area lies beyond the southern limit of the Green Belt. Land contained by the village boundary does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area should continue to lie outside the Green Belt.


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Hookwood (HKA) The Green Belt assessment area contains farmland in a variety of uses surrounding the village of Hookwood. This area consists of a variety of field sizes on gently undulating land often surrounded by land considered to be at risk from flooding. There is also an industrial estate within the Green Belt, to the west of the village. The area is affected by aircraft noise from Gatwick airport and traffic on local roads. To the south of Hookwood is the airport and to the east beyond the River Mole is Horley. There is a small amount of Green Belt land immediately to the east, on the edge of Horley within the Borough of Reigate and Banstead. The land to the south (beyond the District boundary) is outside the Green Belt.


Moderate – Although Hookwood is not classified as a large built up area, it adjoins the much larger built up area of Horley, in the adjacent Borough of Reigate and Banstead. Therefore the Green Belt in this area has a role in preventing the sprawl of a large built up area. The moderate score reflects the fact that there are several areas to the north and west of Hookwood and on the west side of Horley where there is already a pattern of ribbon development and/or sporadic built development in the Green Belt. The Green Belt around Hookwood also has a role in preventing the outward sprawl of development associated with Gatwick Airport, which lies to the south.

Moderate – The close proximity of Hookwood with Horley and Gatwick Airport has the potential for the three areas to merge to the east or south of the village, albeit that most of Hookwood is separated from Horley by the River Mole and a broad expanse of floodplain.

Moderate – The Green Belt around Hookwood is generally open, with limited development to the east although around the periphery of the built-up area there is some sporadic development. Much of it is within the River Mole flood plain. The Green Belt in much of this area makes a moderate contribution towards safeguarding the countryside around Hookwood from encroachment. The existing Green Belt boundary is well defined in many places, particularly to the east to the east where the A217 forms a clear boundary.

Minimal – there is no Conservation Area in Hookwood and the area does not contribute to the setting of a historic settlement.


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Westcott Westcott is about 2km west of Dorking, on the A25. Its origins date back to the Domesday book and beyond. The village today has a wealth of historic and traditional buildings, reflecting its long history and much of the centre of the village is designated a Conservation Area. At the heart of the village is the triangular village green. Most of the village services lie nearby. The A25 runs east/west through the heart of the village, with development having spread out to the north and south. To the south, the land rises up into the slopes of the Surrey Hills and there are some spectacular changes in gradient. In certain places there are abrupt changes in level, making retaining walls and sunken paths/lanes a recurring feature. To the north, the land is more level, but begins to rise up again beyond the village, towards Ranmore in the north. Throughout the village, there are spectacular views north towards the Ranmore escarpment. The whole village and its outlying residential areas lie within the AONB and AGLV. As noted in the Section 2, this section of the Green Belt Review draws on work published by Westcott Village Forum during preparation of a Neighbourhood Development Plan for Westcott. Some amendments have been made, to ensure consistency of approach and scoring between Westcott and other areas of Mole Valley. In the following locations, changes have been made to the broad areas which were defined by Westcott Village Forum, for the reasons stated:

North of Westcott (WA) – split into two broad areas (WA and WF), in light of the existing pattern residential development in the western part of the area (WF), which contrasts with a much lower level of development in the east (WA).

East of Westcott – amalgamated with MVDC’s areas DH (The Nower and Milton Heath) and DI (North West Dorking); descriptions updated to highlight features highlighted in both assessments and scoring amended for consistency with MVDC approach (see Dorking section).

Westcott Village Forum’s analysis did not cover the issue of restricting urban sprawl (Green Belt Purpose 1). Analysis under this heading has therefore been added as part of the updating process. However, since Westcott is not defined as a large built up area, the score is “minimal” for all areas around the immediate periphery of Westcott. The Westcott Neighbourhood Development Plan was adopted in December 2017 and includes policies relating to development within the Westcott Neighbourhood Area. The map on the following page illustrates the broad areas which are analysed in this Review. The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan. The area within the existing village boundary does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area should continue to be inset from the Green Belt.


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North East of Westcott (WA) This segment is open countryside and farmland, mostly beyond the Pipp Brook to the north of the village and also between the A25 and the Pipp Brook to the east. To the north, 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. Land to the north of the railway line is owned by the National Trust. A key feature of the village is the easy access to the countryside for walkers, equestrian pursuits, and cyclists.



Moderate – The eastern part of the area (Lince Field area) is within the gap between Westcott and Dorking (see also areas DI and DH). Westcott is not visible from Dorking and the wooded Nower and Milton Heath helps safeguard the separation of the communities.

The remainder of the area has no role in terms of preventing the merging of communities.

Significant – Westcott sits on the south side of the Pipp Brook valley bounded by Ranmore to the north. To the north of the 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. Apart from these isolated farms and houses, the landscape is open and undeveloped and this broad area plays a significant role in safeguarding the countryside from encroachment. The whole area lies within the Area of Outstanding Natural Beauty, reflecting the quality of the rural landscape. The existing Green Belt Boundary is formed by the Pipp Brook in many places and is clearly defined.

Moderate – This area is largely farmland and woodland and very much a part of the setting of the historic village which formed in the bowl on the valley bottom.


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South of Westcott (WB) This segment is open countryside and farmland with limited vehicular access. There are areas of woodland, typical of the Surrey Hills area, including two substantial areas which are designated as Sites of Nature Conservation Importance. There are also a number of lakes and ponds which are a feature of this southern side of the Pipp Brook valley. A key feature of the village setting is the easy access to the countryside for walkers, equestrian pursuits, and cyclists.




Significant – Westcott sits on the south side of the Pipp Brook bounded by a ridge of higher land to the south of the A25. This area is generally open, undeveloped and contributes significantly to safeguarding the countryside from encroachment. The whole area lies within the Area of Outstanding Natural Beauty, reflecting the quality of the rural landscape. To the south west of the village, there is a greater feeling of containment created by a degree of low density residential development, greater tree coverage and smaller field sizes. The existing Green Belt boundary is well defined in most places.

Significant – This area is largely farmland and woodland and very much a part of the setting of the village. The Conservation Area extends into the Green Belt at its western edge, around the Grade II* Listed Holy Trinity Church and the landscape setting provided by this rising land is highlighted in the Westcott Conservation Area profile.


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Deerleap Road (WC)

This segment list on the western edge of the village, contained between the A25 to the south and public footpath 121, to the north. The area is characterised by very large homes in large wooded gardens much of which are not visible from the main roads. The area has a character distinctly different from much of Westcott. It is visible from the Pilgrims Way and Ranmore, from where the extensive mature tree cover in and around the gardens can be clearly appreciated.




Moderate – This area of the village has low density housing set in large plots on the western end of the village. Although there is a moderate amount of existing development, the very large plots and mature gardens mean that housing is shielded from view by a significant density of trees which create the perception of a wooded area, creating a transition into 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 is varied and having the appearance of being built among the trees. The mature tree cover is an important component in the setting of the Conservation Area, which lies immediately to the east and south east. The area also creates a attractive and gradual transition from village to countryside.


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Milton Street (WD) Milton Street sits within the AONB and is a Conservation Area in its own right. More than half the buildings in the Conservation Area are Listed. The area has significant historical value and contains attractive homes set along Milton Street which is a narrow lane leading southwards to Old Bury House.



Moderate – The area contains low density development (dating back to previous centuries) and is a distinctive feature of the gap between Dorking and Westcott. The current distance between the eastern edge of Milton Street and the western edge of Dorking is approximately 700 metres.

Moderate – Although there is already low density housing in this area, it has a very strong rural landscape setting. The surrounding woodland forms part of the streetscape and there is an abundance of green landscaping in the mature gardens. The land enclosed by the perimeter wall of Bury Hill Stables provides a contrast to the general character of historic properties in gardens.

Significant – This is an historic area of the village dating back as far as the Domesday Book with a number of listed buildings many of which have significant historical value. The eastern 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 in its own right. At both the eastern and southern edges the built-up area gradually merges into countryside (see area DH, which includes land within the Ward of Westcott, lying just east of Milton Street). Any change to the character of this area would be seen as significantly altering the distinctive nature of the outer fringes of the village.


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The Hildens and Environs (WE) This small enclave has a greater density of housing than WB (South of Westcott) but borders the rolling wooded countryside of the Surrey Hills. The area includes The Hildens and the lower end of Logmore Lane. The Hildens is an area of more modern individual detached homes in spacious gardens which feel detached from the core of the village. It is accessed off Logmore Lane which to the south becomes increasingly narrow and winding. The whole area sits within the AONB.




