024601 Site Appraisal, Shop Lane, Bursledon01October 2008Revision 01
Buro Happold                                                                                                        This r...
Buro Happold                                                       4.10    Housing Allocation                             ...
Buro Happold    7.3.2   Eastleigh Borough Local Plan                            30      9.6.1   Key ecological issues     ...
Buro Happold   12.4        Sensitive Visual Receptors                                 46     15.9    Telecommunications   ...
Buro Happold1        Executive Summary                                                                                    ...
Buro Happold1.3      Key Issues                                                                                           ...
Buro Happold Landscape and          Several existing houses overlook the site, and its      Section 12.3.1 Views into the ...
Buro Happold2        IntroductionEuropean Property Ventures (South Hampshire) Ltd. commissioned Buro Happold in September ...
Buro Happold3        Site Description and Land Uses3.1      IntroductionThis site description is based on information gath...
Buro Happold                                       Figure 3-3 Regional site context                                       ...
Buro Happold                                                                                                      3.4     ...
Buro HappoldSouth                                                                                                         ...
Buro HappoldHistorical mapping in 1972 highlights an improvement in regional transport links with the introduction of the ...
Buro Happold4        Planning Policy and Land Use                                                                         ...
Buro HappoldCentral Area Action Plan, and Site Allocations and Designations. The SPDs elaborate on the policies and       ...
Buro Happold Policy                      Description                                                                      ...
Buro Happold Policy         Description                                                                             Policy...
Buro Happold‘moderate’ quality respectively. In order to determine the sub-classification of the grade 3 land, further    ...
Buro HappoldAffordable housing is defined in the Eastleigh Borough Local Plan as: “housing the cost of which is significan...
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
Bursledon Buro Happold Site Appraisal Report
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Bursledon Buro Happold Site Appraisal Report

  1. 1. 024601 Site Appraisal, Shop Lane, Bursledon01October 2008Revision 01
  2. 2. Buro Happold This report has been prepared for the sole benefit, use and information of European Property Ventures (South Revision Description Issued by Date Checked Hampshire) Ltd. for the purposes set out in the report or instructions commissioning it. The liability of Buro 00 Draft report for client review RSO 23/09/2008 TC Happold Limited in respect of the information contained in the report will not extend to any third party. 01 Final report RSO 31/10/2008 TCsrv-london02Project Filing024601 - Site Appraisals Houghton Regis and StroudF39EnvironmentBursledonReports081031 Final report081031 RO 024601 Site Appraisal Report 01.doc author Richard Orriss signature date 31/10/2008 approved Trevor Curson signature date 31/10/2008Site Appraisal, Shop Lane, Bursledon Revision 01Site Appraisal Report October 2008Copyright © Buro Happold Limited Page 3 of 73
  3. 3. Buro Happold 4.10 Housing Allocation 23 4.10.1 Hampshire County Council 23Contents 4.10.2 Eastleigh Borough Local Plan Review 23 4.10.3 The South East Plan 231 Executive Summary 9 4.10.4 Affordable Housing 23 1.1 Introduction 9 4.11 Implications for development – Planning Policies 24 1.2 Key Benefits 9 5 Socio-Economic and Community 25 1.3 Key Issues 10 5.1 Introduction 252 Introduction 13 5.2 Socio-Economic Conditions 253 Site Description and Land Uses 14 5.2.1 Population 25 3.1 Introduction 14 5.2.2 Economic and Occupational Status 25 3.2 Site Location 14 5.2.3 Personal Safety 25 3.3 Site Description 15 5.3 Community Involvement 25 3.4 Adjacent Land Uses 16 5.4 Location of Public Facilities 25 3.5 Historical Land Use 17 5.5 Implications for Site Development: Socio-economic 264 Planning Policy and Land Use 19 6 Political Overview 27 4.1 Introduction 19 6.1 County Council 27 4.2 Current Planning Instruments 19 6.2 District Council 27 4.3 Proposed Planning Instruments 19 6.3 Parish Council 28 4.4 Regional Spatial Strategy 19 7 Water Resources 29 4.5 Local Development Framework 19 7.1 Surface Water Features 29 4.6 Local Plan 20 7.2 Groundwater 29 4.7 Countryside 22 7.3 Flood Risk Guidance 30 4.8 Agricultural Land Classification 22 7.3.1 Planning Policy Statement 25: Development and Flood Risk 30 4.9 Strategic Gap 23Site Appraisal, Shop Lane, Bursledon Revision 01Site Appraisal Report October 2008Copyright © Buro Happold Limited Page 5 of 73
