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Land off Beldam Bridge Road

Beldam Bridge Road - West End - Woking - Surrey

Taylor Wimpey has secured outline planning permission for a new residential development together with a large area of publicly accessible recreation space on land to the north of Beldam Bridge Road, West End.

  • Beldam Bridge Road development proposals

    We have secured outline planning permission for a new residential development of approximately 85 homes together with a large area of publicly accessible recreation space on land to the north of Beldam Bridge Road, West End.

    The site which we are proposing for our new residential development covers an area of approximately 2.4 hectares and is outlined in red on the map pictured right. This area of land is reserved within Surrey Heath Borough Council’s Local Plan to meet possible long-term housing development needs and is excluded from the green belt.

    Our proposals also include the provision of publicly accessible recreation space on land adjacent to the residential site. This land covers an area of approximately 12.2 hectares (outlined in blue on the map) and would be managed and retained as woodland and grassland for informal public recreation and wildlife habitat.

    We submitted an outline planning application to Surrey Heath Borough Council in June 2014 for our proposed scheme, which would establish the principle of development on the proposed residential site. Detailed matters such as property design, layout and landscaping would be dealt with at a later stage.

    You can find out more about our initial concept plans by exploring this website, or by clicking here to view the information boards from our public consultation which was held in West End on Tuesday 13th May.

    Our planning application was refused by Surrey Heath Borough Council in July 2015 and we subsequently lodged an appeal against this decision.  We submitted a duplicate outline planning application in October 2015 which has been granted planning permission.  The Public Inquiry into the first planning application is currently being held in abeyance until May 2016.     

  • The proposed development site

    SHBC Policies Map LR

    Land excluded from the green belt and reserved to meet possible long-term housing development needs in Surrey Heath Borough Council's Local Plan is indicated by the purple shaded area.

    The site which we are proposing for our new residential development is reserved within Surrey Heath Borough Council’s Local Plan to meet possible long-term housing development needs and is excluded from the green belt.

    National planning policy requires Local Planning Authorities to identify and update annually a supply of specific deliverable sites equivalent to provide five years’ worth of housing against their housing requirements. However, the Council’s most recent assessment confirms that Surrey Heath Borough Council can presently only demonstrate a 2.8-year supply of deliverable housing land.

    In such circumstances relevant policies for the supply of housing are not to be considered up to date and a presumption in favour of sustainable development is to apply. The proposed site comprises an appropriate location to meet a pressing need for residential accommodation, in a location excluded from the green belt for possible housing development purposes (as shown on the map pictured right)

    Site considerations

    Before we start designing a new scheme, we complete an assessment of the site and the surrounding area as they are at the moment. We record those features we will need to take into account in our design. All of the relevant considerations, whether they fix the way our scheme will have to be designed or give us a real opportunity to make the most of a particular feature, are shown below.


    The site is within a suitable walking and cycling distance of the local facilities in West End, which include local shops, a post office, a primary school and a medical practice. Buses are available from Guildford Road, some 500m from the proposed site access. The bus stops on Guildford Road are served by a number of frequent and regular bus routes, including to Woking, Lightwater, Guildford and Camberley. Brookwood and Woking stations are approximately 5km and 7.5km from the site respectively.Both stations are accessible by bus and provide rail links to a wide range of destinations including London, Basingstoke, Southampton and Portsmouth.


    Access to the development for vehicles is proposed from Beldam Bridge Road using a simple T-junction access as shown on the plan pictured below. The location has been selected in order to minimise the impact on trees along the site frontage and the design has been agreed in principle with Surrey County Council. An additional pedestrian access is proposed further north and closer to the existing residential area.

    Access Plan copy

    Our proposed access plan for the residential development.