Moderate - This segment of the village is different from the rest of the southern edge of Westcott in that there has been the development of The Hildens of moderate density detached housing on the outskirts of the village. However, the way these are approached, via the very narrow Logmore Lane, provides a strong sense of separation from the village itself. Beyond the garden boundaries of the properties on the south side of The Hildens, is open countryside (see WB).

Moderate – The Hildens sits on the fringes of the village. 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 gradual transition from village to countryside.


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North West of Westcott (WF) Like area WA, this broad area contains expanses of open countryside and farmland, lying north west of the village and rising up towards Ranmore & White Downs. As the land rises up from the valley floor, it changes in nature from arable and pastoral fields to wooded areas. Closer to the village, there is sporadic housing along Balchins Lane and Coast Hill. Dwellings stand in large, mature gardens and are interspersed with areas of open land, including around the substantial mill pond. There are areas of mature tree cover and woodland, although others parts of the area have more open views, providing a very clear connection to the wider expanses of open countryside to the north and west. In longer views from the higher land at Ranmore and the Pilgrims Way, much of the existing built development is very well screened from view.



Minimal –This area of land around Westcott has no role in terms of preventing the merging of communities. Although some of the westernmost residential properties are within 800m of the village of Wotton, this development is very loose knit and there is no sense of merging between these settlements. The distance between Wotton and the existing Green Belt boundary is closer to 1.5km.

Significant – Although the area includes some housing on the fringe of the village, it also has a very strong connection with the wider expanse of open countryside to the north and west. Dwellings are interspersed with open areas which help to maintain this connection and contribute to the very gradual transition from the fringes of the village into the wider countryside.

Moderate – The area does not have an immediate connection with the Conservation Area, but the open countryside is very much part of the landscape setting of the village, which is clearly apparent in views from the higher land at Ranmore to the north.


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Section 4: Smaller settlements

Betchworth Equidistant between Dorking and Reigate, Betchworth is a linear village on the north bank of the River Mole, south of the A25. The southern half of the village falls within the Betchworth Conservation Area bounded on its southern and eastern sides by belts of mature woodland. Of particular importance to the Conservation Area is the belt of trees running down its eastern side. The eastern boundary of the village is strengthened by a water course (the Gadbrook, a tributary to the River Mole).

A key building is the Grade I listed Church of St Michael, however the village also contains 21 other Listed Buildings. The village lies within the Green Belt however not within the Surrey Hills AONB. Surrounding Wealden farmland gently undulates up from the village which is heavily screened by trees and vegetation.

The map on the following page illustrates the broad areas which are analysed in this Review. The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan. Much of the existing village has a relatively open character, which contributes to the openness of the Green Belt. Therefore it is considered that the village should remain washed over by the Green Belt.


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BTA Land to the north of Betchworth This area of assessment, which lies to the north of Old Reigate Road / Old Road is separated into two halves by an area of ancient woodland to the west of the Red Lion Public House. To the west, open countryside surrounds Broome Park, a privately run nursing home set in 4.5 hectares of maintained grounds. Low density scattered housing continues northwards up Station Road and to the west along Old Reigate Road towards the village store and post office. To the east lies a public house (the Red Lion) and cricket pavilion with accompanying cricket ground.

Despite these ‘intrusions’ into the countryside the area retains a rural feel with much of the frontage onto Old Reigate Road / Old Road characterised by traditional high brick walls.



Significant – The settlement of Buckland lies some 500m to the north east of this area. Ribbon development along Old Road already goes some way towards connecting the two settlements which can be easily view from the rear of existing properties.

However, development in the western part of this sector would have a more moderate influence on the merging of these communities.

Moderate – Whilst there are several urbanising influences in this area, particularly in the west, it retains an open rural nature and makes a moderate contribution to safeguarding the area from encroachment. The brick walls enclosing the road form a clear boundary to the built up area of the village which lies to the south.

Minimal – There is limited visual linkage to the historic core of Betchworth village.


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BTB Land to west of Betchworth This area runs from Old Reigate Road in the north to an area of woodland to the rear of Betchworth House between which lie expansive agricultural fields and, in the north, a mineral extraction site hidden from view by high bunded boundaries. At its southern end the assessment area wraps around the rear of the walled garden, village cemetery and allotments.



Moderate - Development has the potential to close the gap with Brockham which lies around 600m to the west. The church spire of Brockham as well as some properties can be seen across the flat open agricultural fields separating the two settlements.

Significant – The village boundary is readily recognisable by a thick tall hedgerow. Aside from the area of mineral extraction the area is flat, low-lying with no physical feature breaking up the open landscape.

Moderate – Whilst the contribution that the northern area makes towards preserving the setting of Betchworth is minimal, its contribution increases towards the south where it flanks the older historic core of Betchworth and designated Conservation Area.

BTC Land to the south of Betchworth Much of this area lies within the flood plain of the River Mole and is liable to flooding. The Betchworth Conservation Area also extends southwards beyond the village boundary and covers part of the area assessed. The flood plain to the south east of the village is also identified as an Area of Great Landscape Value.

The Conservation Area description describes this area as containing the landscaped park of Betchworth House (Grade II*), the River Mole and Wealden farming landscape. This gently undulating landscape possesses a rural undeveloped feel and, aside from views of open fields from Betchworth Bridge, views in and out of the area are largely obscured by trees and vegetation framing the River Mole.




Significant – This is an area of undeveloped countryside and woodland which makes a significant contribution to safeguarding the countryside from encroachment.

Significant – This area provides an important ‘gateway’ setting for the historic village centre and Betchworth House.


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BTD Land east of Betchworth This area stretches from the Old Road in the north to south of the Hartsfield Manor Hotel which dominates this sector. Aside from the hotel, large low density detached residential properties are situated within a gently undulating heavily landscaped setting. Agricultural fields and paddocks lie to the east.



Moderate – Agricultural fields situated to the north east of the sector at the junction of Old Road with Sandy Road are significant in maintaining separation from the village of Buckland which lies some 500m to the north east. Ribbon development along Old Road already goes some way towards connecting the two settlements (see area BTA).

Moderate – There are a number of urbanising influences scattered across this assessment area and it cannot be considered open countryside. Nonetheless the area retains a heavily landscaped rural feel and the role it plays in preventing encroachment is considered to be Moderate. Infilling would result in a more urban feel to the area.

Minimal – Belts of trees separate this area from Betchworth village and there is limited visual linkage between this area and the historic core. Hartsfield Manor includes an attractive older building, but it is not listed and does not in itself make a strong contribution to the historic setting of the village.


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Boxhill The village of Boxhill lies east of the iconic Box Hill summit, on the southern edge of the North Downs. The village is focussed on the triangular road layout formed by Boxhill Road, Ashurst Drive and Headley Heath Approach, with village services being located along Boxhill Road.

Accommodation in the village is a mix of detached housing, generally on large plots, and a number of park home sites. The latter are a distinctive feature of this village and much more extensive than in any other location in the District.

Extensive areas of woodland surround the village; these include several areas which are of national and European significance for nature conservation. The village lies just outside the Mole Gap to Reigate Escarpment Special Area of Conservation. There are also more open areas containing grazing. The whole area is within the AONB. There is no Conservation Area.



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BXA – Land South of Box Hill Road Box Hill Road runs west to east along the edge of the North Downs escarpment. On its southern side lie a number of park home sites, detached properties, and farms, to the rear of which the escarpment descends. Much of the scarp is wooded or scrubland especially on the top parts. Chalk quarries are prominent landmarks on the scarp which is a Special Area of Conservation.




Significant - The area south of Box Hill village forms part of the Mole Gap to Reigate Escarpment SAC. There are expansive views to and from this area and the area makes a significant contribution to safeguarding the countryside from encroachment.

Minimal – there is no Conservation Area in Boxhill and the area does not contribute to the setting of a historic settlement.

BXB – Land North of Box Hill Road This area comprises a mix of woodland and farmland pastures. Farms and grazing paddocks front Box Hill Road to the east, on the flat plateau of Box Hill. To the west the landscape is more undulating and comprises a mix of open pasture, horse paddocks to the rear of residential properties, and Ancient Woodland. Wooded areas to the north are owned and managed by the National Trust.




Significant – This area of generally undeveloped countryside and woodland makes a significant contribution to safeguarding the countryside from encroachment.

Minimal – there is no Conservation Area in Boxhill and the area does not contribute to the setting of a historic settlement.


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Buckland The settlement of Buckland straddles the A25 Reigate Road on the east side of the District some 1.2 km from the boundary with Reigate and Banstead. It is a low-lying village, set against the dramatic back-drop of the Mole Gap to Reigate Escarpment which lies to the north.