  4. 4. Buro Happold 7.3.2 Eastleigh Borough Local Plan 30 9.6.1 Key ecological issues 37 7.3.3 Strategic Flood Risk Assessment 30 9.6.2 Further Assessment Requirements 38 7.4 Fluvial Flood Risk 31 10 Built Heritage and Archaeology 39 7.5 Surface Water Flooding 31 10.1 Introduction 39 7.6 Implications for Site Development 31 10.2 Archaeology 398 Contaminated Land, Geology and Soils 32 10.3 Historic Buildings 39 8.1 Contamination risk assessment 32 10.4 Implications for Site Development 40 8.2 Geology, hydrogeology and hydrology 32 11 Traffic and Transport 41 8.2.1 Potentially Contaminative Activities 32 11.1 Site Location 41 8.2.2 Receptors and Pathways 33 11.2 Bus 41 8.2.3 Risks Associated with Potentially Contaminated Land 33 11.3 Railway 42 8.3 Implications for Site Development and Recommendations 34 11.4 Airport 429 Ecology (flora and fauna) 35 11.5 Trip Generation 42 9.1 Introduction 35 11.6 Site Access 43 9.2 Existing Conditions 35 11.7 Planning Policy 43 9.3 Designated Sites 35 11.7.1 Hampshire Local Transport Plan 2006-2011 43 9.3.1 Special Areas of Conservation (SAC) 35 11.8 Way Forward 43 9.3.2 Special Protection Areas (SPA) 35 12 Landscape and Visual 44 9.3.3 Sites of Special Scientific Interest (SSSI) 35 12.1 Introduction 44 9.3.4 Ramsar Sites 36 12.2 Landform 44 9.3.5 Local Nature Reserves (LNR) 36 12.3 Visual 44 9.3.6 Sites of Importance for Nature Conservation (SINCs) 36 12.3.1 Views into the site 44 9.4 Key Habitat Features 37 12.3.2 Views within the site 46 9.5 Protected or Notable Species 37 12.3.3 Views from the site 46 9.6 Implications for Site Development: Ecology 37Revision 01 Site Appraisal, Shop Lane, BursledonOctober 2008 Site Appraisal ReportPage 6 of 73 Copyright © Buro Happold Limited
  5. 5. Buro Happold 12.4 Sensitive Visual Receptors 46 15.9 Telecommunications 54 12.5 Implications for Site Development: Visual 46 15.10 Implications for Site Development: Telecommunications 5413 Noise and Vibration 47 15.11 Oil/ Fuel 54 13.1 Introduction 47 15.12 Implications for Site Development: Oil/ Fuel 55 13.2 Baseline Conditions 47 16 Conclusions and Recommendations 57 13.3 Planning Policy Guidance note 24, Planning and noise 47 References 13.4 Assessment 47 Appendix A: Site Photos 13.5 Construction Impacts 48 Appendix B: Envirocheck Maps & Historical Mapping 13.6 Implications for Site Development 48 Appendix C: Socio-Economic Data14 Air Quality 49 Appendix D: Summary of Legal Protection of British Plants and Animals and Protected/ Notable 14.1 Introduction 49 Species Records 14.2 Air Quality Objectives 49 Appendix E: Archaeological Data 14.3 Pollution from Roads 51 Appendix F: PPG24 Planning and Noise 14.4 Other Air Quality Issues 52 Appendix G: Utility Plans 14.5 Implications for Site Development – Air Quality 5215 Utilities 53 15.1 Electricity 53 15.2 Implications for Site Development: Electricity 53 15.3 Gas 53 15.4 Implications for Site Development: Gas 53 15.5 Water 53 15.6 Implications for Site Development: Water 53 15.7 Sewerage and Drainage 53 15.8 Implications for Site Development: Sewerage and Drainage 54Site Appraisal, Shop Lane, Bursledon Revision 01Site Appraisal Report October 2008Copyright © Buro Happold Limited Page 7 of 73
  6. 6. Buro Happold1 Executive Summary Topic Key Benefits Section Reference Landscape and The site is not located in or in close proximity to Section 12 Landscape and1.1 Introduction Visual significant landscape designations. Residential VisualEuropean Property Ventures (South Hampshire) Ltd. commissioned Buro Happold in July 2008 to conduct a site development already exists to the south and east ofappraisal for land off Portsmouth Road in Bursledon. The purpose of this report is to assist in identifying the the site.strategy to be pursued and issues to be addressed in the promotion of the site in order to secure its allocationfor development in the local development framework. This section provides a summary of the key issues Noise and Construction of the new development is unlikely to Section 13.4 Assessmentidentified that may influence development and provide a baseline for further detailed studies. Vibration cause noise and vibration issues to nearby residents Section 13.6 Implications for because of the relatively low intensity and short term Site Development1.2 Key Benefits nature of construction activity for any development.The key benefits of locating a residential scheme in this location include: Mitigation measures are unlikely to be required