    Car parking provision for the proposed homes will be in line with Surrey County Council’s guidance, as follows:

    • 1.5 or more spaces per 1 and 2-bedroom property
    • 2 or more spaces per 3, 4 and 5-bedroom property
    • Visitor parking to be provided where appropriate

    Traffic Impact

    We have used the industry standard TRICS trip generation database to estimate vehicle movements to and from the proposed development. A development of around 85 houses is expected to generate some 50 two-way vehicle trips during the peak hours of 8am to 9am, and again between 5pm and 6pm on weekdays. This is equivalent to less than one additional vehicle per minute in the peak hours. A Transport Statement is being prepared to evaluate the impact of the development on the local transport network and will be submitted with the outline planning application. The scope of the study is being agreed with Surrey County Council in its role as Local Highway Authority. We are aware that the A322 Guildford Road is very busy at peak times and our work will consider the impact of the development on the A322/Fellow Green/Kerria Way junction in detail.

    Flood risk

    The proposed development lies in an area of low flood risk, classified as Flood Zone 1, outside the 1-in-1,000-year annual flood event (rivers and sea). Other potential flood risk mechanisms, such as from overland flow, groundwater and sewers, are also of a low risk.


    The proposed development will incorporate sustainable drainage measures (SuDS) to ensure that surface water run-off rates from the development are no higher than current greenfield levels. This will also assist in maintaining water quality.

    Sustainable drainage measures will include porous paving in some areas to collect, store and control outflows during storm events. This outflow will then be directed via a drainage swale or underground pipes to a new attenuation pond (see below), and then via a further swale to the existing local watercourse.

    The attenuation pond will take the form of a wet pond or a grassed hollow located within the open space to the east of the residential site, and will be designed to enhance the biodiversity and landscape character of this area. The pond and swales will improve water quality by trapping or allowing contaminants to settle out and break down naturally before the water reaches the local watercourse.

    Foul drainage will discharge to the existing Thames Water public network via a new pumping station at the east of the site and rising main. Some upgrading of the existing network is likely to be required and Taylor Wimpey is currently in consultation with the water company on the detailed requirements.


    Trees are present throughout the residential development site. At the boundaries these are predominantly a mix of species that naturally occur in the area, such as oak, ash and birch. Within the site there is a wide and eclectic selection of trees given the site’s former use as a tree nursery.

    An assessment of the trees on the site has been carried out. It finds that the significant trees, worthy of retention, are to be found at the boundaries with some beyond being of special importance given their age. Whilst there is a good mix of species within the site many of the trees are compromised due to the close spacing in which they have grown. That spacing was ideal for nursery production but upon abandonment the trees have grown on to become spindly and prone to failure.

    The assessment considers that the site can be developed to retain and enhance the amenity of the significant trees. Trees will be retained and incorporated within the proposed site layout for their contribution to green infrastructure and the support of biodiversity.

    Existing trees will be complemented with further new tree planting to enhance the setting of the dwellings and to ensure a sustainable tree population for the enjoyment of future generations. 


    The proposed development site does not lie within or immediately adjacent to any statutory or non-statutory designated wildlife site and no direct impacts to such sites are anticipated as a result of the development proposals. However, the site is located within a 5km radius of the Thames Basin Heaths (TBH) Special Protection Area (SPA) and an area of publicly accessible recreation space – formally known as Suitable Alternative Natural Greenspace (SANG) – is being proposed to mitigate any indirect impacts on this area.

    An Ecological Appraisal of the site has been undertaken. Habitats at the site comprise remnants of the former tree nursery site, with formally shaded ground become colonised with grass, tall ruderal and herb species since tree cover has been reduced. Proposed SANG land to the east of the proposed development area comprises denser nursery tree stands interspersed with more open grassland areas.

    Detailed survey work for reptiles, great crested newts and bats has been completed to inform an assessment of potential impacts to such species from proposed development of the site. Reptiles and great crested newts were not found to be present and are not considered to represent a constraint to development. Bat activity was dominated by common pipistrelle bats, which have been observed foraging across the site. Bat foraging and commuting opportunities will be retained within the proposed SANG area and the proposed development by retaining boundary trees and hedgerows and incorporating native tree and shrub planting into landscape proposals.

    Opps  Cons Amended

    The above plan shows how our proposed development aims to respond to the characteristics of the site and its surroundings.