The village green, containing a pond, extends northwards from the A25, framed by an informal arrangement of traditional buildings. The Green is designated Common Land, as is a spur of woodland extending north-west framing Rectory Lane. The parish church lies on the south side of the A25 along with a village store, barber shop and scattered low density residential development.

Ribbon development extends south-west towards Betchworth with houses fronting the west side of Old Road. A large former sand pit quarry, now mainly flooded, lies to the south-east of the settlement. Much of the land surrounding the settlement is safeguarded for mineral workings.

The map on the following page illustrates the broad areas which are analysed in this Review. At present, Buckland does not have a defined village boundary. Much of the existing village has a relatively open character, which contributes to the openness of the Green Belt. Therefore it is considered that the village should remain washed over by the Green Belt.


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BUA – Land south of the A25 Reigate Road This area comprises land bounded on the west by ancient woodland and to the east by the former sand pit quarries. All of this area is safeguarded for minerals extraction however presently comprises open countryside much of which is pastureland. The spur of ribbon development along Old Road towards Betchworth separates these two more open areas.



Significant – The risk of Buckland merging with Betchworth is significant given existing ribbon development in this locality.

Moderate – Development along Old Road is established however beyond this narrow strip of development the role that the remainder of the area plays in preventing encroachment is moderate.

Minimal - The historic core of the village is visually screened by trees and vegetation.

BUB – Land north of the A25 This area of open countryside wraps around the north of Buckland, south of the North Downs Railway line. An area of Common Land running northwards along Rectory Lane dissects the area in two. Off Rectory Lane, scattered detached housing characterises this area leading up to the level crossing. Fields beyond the housing are large and delineated by trees and hedgerows. Areas of land further to the east currently in agricultural use are safeguarded for minerals extraction.




Significant – Aside from scattered dwellings accessed from Rectory Lane, this area is generally open countryside and woodland making a significant contribution to safeguarding the countryside from encroachment.

Moderate – Open fields, particularly on the east side of Buckland adjoin and are part within the designated Conservation Area.


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BUC – Former Quarry between Reigate Road and Dungates Lane This low-lying former quarry is mostly now restored and features a large lake enclosed by woodland and thick belts of trees which separate it from the built up area of Buckland.




Significant - Now restored, this area is now recapturing a rural countryside character and makes a significant contribution to safeguarding the countryside from encroachment.

Minimal - Woodland and rising ground levels visually screen this area from Buckland and thus it plays a very limited role in preserving the setting and character of the Conservation Area.


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Headley The village of Headley lies in the countryside of the North Downs, south of Leatherhead and Ashtead. It is a very loose-knit settlement, spreading out along a network of narrow, rural lanes. The village services are loosely grouped along Church Lane, where there is a church, pub and shop. There are a number of listed buildings but no Conservation Area. The whole village is within the Area of Great Landscape Value and the southern part is also within the AONB. Areas of national and European significance for nature conservation lie to the south and south west. The map on the following page illustrates the broad areas which are analysed in this Review. At present, Headley does not have a defined village boundary. Much of the existing village has a relatively open character, which contributes to the openness of the Green Belt. Therefore it is considered that the village should remain washed over by the Green Belt.


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HDA – Headley Village This area takes in the majority of the settlement of Headley. The village has a strongly dispersed character, with a very loose knit pattern of development. Pockets of housing are strong along very narrow, often winding lanes enclosed by hedgerows and trees. Clusters of housing are separated by open fields and areas of woodland and there is a strong sense of the countryside reaching right into the heart of the village. The village church, shop and pub are clustered in a central area which itself faces large open fields to the west. All of the area is within the Area of Great Landscape Value and the southern part of the village is also within the AONB. There are a number of individual listed buildings, but no Conservation Area.




Significant – Although this area is within the village, the extremely loose knit nature of Headley, in which clusters of dwellings and other buildings are separated by undeveloped land means that there is a strong sense of the countryside reaching into all parts of the village. These open spaces retain a strong rural character of undulating small fields and woodland.

The whole village is washed over by the Green Belt and there is little sense of a clear village boundary.

Moderate – the open green spaces and woodland throughout the village give this settlement a very strong landscape setting and the Green Belt designation has undoubtedly helped to maintain a sense of openness within the village. There are a number of listed buildings, including the Parish Church, which give the village a historic feel, although it does not have a Conservation Area.


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HDB – West of Headley This area wraps around the west side of Headley and takes in significant areas of open and undeveloped countryside. These vary in character, including a substantial block of ancient woodland at Nower Wood, large, open fields laid to grass in the north and the heathland and woodland of Headley Heath to the south west. Headley Heath is a SSSI and within the Mole Gap to Reigate Escarpment Special Area of Conservation. Nower Wood is a Site of Nature Conservation Importance. Most of the area is within the AGLV. Land to the south (Headley Heath) is also within the AONB.




Significant – This is an area of predominantly open countryside and woodland. It includes areas of nationally important landscape .

Minimal – although this area is highly attractive in its own right, the gradients and wooded areas mean that there are few open views into and out of the village.

HDC – East of Headley This area lies east of Headley and Headley Court and west of the District boundary in the south and the M25 towards the north. It is a narrow area mainly comprising small fields and paddocks, with extensive areas in equestrian use. There are also quite a number of residential properties, as well as equestrian and agricultural buildings. In the south of the area is the cricket ground, on the edge of Headley Heath.




Significant – The area is on the edge of the village and contains outlying dwellings, some substantial equestrian properties and the cricket ground. The M25 is also prominent in certain areas, especially where it crosses above rural lanes. Nevertheless, there are substantial open and undeveloped areas, including blocks of woodland and, like the rest of the village, the area retains a strong rural character.

Minimal –rights of way through the area provide views of the historic church, but most of the older buildings in Headley are further to the west and the area as a whole does not have a role in protecting the setting of an historic settlement.


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HDD – Headley Court Headley Court is a former Ministry of Defence Medical Rehabilitation Centre developed around a Grade II listed former country mansion and its grounds. It includes some substantial institutional buildings which provided medical, rehabilitation and leisure facilities until 2018, along with areas of staff housing. Some of the buildings are temporary in nature and required to be removed following the MoD’s departure. Dwellings formerly housing military personnel have been disposed of separately on the private market. There are also areas of hardstanding providing car parking, several areas managed for outdoor recreation (sports pitches etc) and formal gardens. Nevertheless, throughout the complex, the surrounding woodland and pasture land remains apparent. As well as the original mansion house, there are several structures within the grounds which are listed in their own right.




Significant – There is a significant amount of institutional and residential development within the area. Some of the open spaces are formal in character, including gardens and sports grounds. Nevertheless, the area retains a very strong visual connection with the surrounding countryside, with significant areas of natural woodland around the grounds and reaching between pockets of built development. Some of the existing buildings are temporary in nature, associated with the former military use. The main house retains the character of a country house in rural surroundings.

Minimal – although there are several listed buildings within the complex, it does not adjoin a historic settlement and the setting of the listed buildings is protected by other means.


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Leigh The village of Leigh lies in open countryside in the south eastern part of the District, about 5km south east of Dorking. It is a loose knit settlement, with the main core of the village centred around the Parish Church, pub and village green and further pockets of development to the north east.

The Leigh Conservation Area covers the core of the village however a spur stretches north east to the Grade II* listed Leigh Place which lies in open countryside. Areas of open space within the village centre including the village green are identified as Common Land.

Development, particularly within the Conservation Area, is low density and the village centre has an open rural feel with historic buildings framing the triangular village green. Later estate development (The Glebe) has been developed on the western side of the village.

The small enclave known as Dawesgreen is also identified as forming part of Leigh village. Dawesgreen lies only 150m to the north-west as the crow flies and includes community facilities such as a second public house, the village hall and a children’s play area.



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LGA - Land to the west of Leigh and south of Dawesgreen This area of agricultural and pasture land has an open, gently undulating topography. Lines of oak trees alongside hedgerows are a characteristic feature. The boundary of Leigh village is well screened by a belt of mature trees. The area is undeveloped save for outbuildings and an area of solar panelling serving Dawesgreen House situated some 40m to the rear of residential properties.

To the west, the cricket pitch on the western edge of Dawesgreen is designated Common Land.



Moderate - Development within this assessment area would close the gap between the central part of Leigh and the small group of properties at Dawesgreen.

Significant - Currently open undeveloped countryside that makes a significant contribution to safeguarding the countryside from encroachment.

Moderate – The Leigh Conservation Area appraisal highlights that the historic core of the village sits in an open landscape setting, which includes this open land on the west of the village, although the visual connection with the Conservation Area is less strong than to the east.