to Topic Key Benefits Section Reference protect the site from road traffic noise from either Portsmouth Road or Hamble Lane. Socio-economic Bursledon has relatively good levels of socio- Section 5.2 Socio-Economic and Community economic indicators, with good levels of employment, Conditions Utilities Electricity, gas, potable water, sewerage and Section 15 Utilities reducing crime rates, and a number of public facilities drainage and telecommunication services are in the Section 5.4 Location of Public such as schools and doctors within ease of reach. vicinity of the site and it is likely that they can be Facilities utilised/ upgraded to supply the proposed Water Resources The site is not at risk from fluvial flooding from the Section 7.2 Groundwater development. adjacent watercourses, nor is the site located in a Section 7.4 Fluvial Flood Risk source protection zone (due to high permeability soils sustainable drainage systems and petrol interceptors are recommended). Ecology The site is not covered by any statutory or non- Section 9.3 Designated Sites statutory designations for nature conservation. Built Heritage No known archaeological records exist for the site Section 10.2 Archaeology and Archaeology itself. Traffic and The site has good potential links to Portsmouth Road Section 11.6 Site Access Transport and/or Hamble LaneSite Appraisal, Shop Lane, Bursledon Revision 01Site Appraisal Report October 2008Copyright © Buro Happold Limited Page 9 of 73
  7. 7. Buro Happold1.3 Key Issues development.The key issues of locating a residential scheme in this location include: Contaminated The potential risks related to migration of landfill Section 8.3 Implications for Topic Key Issues Section Reference Land, Geology and gas on to site from the nearby landfill are assessed Site Development and Soils as Moderate, reflecting the sensitivity and Recommendations Planning Policies Site is in an area designated as countryside and a Section 4.7 Countryside proximity of the potential hazard. and Land Use strategic gap. However the emerging RSS core Section 4.9 Strategic Gap strategy has identified gaps as constraints to A preliminary risk assessment, based on a detailed sustainable development and as such recommends Section 4.10.4 Affordable desk study and geo-environmental investigation frequent review of the gap boundaries. Housing with regards to contamination, should be Section 4.8 Agricultural Land conducted prior to detailed design should a As detailed in the local plan, the provision of 35% Classification sensitive land use such as housing be proposed for affordable housing is required for sites with the the site. capacity to accommodate 15 or more dwellings. At the appropriate time, a geo-environmental site The land is Agricultural Land Class 3, further investigation should be carried out in conjunction research is required to determine whether it is with the geotechnical investigation which will be Class 3a or 3b, if the former then it would fall within necessary to collect data on ground conditions the Local Plan agricultural protection policies. Ecology If legally protected or notable species or habitats Section 9.5 Protected or Socio-economic The closest A&E hospital is relatively far from the Section 5.4 Location of Public are found on site, the proposed development Notable Species and Community site – 14km. Facilities would need to be designed to avoid any potential Section 9.6.2 Further adverse impact. Further ecological assessments Water Resources As the site footprint is greater than 1 hectare a Section 7.2 Groundwater Assessment Requirements are recommended to fully assess the ecological surface water drainage strategy and further Section 7.4 Fluvial Flood Risk value of the site and any implications of the site. consultation with the Environment Agency will be Section 7.5 Surface Water required as part of the planning application to Flooding Built Heritage and A number of archaeological finds are recorded near Section 10.2 Archaeology address flooding issues, in line with Planning Policy Archaeology the site, and a survey is likely to be required as a Statement 25. Section 10.4 Implications for condition of any planning application with a Site Development The site overlies a minor aquifer of high/ watching brief during any works intermediate permeability. Traffic and Multiple accesses to the site will need to be Section 11.6 Site Access The site is upstream of a SINC (site of importance Transport created, and these will require negotiations with for nature conservation) and appropriate measures neighbouring owners and consultations with the to prevent pollution of this feature may be required authorities. during construction and use of any newRevision 01 Site Appraisal, Shop Lane, BursledonOctober 2008 Site Appraisal ReportPage 10 of 73 Copyright © Buro Happold Limited