  • Our proposed development

    Development layout

    The illustrative masterplan pictured below gives an initial indication of how we think a residential development could be laid out on land to the north of Beldam Bridge Road. As well as new homes, internal roads and landscaping, our illustrative masterplan includes a new children’s play area and a small public car park for the neighbouring area of publicly accessible recreation space.

    Key facts:

    • Approximately 85 new homes.
    • Vehicular access from Beldam Bridge Road.
    • A mix of 1, 2, 3, 4 and 5-bedroom properties.
    • New equipped children’s play area.
    • A proportion of affordable housing (to be agreed with Surrey Heath Borough Council).
    • Public parking for neighbouring publicly accessible recreation space.

    West End Illustrative Masterplan 2

    Our illustrative masterplan for the proposed residential development

    Design considerations

    The design and character of the new homes within the proposed development have been informed by a number of important considerations, including:

    • Dialogue with Surrey Heath Borough Council and Surrey County Council, together with relevant good design practice.
    • A specific character analysis of existing buildings in the surrounding area, which has been undertaken to inform and guide appropriate home design.
    • Appropriate building materials – these will be selected to also reflect the local character.
    • Landscape considerations – the new homes will be located adjacent to the site boundaries to allow sufficient space for existing trees and hedgerows to be retained.
    • Neighbouring properties – new homes located adjacent to existing residential properties will respect their privacy.

    New homes

    Our proposals for the site include a mixture of house sizes to provide a balanced community, including 1, 2, 3, 4 and 5-bedroom detached, semi-detached and terraced properties and apartments. The proposed new homes will be no higher than 2.5 storeys (2 storeys with rooms in the roof), and will be traditional in design and in keeping with local building styles and materials.


    Affordable housing

    Approximately 40% of the new homes will be provided as affordable housing. Affordable housing provision is likely to include a mixture of 1, 2, 3 and 4-bedroom dwellings to be made available for shared ownership and social rent through a local housing association.


    Street layout

    The proposed layout seeks to create a well-connected informal street layout with direct pedestrian routes through the development and to the neighbouring open space. These routes will be fronted by the new homes to create well-overlooked and safe public spaces. At this stage the layout shown is indicative and details will be submitted to the local highway authority for approval at a later stage.


    West End Design Principles Plan

    Design principles for our proposed development

    Publicly accessible recreation space

    The proposed development site is within a 5km radius of the Thames Basin Heaths (TBH) Special Protection Area (SPA), and potential indirect impacts on this statutory wildlife site have been closely considered. Breeding bird populations within the TBH SPA are sensitive to disturbance from recreational impacts (e.g. dog walking).


    In order to mitigate for potential increases in visitor pressure from new residential development within a 5km radius of the TBH SPA, Natural England has produced an Avoidance Strategy which requires Suitable Alternative Natural Greenspace (SANGs) to be provided (or contributed to) by prospective developers. In this instance approximately 12.2 hectares of SANG land is to be provided as an area of publicly accessible recreation space adjacent to the proposed development site to provide alternative recreation opportunities for new residents. SANG proposals have been developed in consultation with Natural England, which has confirmed that the proposals meet its criteria for SANG provision.


    A Management Plan is being developed for the publicly accessible recreation space which will seek to enhance opportunities for local wildlife whilst providing new amenity access for local residents. Key features will include provision of a circular walk of at least 2.3km plus additional informal trails, a car parking area for off-site visitors, unrestricted access, amenity features such as benches and dog waste bins and links to longer walks within the wider public footpath network. Use of this space will be promoted to new residents through information packs. The SANG will be implemented and managed initially by Taylor Wimpey, with opportunities for management responsibilities to be shared or adopted by the Local Authority being explored.


    West End Illustrative Masterplan FOR WEBSITE

    Our proposed publicly accessible recreation space, or SANG

  • Development timeline

    May 2014 - Public consultation held

    June 2014 - Outline planning application submitted to Surrey Heath Borough Council

    July 2015 - Outline planning application refused by Surrey Heath Borough Council

    July 2015 - Appeal lodged - currently held in abeyance 

    October 2015 - Duplicate outline planning application submitted to Surrey Heath Borough Council

    March 2016 - Duplicate outline planning application granted planning permission.