LGB – Land to the east of Leigh This area of assessment comprises flat open agricultural fields whose boundaries are delineated by hedgerow and occasional mature trees. The Leigh Conservation Area extends into farmland covering the approach road to Leigh Place as well as the property itself. At the southern end of the area assessed much of the land (and indeed southern part of Leigh village) lies within the flood zone of Deanoak Brook, a tributary of the River Mole. Part of the woodland following the course of the Brook is designated Ancient Woodland.




Significant - Currently open undeveloped countryside that makes a significant contribution to safeguarding the countryside from encroachment.

Significant – South of Flanchford Road this area provides the setting for Leigh Place and the historic core of the village which can be glimpsed from the northern fields. The description of the Conservation Area highlights the large oak trees in the flat open landscape between Leigh Place and the village.


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Mickleham Mickleham Village lies south of Leatherhead and south of the A24 Dorking Road. It lies wholly within the Surrey Hills AONB and just outside the Mole Gap to Reigate Escarpment Special Area of Conservation.

Almost the entire village lies within the Mickleham Conservation Area. The description of the Conservation Area notes the important views from the centre of the village out towards surrounding landscape. To the east the parish church is seen against the steeply rising slopes of the North Downs. Box Hill School which occupies the north west quadrant of the village is an important feature of the Conservation Area.



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MKA Land lying to the west of the Mickleham bounded by the A24 All of the area assessed lies within the Surrey Hills AONB and much of this area is flat and low lying. The level, highly maintained sports fields of Box Hill School, along with a small sports pavilion, lie to the north of Swanworth Lane.

To the south of Swanworth Lane, aside from an additional football pitch adjacent to the A24, the area has a more rural character and is in the ownership of the National Trust. It is comprised largely of grazing pastures very gradually inclining to the south and separated by fences, hedgerows and thin belts of trees.



Minimal – Although parts of Mickleham and Westhumble are relatively close as the crow flies, physical barriers including the A24 and the River Mole flood plain reinforce the clear sense of separation between these settlements.

Moderate – particularly on the southern grazing pastures which display more rural characteristics. However, in other areas the level of encroachment is considered more minimal, due to the proximity of the A24 and the more formal character of the playing fields which do not lend the northern segment a rural feel.

Moderate - This segment contributes both to the setting of the adjacent Conservation Area and to the setting of Boxhill School, identified as an important feature of the Conservation Area.

MKB Land to the east of Mickleham There are a number of urbanising influences in this assessment area which include housing, a recreation ground, village hall, and to the south, the fenced grazing paddocks of Mickleham stud farm, interspersed with fields of pasture and scrubland. A copse of trees lying towards the north of the assessment area is a designated Site of Nature Conservation Importance. To the east, the relief of the land gradual rises towards the Mole Gap to Reigate Escarpment Special Area of Conservation.




Minimal – Given the number of urbanising influences scattered across this assessment area it is not open countryside. The role that this area therefore plays in preventing encroachment is minimal.

Moderate – particularly with regard to fields to the rear of the village church and Conservation Area. Land either side of Dell Close serves a lesser function in preserving the seting and character of the historic village core. Further infilling may however result in a more urban feel to the area.


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MKC Land to the north of the A24 Dorking Road The A24 follows the line of the River Mole which lies to the north of the carriageway. The northern bank of the River Mole delineates the boundary of the historic park and garden ‘Norbury Park’ which stands on the southern escarpment of the North Downs and is included on Historic England’s Parks and Gardens Register.

Much of this area is agricultural or pastureland. The banks of the River Mole are heavily treed. To the west Longbury Wood falls within a wider wooded area which forms part of the Mole Gap to Reigate Escarpment Special Area of Conservation.



Moderate – Norbury Park Farm and its associated buildings lie immediately to the north of this area beyond which, albeit on the opposite side of the A24, lies Givons Grove. Development on the north bank of the River Mole in this location could be considered to compromise the gap between Mickleham and Givons Grove, although the very steep gradient of the land between Mickleham and GIvons Grove acts a physical barrier to development in the gap.

Significant – Development north of the A24 and line of the River Mole would substantially encroach on this area of generally open countryside and woodland.

Significant – Whilst Norbury Park House cannot be viewed from this area of assessment it nonetheless forms part of Norbury Park and thus contributes to the historic character of the wider area. The higher parts of Mickleham Village can be clearly viewed across the A24.


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Newdigate Newdigate lies in a relatively flat part of the Weald, east of the A24. It is about 8km south of Dorking and 2km east of Beare Green and Capel.

The main core of the village is centred around the Village Street, where the Church, school, pub and two shops lie to the south east of The Brocus recreation ground. This central and southern area of the village is covered by the Newdigate Conservation Area. The Conservation Area description notes that the gaps on the southern side of Church Road provide important views to the surrounding countryside.

There are several areas of outlying development, particularly to the north and east, where ribbon development extends along Parkgate Road and, to a lesser extent, Henfold Lane. A more substantial residential enclave also exists to the east, at Hogspudding Lane, including a modern redevelopment of the former Newdigate Brickworks. Another modern redevelopment lies further north at Beckett Wood, built on the site of a former fireworks factory.



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NDA - Land around Brocus Dield The village hall and sports and social club front Kingsland which forms the southern boundary to this area of assessment. To the rear of these lies the Brocus Field, providing playing fields and sports pitches stretching north to Henfold Lane and flanked on their western boundary by Knoll Copse, ancient semi-natural woodland and a designated Site of Nature Conservation Importance (SNCI).




Moderate –This area is not undeveloped countryside nonetheless given its open character the contribution that this land makes to the safeguarding of the countryside from encroachment is considered moderate.

Significant – The playing fields play a significant role in providing a setting for the historic village centre, a designated Conservation Area. The church spire can be viewed from this area.

NDB – Land on the north-west periphery of Newdigate Aside from a couple of dwellings sited at the junction of Henfold Lane with Parkgate Road the remainder of this area is principally undeveloped pasture, its northern boundary formed by a brook and belts of woodland. To the south lies Knoll Copse, ancient semi-natural woodland and a designated Site of Nature Conservation Importance (SNCI).




Significant – This is an area of generally open, undeveloped countryside and woodland.

Minimal – the area is detached from the Conservation Area and does not contribute to the setting of a historic settlement.


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NDC – Land between Newdigate centre and Hogspudding Lane This area of open countryside lies between the rear of properties fronting Parkgate Road and the enclave of housing at Hogspudding Lane. Towards the south, it includes land to the east of Newdigate village centre and the Conservation Area.

The area is characterised principally by open fields delineated by boundaries of mixed hedgerows and mature trees. It also includes the Dean House Farm Fishery which is made up of four fishing lakes (one of which is a 1ha man-made lake) open to the public for recreational fishing. The collection of buildings making up Dean House Farm lie beyond the village infill boundary, however it is within the Conservation Area.



Moderate – This open area separates the village centre from the separate residential enclave along Hogspudding Lane and around the junction of Hogspudding Lane and Parkgate Road.

Significant - This mainly undeveloped area makes a significant contribution to safeguarding the countryside from encroachment.

Moderate – Farm buildings obscure views into the village centre however its open character adds to the setting of the Conservation Area in the south.

NDD - Land to the south and south-west of Newdigate This area of flat open countryside comprises large fields of pastureland separated by low hedgerows and sporadic mature trees. The exception to this is a parcel of scrubland situated to the west of the village sandwiched between the rear gardens of houses fronting Winfield and a cluster of dwellings surrounding Kingsland Farm.

The Newdigate Conservation Area description highlights the important views into this area from gaps on the southern side of Church Road.




Significant – This area of low-lying, undeveloped open countryside makes a significant contribution to safeguarding the countryside from encroachment. The exception would be the parcel of scrubland to the west which is relatively enclosed by existing development.

Significant - This area abuts the Newdigate Conservation Area and provides an important setting for the village centre and 13th century church. There are expansive views to and from this area. The exception would be the parcel of scrubland to the west which is relatively enclosed by existing development.


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NDE – Land to the north east of Newdigate This sector takes in housing developments on Hogspudding Lane and Parkgate Road to the north east of the village centre. These are the most concentrated of a series of ribbon developments, which become progressively more loose knit as the distance from the village centre increases. Large areas of ancient woodland and SNCIs, to the north and east, (e.g. Reffolds Copse, Hammonds Copse and Newdigate Brickworks) go some way towards containing the expansion of this area however it is relatively well-populated.



Moderate - The risk of settlements merging is minimal however further infill development would result in the merging of residential enclaves.