  8. 8. Buro Happold Landscape and Several existing houses overlook the site, and its Section 12.3.1 Views into the visual development is likely to be perceived as an erosion site of the strategic gap between Bursledon and Southampton. Air quality In order to determine whether or not increased Section 14.5 Implications for traffic on Hamble Lane would cause further Site Development – Air Quality deterioration of air quality due to high NO2 levels, further analysis of more recent monitoring results, along with the possibility of further monitoring and modelling to ensure no exceedences are expected with higher traffic levels is recommended Utilities A GPSS oil pipeline runs south-north beneath the Section 15.11 Oil/ Fuel site. In line with Section 16 of the Land Powers Section 15.12 Implications for (Defence) Act, a wayleave limits the erection of Site Development: Oil/ Fuel buildings within a 3m buffer zone from the edge of the pipeline. New utilities serving the site may have to pass beneath the pipeline. An alternative procedure comprises the diversion of the pipeline away from the site.Site Appraisal, Shop Lane, Bursledon Revision 01Site Appraisal Report October 2008Copyright © Buro Happold Limited Page 11 of 73
  9. 9. Buro Happold2 IntroductionEuropean Property Ventures (South Hampshire) Ltd. commissioned Buro Happold in September 2008 toconduct a site appraisal for land off Shop Lane, Bursledon, in the county of Hampshire.The purpose of this report is to assist in identifying the strategy to be pursued and issues to be addressed in thepromotion of the site in order to secure its allocation for development in the Local Development Framework.This report and the accompanying Executive Summary provides European Property Ventures (SouthHampshire) Ltd. with a body of information that can be used to promote the site.The site appraisal assesses baseline conditions at the site in relation to environmental, infrastructure and socialaspects. A desk based study identified key issues that may influence development in this location, or requirefurther assessment to ensure that they can be managed through the masterplanning or design process. Thesite appraisal process has also identified a number of secondary issues for consideration.A site visit and desktop study provided baseline information on the site. A number of sources were employedincluding an Envirocheck report (relevant planning policies, planning applications and previous land uses),Groundwise utilities report, species record information requests and various council and government authoritywebsites, databases and information sources. A full list of data sources is provided in the References Section.All mapping sources for the site are reproduced throughout the report or provided as Appendices.Site Appraisal, Shop Lane, Bursledon Revision 01Site Appraisal Report October 2008Copyright © Buro Happold Limited Page 13 of 73
  10. 10. Buro Happold3 Site Description and Land Uses3.1 IntroductionThis site description is based on information gathered from a desk study exercise, an Envirocheck report(04/09/2008) and a site visit carried out on 08/09/2008. The Envirocheck report provided historical land useinformation, data on contamination issues, site sensitivity issues and other factors which may affect the sitesuch as adjacent land uses.The site survey was carried out on 08/09/2008 commencing at 11:00am. The weather was generally dull andovercast, but the prevailing conditions were dry with good visibility.3.2 Site LocationThe site in question is situated on the western developed extent of the village of Bursledon. Bursledon islocated within the borough of Eastleigh, a local government district and borough bordering the unitary authorityof Southampton, the City of Winchester and the borough of Fareham, and is situated on the southern edge ofthe county of Hampshire.The site is bounded to the west by Shop Lane, to the east by a stream/ drainage ditch (running north-south) andresidential properties adjacent to Beverley Gardens and Green Lane and, and to the north by a low hedgerowand public footpath.The location of the site in a local, wider and regional context are shown Figure 3-1 and Figure 3-3. Figure 3-1 Local site contextRevision 01 Site Appraisal, Shop Lane, BursledonOctober 2008 Site Appraisal ReportPage 14 of 73 Copyright © Buro Happold Limited