Moderate – The significance of the role that this area plays in preventing encroachment is lessened by the fact that it already supports development.

Minimal – the area is detached from the Conservation Area and does not contribute to the setting of a historic settlement.


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South Holmwood South Holmwood is a small, compact village lying mainly to the west of the A24, between Dorking and Beare Green. The whole village is within the AONB.

Housing is relatively high density compared to other villages in the District, and includes older (Victorian) cottages and mid 20th Century estate development. To the east of the village is Holmwood Common, owned and managed by the National Trust and occupying a large swathe of land on the east side of the A24. The National Trust also owns and manages land lying immediately to the south of the village, straddling Betchets Green Road.

The map on the following page illustrates the broad areas which are analysed in this Review. The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan. The area within the existing village boundary does not have a particularly open character, due to the level of existing built development. Therefore it is considered that this area could be inset from the Green Belt.


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SHA – Land to the north and west of South Holmwood This area is characterised by expansive fields of grassland bounded by low hedgerows and the occasional mature tree. The rural landscape is gently undulating and the area slopes up gently westwards towards a wooded ridge. The edge of the built up area is clearly delineated by the boundary fences of rear gardens.




Significant – Due to its rural open nature, the area makes a significant contribution to safeguarding the countryside from encroachment.

Minimal - South Holmwood is not an historic village nor has any Conservation Area status.

SHB – Land to the south of South Holmwood A strip of Common Land owned by the National Trust frames Betchets Brook (and Betchets Green Road) and forms the southern boundary to the built up area of the village. It comprises a mix of open common and clumps of trees to the south of which lies scattered development including the Grade II listed Church of St Mary Magdalene, a vicarage, former nursing home (now a dwelling) and farm buildings. There is also a children’s play area. Whilst not open countryside, the area possesses a rural character.



Minimal – although the larger rural village of Beare Green lies approximately 1 km to the south, there are significant areas of wooded Common Land between the two settlements, which help to maintain their clear sense of separation and individual identity. There is no connectivity between the two settlements other than the A24 dual carriageway.

Moderate - Whilst not open countryside any infilling could lend the area a more urban character.

Minimal - South Holmwood is not an historic village nor has any Conservation Area status. Nonetheless it should be noted that this area provides an important setting for the Grade II listed Church of St Mary Magdalene.


130

SHC – Land east of the A24 Horsham Road

The ancient Holmwood Common lies on the east side of the A24. This relatively flat heavily wooded 650 acre Common maintains its rural feel despite its attraction to visitors and numerous footpaths, trails and bridleways. Aside from a couple of pockets of privately owned residential properties, (the largest being Oakdale, a former children’s home now converted to privately owned properties), the land is owned and managed by the National Trust.




Significant – Heavily wooded and protected rural landscape.

Minimal - South Holmwood is not an historic village nor has any Conservation Area status.


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Strood Green Strood Green is currently classified as a smaller village, which is washed over by the Green Belt. The exception is a reserve housing site on the west side of Strood Green, which is excluded from the Green Belt. Because of the close physical relationship between these two settlements, they have been considered together for purposes of this Green Belt Review. See Brockham and Strood Green, in Section 3 above.


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Westhumble Westhumble Village is situated 2 km to the north of Dorking and lies wholly within the Surrey Hills AONB and close to the Mole Gap to Reigate Escarpment Special Area of Conservation. The historic landscape of Norbury Park (a Registered Park) lies to the north west. There is no Conservation Area, although there are a number of individual listed buildings.

The older part of the village lies mainly to the east of the railway line, to either side of Westcott Street, and includes the railway station and the Stepping Stones pub. To the west is a much more extensive area of mainly 20th century development; predominantly detached housing in generous, mature gardens. Much of the housing is accessed via a looping network of cul de sacs and private roads. Many of the roads and lanes are rather narrow.

The map on the following page illustrates the broad areas which are analysed in this Review. The village boundary shown in green is the adopted boundary and therefore subject to review during preparation of the Future Mole Valley Local Plan. The areas north of Chapel Lane and east of the railway line have a relatively open character, which contributes to the openness of the Green Belt. Therefore it is considered that these parts of the village should remain washed over by the Green Belt. However, the residential area south of Chapel Lane is less open, due to the level of existing built development. Therefore it is considered that this area could be inset from the Green Belt.


133


134

WHA – Land east of Westhumble bounded by the Dorking Leatherhead mainline railway and A24 The area south of Westhumble Street comprises a number or urbanising influences including low density detached properties, the Grade II listed Boxhill and Westhumble Railway Station, a row of cottages fronting the A24, and playing fields (home to the Dorking Wanderers Football Club). To the north of Westhumble Street lies Cleveland Court (17 residential apartments) and further to the east a private road servicing a number of cottages.

Aside from these two clusters of development land north of Westhumble Street is largely open pasture much of which lies in the flood plain of the River Mole.



Minimal – Whilst the village centre of Mickleham lies some 1km to the north-east of Westhumble strong physical barriers include the A24, the River Mole, and a heavily wooded incline including designated ancient woodland.

Moderate - The area supports some scattered development along and to the south of Westhumble Street however there are open fields to the north and south. The railway line represents a definitive boundary to the higher density village settlement which lies to the west.

Minimal - there is no Conservation Area in Westhumble and this area is visually contained and does not contribute to the setting of a historic settlement.


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WHB - Land south and west of Westhumble This broad area covers a sweep of land around the western and southern boundaries of Westhumble Village. Large, open grazing pastures delineated by hedgerows and tree belts rise up either side of Chapel Lane which has a very rural undeveloped feel. Much of this land surrounding Chapel Farm is owned and managed by the National Trust.

To the south fields are dissected by a heavily treed trackway, designated ancient woodland, south of which extend the vineyards of Denbies Wine Estate.



Minimal – The boundary of Dorking lies some 1km to the south however the belt of ancient woodland provides a permanent barrier to merging between the settlements. The settlements are not visually apparent to each other and the only highway connecting them is the A24.

Significant – Due to its generally open, rural nature, the area to the west of Westhumble makes a significant contribution to safeguarding the countryside from encroachment. Small parcels of land lying immediately south of the village and enclosed by a belt of ancient woodland separating this area from Denbies Wine Estate do not make as significant a contribution. Their development would at most have a Moderate impact on encroachment into the countryside.

Minimal - there is no Conservation Area in Westhumble and there are limited views in and out of this area from the adjoining village.


136

WHC - Land north of Westhumble (Crabtree Lane) west of the mainline railway This mainly open expanse of rural countryside slopes down from Crabtree Lane towards the River Mole which forms the northern boundary. The sloping hillside is wooded (the Pickering Plantation), otherwise the land opens out onto grassed meadows leading to the flat flood plain of the River Mole. Part of this (Foxbury Shaw) lies within the Mole Gap to Reigate Escarpment SSSI and SAC.

Further west lies the heavily wooded Norbury Park included on Historic England’s Parks and Gardens Register. Brick arches of a railway viaduct crossing the River Mole provide architectural interest.



Minimal – Whilst the village centre of Mickleham lies some 1km to the north-east of Westhumble strong physical barriers include the A24, the River Mole, and a heavily wooded incline including designated ancient woodland.

Significant - Due to its generally open, rural nature, the area makes a significant contribution to safeguarding the countryside from encroachment.

Minimal - there is no Conservation Area in Westhumble and there are limited views in and out of this area from the adjoining village.


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Section 5: Wider Rural Areas

This section considers the more expansive, relatively undeveloped parts of the Green Belt in the most rural parts of the District. It should be read in conjunction with the assessments of individual settlements in sections 3 and 4. Where a rural area is already well covered at settlement level, the analysis is not duplicated here. The area beyond the Green Belt (south of Capel, Ockley and Forest Green) is also excluded. The map on the following page illustrates the broad areas which are analysed in this Review.


138


139

RA – North Downs The full sweep of the North Downs runs from Dover, Kent in the east to Farnham, Surrey in the west. They have a dramatic and distinctive topography with a steep, south facing scarp slope and gently sloping north facing dip slope. This topography can be seen within Mole Valley, with the downland landscape rising up from the southern edges of Ashtead, Leatherhead, Fetcham and Bookham, to the dramatic slopes of Box Hill and Ranmore, just north of Dorking. The River Mole provides an important corridor through the North Downs, creating the “Mole Gap” running north/south through the District, with its lower-lying areas of farmland. The Mole Gap is also a transport corridor and where most of the villages can be found. The vast majority of the area is within the Surrey Hills Area of Outstanding Natural Beauty. Additional areas are within the Area of Great Landscape Value. Significant areas lie within the Mole Gap to Reigate Escarpment Special Area of Conservation. There are two Registered Parks, at Polesden Lacey and Norbury Park.


Significant - The North Downs is a band of open countryside immediately south of the large built up areas of Ashtead, Leatherhead, Fetcham and Bookham. These built up areas in turn are at the outer limit of the historic expansion of Greater London, where mid 20th century development enveloped villages and towns just north of the Downs. Therefore, the North Downs has a significant role in limiting the outward spread of the urban area, both historically and in the present day.

Minimal - Although there are settlements within and just outside the North Downs, they are well spaced apart and separated by expanses of substantially undeveloped countryside.

Significant - The North Downs is a highly valued landscape, the majority of which is designated an Area of Outstanding Natural Beauty and/or Area of Great Landscape Value. Outside the villages, there is minimal built development and the whole area provides a varied landscape of national importance, with large expanses of ancient woodland, chalk downland and lower-lying agricultural areas.

Significant - The North Downs provides a striking landscape setting for the historic town of Dorking to the south. Many parts of Dorking enjoy expansive views of Box Hill and Ranmore and these areas of high ground provide a highly attractive backdrop to many parts of the townscape. Conversely, views into Dorking from the North Downs reveal the historic town nestling in a bowl formed by the surrounding hills, with the central Conservation Area, focussed on St Martin’s Church, being readily appreciated. To the north, the Downs also provide a strong landscape setting to the south of the built up areas of Bookham, Fetcham, Leatherhead and Ashtead, although the relationship with these settlements’ Conservation Areas is generally less direct.


140

RB – Westcott to Abinger Hammer This area takes in the rural areas west of Westcott, along the lower lying ground which is between the North Downs to the north and the Greensand Hills to the south. The A25 and Reading/Gatwick railway line run through this east/west corridor. The area has an attractive landscape of mixed agricultural areas interspersed with surrounding woodland. The sense of being in a valley is strongest in the east, where the village of Westcott lies between the scarp slope of the Downs and the steeply rising wooded slopes of the Greensand Hills (see Westcott section). Further west, the valley broadens out and forms a strip of good farming land which includes extensive areas of woodland on the North Downs scarp slope. The whole area is within the Surrey Hills AONB.


Moderate –The majority of the area does not adjoin a large built up area. However, it has a role in preventing the outward spread of Dorking, to the west.

Minimal - Although there are settlements at Wotton, Abinger Common and Abinger Hammer, these are very small, with large expanses of woodland and open fields separating the settlements.

To some degree, merging issues do arise in the area between Dorking and Westcott. These are assessed as part of the Dorking and Westcott assessments.

Significant - This area is part of the Area of Outstanding Natural Beauty and Area of Great Landscape Value. Despite the good access provided by the A25, there is minimal built development. The area is characterised by rolling fields and areas of woodland below the higher ground of the Greensand Hills and North Downs.

Significant - This rural landscape encloses historic villages at Westcott and Abinger Hammer and provides them with a strong landscape setting.


141

RC – Dorking to edge of Reigate This is a moderately open, flat to gently undulating valley, lying east of Dorking and west of Reigate. The River Mole flows from east to west, before turning north up the Mole Gap at Dorking. The A25 and Reading/Gatwick railway line also run through this corridor and are overshadowed on the north side by the North Downs, which provides a dramatic contrast to the flatter, more open parkland below. The agricultural landscape is small in scale, with an intricate patchwork of fields, woodland belts, hedgerows and copses, providing a varied feeling of enclosure throughout the area. The farmland is mainly used for grazing, which has maintained a field pattern that is relatively intact. Much of the farmland has been developed on areas of former parkland, such as around Buckland and Betchworth where specimen trees are still visible throughout. The northern edge of the area is within the Surrey Hills AONB, the southern boundary of which follows the railway line. Additional areas between the railway lines and the A25 are within the Area of Great Landscape Value, but not the AONB.


Significant - This area extends between the two large built up areas of Dorking and Reigate and has a role in preventing the outward sprawl of these two settlements.

Moderate - Between Dorking and Reigate is a string of villages, some of which have begun to show signs of merging (see analysis of Brockham, Betchworth and Buckland). There is also some ribbon development along the A25. Generally, the gaps between settlements are less well defined than in the equivalent area to the west of Dorking.

Moderate - There are extensive areas of open countryside, with rolling agricultural fields and areas of woodland. Parts of the area are within the AONB and/or AGLV. However, there are also several villages and other areas of built development along the A25 corridor, including several minerals workings. Therefore not all of the area has the character of open countryside.

Moderate - This rural landscape encloses historic villages at Brockham, Betchworth and Buckland and parts of it contribute to the setting of Conservation Areas at these locations (see more detailed analysis for each village). But at a strategic level, not all of the area has a role in the setting of historic settlements.


142

RD - Greensand Hills The Greensand Hills lie south west of Dorking and are a dominant feature in the landscape of the Surrey Hills. The area is characterised by prominent wooded hills divided by valleys. It is relatively unspoilt and has a quality of true remoteness. Extensive woodland is punctuated with very small settlements in secluded valleys and small-scale agriculture in wooded clearings. There is a strong sense of enclosure as a result of the extensive woodland and deep valleys in the easily-eroded sandstone, with many of the rural lanes running through deep cuttings. The whole area is within the Surrey Hills AONB. Extensive areas are within National Trust ownership and there are also large expanses of Common Land. The villages of Coldharbour and Holmbury St Mary have Conservation Areas which encompass almost the whole settlement and there are additional Conservation Areas around the tiny hamlets of Friday Street and Broadmoor. There is also a Grade II* Registered Park at Wotton House.


Moderate - The Greensand Hills lie south west of the large built up area of Dorking and this part of the area acts as a natural constraint against the outward spread of the urban area. However, the rest of the area is more remote from large built up areas.

Minimal - Although there are settlements within the Greensand Hills, they are very small and often secluded within deep valleys or woodland clearings. There are large expanses of woodland separating the settlements.

Significant - The Greensand Hills is a landscape of national importance, in the heart of the Area of Outstanding Natural Beauty. There is minimal built development and the extensive areas of woodland and narrow, enclosed lanes have an extremely rural character which belies the area’s proximity to Dorking.

Significant - The Greensand Hills are part of the attractive landscape setting for the historic town of Dorking. The iconic views of Dorking from Box Hill and Ranmore reveal how the town sits in a bowl formed by the surrounding hills and the Greensand Hills provide the backdrop to those views. The area also contains several historic villages and hamlets and the large expanses of woodland and steep valleys are an important aspect of their setting.


143

RE – Low and Wooded Weald This area takes in much of the southern part of the District. In the south eastern part of Mole Valley, it encompasses all the rural areas east of the A24 and south of the A25. In the south west of the District, it is the lower-lying part of the Green Belt which lies below the southern-facing slope of the Greensand Hills. The Wealden landscape has an open and gently undulating topography. It is a small-scale landscape composed of an intricate mix of small woodlands, a patchwork of fields, and hedgerows. Tree cover is generally greater in the western part of the area. Narrow winding roads and lanes follow the sinuous lines of hedgerows throughout the Weald and provide varied views towards the more dramatic scenery of the Greensand ridge and North Downs. There are several villages, often centred on greens or commons. Most of the villages have Conservation Areas, which often encompass open areas that contribute to their setting.


Significant – The eastern (and larger) part of area is bounded by three large built up areas (Dorking, Reigate/Redhill and Horley/Crawley). Therefore although large parts of it area some distance from these settlements, at a strategic scale it serves a significant role in preventing the outward sprawl of large built up areas. The Green Belt in the south eastern part of the District, around Charlwood and Hookwood, also has a role in preventing the outward sprawl of development associated with Gatwick Airport.

Minimal - There are some limited areas where merging between villages is an issue, but generally the villages are separated by significant expanses of open countryside.

Significant – Although there are villages and residential enclaves throughout the area it retains a very rural character, comprising a patchwork of agricultural fields, grazing land and small pockets of woodland. There are significant expanses of open countryside and the low-lying topography often enables long and largely uninterrupted views.

Moderate - This rural landscape encloses several historic villages, most of which have Conservation Areas. The relationship between the Conservation Area and the surrounding landscape is often strong and views between villages and their surrounding fields are characteristic of the Wealden village. However, the areas which have the most significant role in safeguarding the setting of these settlements are more localised than in other parts of the Green Belt (such as the Greensand Hills and North Downs).


144

Section 6 – Green Belt Boundary Anomalies

This section details a number of minor boundary changes which are proposed to correct anomalies in the current definition of the Green Belt boundary and ensure that it accords with guidance in the NPPF.

Over time, some anomalies have arisen or come to the attention of the Council concerning the current alignment of the Green Belt boundary. These have arisen because there have been changes in circumstances on the ground since the current Green Belt boundary was defined and/or because advice on how the Green Belt boundary should be defined has been updated.

The Local Plan review presents an opportunity to ensure that the Green Belt boundary is up to date and follows consistent criteria throughout the District. This is a separate process from the identification of sites for housing.

When defining Green belt boundaries, the NPPF (paragraph 139) states that local planning authorities should, among other things “Define boundaries clearly, using physical features that are readily recognisable and likely to be permanent”. Account should also be taken of the extent to which it is necessary to keep land permanently open.

With this guidance in mind, a number of minor changes to the current Green Belt boundary are proposed. While changes to the Green Belt should normally take place where exceptional circumstances have been demonstrated, the limited extent of these changes mean that they would have no material impact on the function of the Green Belt, and are only proposed to ensure that the boundary on the ground is consistent paragraph 139 of the NPPF.

All the proposed changes are around the five built up areas of Dorking, Leatherhead, Ashtead, Fetcham and Bookham.

The proposed boundary changes are shown on the policies map and listed below. Map extracts are provided to show the existing and proposed location of the Green Belt boundary.

There are similar anomalies in the boundaries of many of the rural villages. However, these have been addressed as part of the wider review of village boundaries, under the strategic option of Modest Additions to Rural Villages. The proposed new village boundaries are shown on the policies map.

Green Belt Boundary Anomalies: Ashtead

Ref Address Justification Map

AS01 44 Harriotts Lane

This is a detached house, set behind other properties on Harriotts Lane, within large grounds. The existing Green Belt boundary cuts through the middle of the garden. The house itself is mostly within the Green

Belt and the plot is on the edge of a large area of open land, comprising school playing fields. The Green Belt

is also very narrow here between the settlement of Ashtead and the M25. To avoid impacting on the openness of the Green Belt, it is proposed that the

Green Belt boundary is redrawn along the rear garden boundaries of 36-42a Harriotts Lane, leaving the entire

plot at no. 44 in the Green Belt.


146


AS02 2-18 Harriotts

Lane and 1-6 Heathfield

Close

The existing Green Belt boundary cuts through a row of rear gardens (Harriotts Lane), although the

alignment changes to the south to follow the rear garden boundaries. 1-6 Heathfield Close are relatively new dwellings (permitted in 2000), which were built on

the site of a former builders yard. The houses themselves are within the built-up area, but the front gardens of no.’s1-5 are in the Green Belt, as is the

side garden/parking area of no. 6.

It is proposed to realign the Green Belt boundary to follow the property boundaries along Harriotts Lane

and the edge of the access road to Heathfield Close. However, the small parcel of land immediately west of the access to 1-6 Heathfield Close would remain in the

Green Belt, as this has a more open character.


147


AS03 33-57 Broadhurst

The properties of 33-57 Broadhurst have long rear gardens, which adjoin the edge of Ashtead Common.

The bottom half of the rear gardens have been excluded from the built-up area where the Green Belt

follows the course of the Rye Brook. However, boundary fencing follows the rear garden boundaries

and not along the Brook. This is a more clearly-defined boundary and it is proposed that the Green Belt boundary is moved further northwards to fully incorporate these gardens within the built-up area.


148


AS04 34 Oaken Coppice

The existing Green Belt boundary excludes part of the rear garden of this property. The garden projects into the open fields to the south. However, the property

boundary is well established and the additional land in the built-up area would be small. It is proposed to realign the Green Belt boundary to follow the rear

garden boundary.


149


AS05 24 Epsom Road and 4-

6 Quarry Gardens

The Green Belt boundary excludes the rear gardens of 4-6 Quarry Gardens and cuts through the dwelling at

24 Epsom Road. The Green Belt land here is a narrow strip between the dwellings and the M25 and

therefore the contribution to openness is considered to be minimal. It is proposed that the Green Belt

boundary is amended to include these rear gardens within the built-up area.


150


AS06 Downsend School

Building, Grange Road

Most of the Downsend School buildings are within the built-up area, with the exception of the building fronting Grange Road and a small part of the northern end of the school building. The detached building fronting

Grange Road is of a different character to the surrounding buildings/properties and given its

projection into the countryside it would seem logical for this building to be retained within the Green Belt. However, it is proposed to realign the Green Belt

boundary to follow the edge of the adjacent building, which is a more clearly-defined boundary.


151


AS08 105-107 Newton

Wood Road

Redraw GB boundary along property boundaries


152


AS09 186 Overdale

Redraw GB boundary along property boundary


153


AS10 Woodfield Road



154


AS11 1-19 The Common



155


AS12 7 Ashtead Woods Road



156


AS13 14 Rye Field Redraw GB boundary along property boundary


157


AS14 5-7 Preston Grove



158


AS15 8-10 Fairholme Crescent



159


AS16 3-7 Caen Wood Road



160


AS17 Grange Road

Redraw GB boundary along physical feature (road)


161

Green Belt Boundary Anomalies: Bookham


BK1 Long Maddox Farm,

Haddon House, Bryher,

Flowerdale, October

House and Hunters Moon,

Maddox Park

The Green Belt boundary currently cuts through the rear gardens of Bryher, Flowerdale, Hunters Moon and

October House. Although these are very long gardens, they are well defined and have the feel of

extended gardens rather than open countryside. It is proposed that the Green Belt boundary is amended to

follow the property boundaries.

The area includes site allocation SA13, Land to the rear of Hunters Moon, Maddox Park.

To the west, Haddon House has a more spacious garden, which is considered to contribute to the

openness of the Green Belt. Parts of Long Maddox Farm are more built up, but the buildings are of an

agricultural/equestrian character which is characteristic of a Green Belt location. Therefore

these properties would remain within the Green Belt.


162


BK2 Hazelwood and

Wildwood, Burnhams

Road

The rear gardens of these properties extend into Oaken Wood to the south. At present the Green Belt

boundary cuts these gardens. Whilst the wooded gardens do make a positive contribution to the

undeveloped woodland setting of Bookham, the Green Belt boundary does not currently follow any physical features on the ground. It is therefore proposed that the boundary is realigned to follow the rear garden

boundaries.


163


BK3 Long Heath Cottage,

Longheath Drive

The existing Green Belt boundary bisects the large rear garden, which includes development in the form

of outbuildings along the southern site boundary. Fencing also demarcates the garden from the

countryside to the south. It is proposed that the Green Belt boundary is realigned to follow the garden

boundary.


164


BK07 The Pleasaunce,

Guildford Road



165

Green Belt Boundary Anomalies: Dorking


DK1 Hamar, Martineau

Drive

The existing Green Belt boundary does not follow any obvious features on the ground at this

location, meaning that the boundary includes a small section of road. It is proposed to amend

the boundary here to follow the southern boundary of Martineau Road, which represents a

defensible boundary.


166


DK2 Tanglewood, Tower Hill

The existing Green Belt boundary cuts through the bottom section of the wooded rear garden

belonging to Tanglewood, in addition to a small triangular section of land in the rear garden of

neighbouring property Sylvan Hurst. In the current location the boundary does not follow any

defined physical features. It is proposed to redraw the boundary along the rear garden

boundary of Tanglewood, which would also align with the proposed boundary amendment for DK3

(see below).


167


DK3 Goodwyns Place,

Tower Hill

The land in question is part of the belt of woodland, which continues through the Glory Woods to the east. The Green Belt is narrow here. It is proposed to follow the open rear

garden boundary of Goodwyns Place, adding this wooded parcel of land to the south to the Green

Belt, providing a defensible boundary against further encroachment into the countryside.


168


DK4 Covered Reservoir

adjacent to Goodwyns

Place, Tower Hill

The existing Green Belt boundary bisects the covered Reservoir, which has an artificial/man-

made appearance despite it having a grass surface. Area DK4 incorporates a number of

existing small built structures, including a telephone mast and other associated structures along the eastern boundary, in addition to a hard surfaced track running in a west to east direction along the northern boundary of this piece of land.

The thick tree belt to the east will form a more suitable defensible boundary.


169


DK5 8-12 Denfield and

Down House, Denfield

The existing Green Belt boundary bisects a number of large back gardens. These gardens

do have generous tree cover and form part of the Glory Woods tree belt. Whilst this wooded area is considered to make a positive contribution to

the undeveloped woodland setting of the town, it is proposed to adjust the existing boundary the

rear garden boundaries of these properties, which are more clearly-defined features.


170


DK6 Harrowlands Hospital,

Harrowlands Park

The existing Green Belt boundary cuts through this hospital building and its grounds. The

grounds are open and make a positive contribution to the setting of the town. Including the whole of the open grounds within the Green Belt would be inconsistent with the purposes of

the Green Belt. However, it is considered appropriate to realign the boundary to follow the

edge of the hospital building and its access.


171


DK7 St Paul’s Church

School, St Pauls Road

The existing Green Belt boundary cuts through a number of newer school buildings that back on to

the school playing fields. A section of hardstanding to the south-west of the buildings is

also included within the Green Belt. It is proposed to draw the adjusted boundary to follow the built development on the site. The adjacent

playing fields do contribute to the purposes of the Green Belt.


172


DK8 16 Deepdene

Wood

A small part of this back garden is within the Green Belt. The long back garden is considered to make a positive contribution to the countryside

setting of the town. However, the existing boundary is ill-defined as it does not follow any

defined features at present. Therefore it is proposed to remove the remaining garden area

from the Green Belt.


173


DK9 27 & 29 Yew Tree Road

The houses (27 & 29) date from 2003. The Green Belt boundary bi-sects their long back gardens. The Green Belt land was part of the

application site for these houses when planning permission was granted. Although largely

undeveloped, both gardens do contain structures including outbuildings, which are visible from the adjacent footpath to the east. A combination of solid fence panels and chain link fencing with

regular wooden posts demarcate these garden boundaries. A tree belt/hedgerow exists at the

end of these gardens along the northern boundaries, which would form a defensible

boundary.


174


DK10 Ranmore Park,

Limeway

This is a housing development permitted in 1986 and built in the early 1990’s. It is contained

within a former quarry. The site is on the edge of the built-up area and does not make any clear contribution towards the purposes of the Green Belt. Any further intensification of development

on this site (although none is proposed at present) might be considered to have little impact on the Green Belt. It is proposed that the Green Belt boundary is redrawn to follow the existing

tree belt that surrounds the development, which would represent a defensible boundary.


175


DK11 South of Curtis Road

The existing Green Belt boundary cuts through this car park/vehicle yard. The vehicle use is well-established and does not serve any clear

Green Belt purpose.


176


DK12 Hanover Court &

Little Willows,

Nutcombe Lane

Hanover Court and one adjacent property (Little Willows) are in the Green Belt, but the adjacent

properties are not. Hanover Court dates from the late 1980’s and is now well-established as part of the built-up area of Dorking. There is no obvious

change in character between these properties and the housing to the south and east, nor do they contribute towards any of the Green Belt

purposes.


177


DK14 22 & 36 Highacre,

including the garage block adjacent to 23 Highacre

The existing Green Belt boundary cuts through buildings and gardens in the Highacre

development, which has been built since the Green Belt boundary was originally defined.

Redrawing the Green Belt boundary to exclude these properties and the communal garden to the

rear would be more appropriate, using the tree belt to the south-west as a defensible boundary. The Green Belt boundary also cuts through the garage block building adjacent to 23 Highacre.

The boundary should be re-drawn to exclude this building from the Green Belt.


178


DK15 Chart House,

Chart Lane

The existing Green Belt boundary cuts through the large garden to the south of Chart House. This is a very large garden, on the edge of the built-up area. The land south of the Green Belt boundary is open and continues into paddocks. The land south of the Green Belt boundary does

make a contribution to the openness of the Green Belt. However, the rear garden boundary ends not much beyond the Green Belt boundary. It is

proposed that the boundary be amended to include garden land, but excluding the tennis

court and paddocks.


179


DK17 Marleymead and Mead Cottage,

Ridgeway Road

Both properties are located within the Green Belt. Marleymead is considered to have a stronger

relationship with the undeveloped, wooded land to the south, some of which is within the

boundary of Marleymead itself. Both properties are also at the crest of the rise, where

intensification of development could have a greater impact on the setting and character of

Dorking. It is proposed to redraw the Green Belt boundary around the relatively small rear garden of Mead Cottage to inset this property from the Green Belt, along with the adjacent section of

roadway.


180


DK18 13-18 Riverside



181


DK19 20 Deepdene

Road



182


DK20 Land between

Cotmandene and

Deepdene Avenue

Redraw GB boundary along property boundary and defined physical feature


183


DK21 Cotmandene / Heath Hill

Redraw GB boundary along edge of road, to keep consistent and along defined physical

feature


184


DK22 61-63 Claygate

Road



185


DK23 1 St Johns Redraw GB boundary along property boundary


186


DK24 4 Lodge Close



187


DK25 Sondes Place

Cottages



188


DK26 Limeway Terrace



189


DK27 Keppel Road



190

Green Belt Boundary Anomalies: Fetcham


FT1 Rear of Hawks Hill

House, Guildford

Road

This residential development was permitted in 2005. The Green Belt boundary bisects the extensive

grounds and does not follow the building curtilage. It is proposed that the boundary is realigned slightly to

follow the rear garden boundaries of these properties. The remainder of the grounds would remain in the

Green Belt, as they make a significant contribution to the open setting of Fetcham.


191


FT2 Cherry Orchard Farm,

Guildford Road

This is a modern dwelling permitted in 2011 as a replacement dwelling. The existing Green Belt

boundary cuts through the building. It is proposed that the Green Belt boundary is realigned to take in the area occupied by the dwelling and its outbuildings.

However, the wider extent of the garden to the south east contributes to the open setting of the Fetcham

and would remain in the Green Belt.


192


FT3 4-10 River Lane

The existing Green Belt boundary cuts through the back gardens of properties fronting River Lane. The

rear gardens are relatively small and are considered to make only a limited contribution to the openness of the Green Belt. It is proposed to realign the boundary to

follow the rear garden boundaries.


193


FT4 12 River Lane

In this location the existing Green Belt boundary cuts across the driveway for no. 12 River Lane close to the

junction. Given the length of the driveway it is not considered justified to include the whole site within the

settlement area. As such, it is proposed that the boundary is realigned here to include the small section

of driveway/grass verge in the Green Belt.


194


FT5 River Walk This development of 26 dwellings was permitted in 2016, in very special circumstances. The boundary is

proposed to be adjusted to follow the more substantially developed part of the site. However, it is proposed to retain the three dwellings at River Island

Close within the Green Belt, together with the intervening land between these properties and the new properties along River Walk. This area is more open

and continues to contribute to the openness of the Green Belt.


195


FT6 Hawks Hill Court

The existing Green Belt boundary bisects the rear gardens. It is proposed that the Green Belt boundary be realigned to run along the rear garden boundaries. A very small triangular section of land adjacent to the

grass verge to the south east of no. 12 would be added to the Green Belt to allow the boundary to

follow a physical feature on the ground.


196


FT07 Monks Green Redraw GB boundary along property boundaries


197


FT08 31 Monks Green



198


FT09 Rame Cottage, Guildford

Road



199


FT10 Hawks View, Guildford

Road



200

Green Belt Boundary Anomalies: Leatherhead


LH1 Northern Boundary of

Business Park

The existing Green Belt boundary bi-sects the car park in this location and does not follow the property boundary. However, the property boundary is well defined by a tree belt. It is proposed to move the

Green Belt boundary to align with the property boundary.


201


LH31 28 Ryebridge

The existing Green Belt boundary is located close to where the River Rye is culverted, which then flows

beneath the M25. It is suggested that the Green Belt boundary is realigned to go around the culvert, as

opposed to cutting straight through it.


202


LH5 End of Yarm Way

The existing Green Belt boundary lies approximately 25 metres to the south of existing residential

property boundaries and takes in part of the adjacent field. It does follow current recognisable boundaries

or features on the ground, but cuts through the middle of an Electrical Sub-Station compound. It is proposed that the boundary is amended to follow

residential property boundaries at the southern end of Yarm Way.

(The map also shows the proposed revision to the Green Belt boundary associated with site allocation

SA-53, Land adjacent to Crestawood, Reigate Road.)


203


LH6 West of Business

Park

The Green Belt boundary is somewhat artificial here, being drawn around the west side of the Business

Park buildings. Where the boundary crosses Springfield Drive and runs past the Electrical Sub-

Station it follows no physical features on the ground. It is therefore proposed that the boundary is

realigned around the Electrical Sub-Station and beyond up to Birch Avenue to follow readily

recognisable and permanent features.


204


LH07 Gimcrack Hill Redraw GB boundary along property boundary


205


LH08 North of Business

Park

Redraw GB boundary along business park boundary


206


LH09 North West of Business

Park

Redraw GB boundary along business park boundary

green belt review - mole valley

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