  11. 11. Buro Happold Figure 3-3 Regional site context 3.3 Site Description The vast majority of the 8.6 hectare (21.3 acre) site supports the cultivation of maize standing at approximately 2.5m at the time of the site visit. The base soil consists of a silty texture accompanied with fragments of flint.Figure 3-2 Wider site context A patch of wet grassland supporting intermittent rushes is present to the south-east (see Figure 3-4), acting as a retention/ attenuation store for surface water runoff from the site. A footpath (public right of way) is located adjacent to the northern site boundary, which is accessed via a stile at the north-east corner, or a footpath gate at the western corner (see Figure 16-1). Informal footpaths exist along the other boundaries of the site.Site Appraisal, Shop Lane, Bursledon Revision 01Site Appraisal Report October 2008Copyright © Buro Happold Limited Page 15 of 73
  12. 12. Buro Happold 3.4 Adjacent Land Uses North The northern site boundary is defined by a low hedgerow (trees and shrubbery) and a formal grassy footpath (see Figure 3-5). This margin separates the site from a neighbouring agricultural field, again growing maize, immediately to the north. Two bungalow properties (names: Octavia and Hantonia) accessed from Shop Lane are adjacent to the north-west corner of the site. The eastern extent of Sholing, a suburb on the eastern envelope of the city of Southampton is defined by Botley Road located 700m to the north-west of the site, comprising primarily residential properties. West The site is bordered to the west by Shop Lane, a rural lane connecting Portsmouth Road to the south and Botley Road to the north.Figure 3-4 View southward along eastern site boundary, wet grassland in foreground and maize to the The land immediately west of the site comprises a large house, surrounding pasture, and a large shed (seeright Figure 3-6). Further west, to the north of Portsmouth Road, are a number of open agricultural fields, an isolated collection of residential buildings, and a sports playing fields. A disused camp-site ground enclosing Burrows Copse is situated to the west on the southern edge of Portsmouth Road.Figure 3-5 Footpath along northern site boundary, low hedgerow to the left Figure 3-6 Old Netley Dairy FarmRevision 01 Site Appraisal, Shop Lane, BursledonOctober 2008 Site Appraisal ReportPage 16 of 73 Copyright © Buro Happold Limited
  13. 13. Buro HappoldSouth 3.5 Historical Land UsePortsmouth Road runs east-west just to the south of the site. The Plough Public House and accompanying Former land uses of the site and surrounding area were identified by studying historical Ordnance Survey mapsgrounds are located on the southern verge of Portsmouth Road, as shown in Figure 3-7. (1870 – 2008) presented in the Envirocheck report. The information is summarised in Table 3—1, and a copy of the maps are available in Appendix B. The site In the earliest available map, 1898, the site is shown to be empty with a footpath running along the northern boundary – no changes to the site itself are shown in mapping between 1898 and the present date. The surrounding area In 1870 the area surrounding the site was occupied by undeveloped land, including open fields, common land (Netley and Bursledon Commons are located to the north) and areas of woodland (Pilands Wood to the south- east). Netley Farm and outbuildings are shown to the west of the site, with a number of residential properties lining Grange Road immediately to the north. The Plough Public House (PH) fronts Portsmouth Road directly to the south of the site.Figure 3-7 Portsmouth Road and the Plough PH In 1898 mapping a cluster of buildings (presumably residential), including the Manor House PH are first shown at Netley Green to the south-east at the Portsmouth Road/ Green Lane junction. A collection of buildings areThe wider south-western region comprises agricultural land. A series of lakes follow the route of the drainage also shown at Lowford Bottom approximately 1km to the east along Portsmouth Road. Quarrying wasditches through the neighbouring land, following the narrow band of Priors Hill Copse to the south. The urban commonplace and indicated by a number of gravel pits in the area, including one to the north of the sitesettlement, dominated with residential housing extends south-west from the site. towards the end of Green Lane.East By 1909 the collection of buildings in Lowford had expanded. New residential properties were shown along theThe garden plots of houses lining Beverley Gardens and Green Lane follow the eastern boundary of the site. southern end of Green Lane adjacent to the site and along Hamble Lane to the east.Beverley Gardens comprises detached bungalow units, while Green Lane has two large detached properties In 1938, a large area of development was apparent to 1.0km north-west of the site on Netley Common.neighbouring the site boundary. A series of two-storey flats also overlook the site at the western end of Historical mapping also highlights a sewage works and brick works directly south of the site adjacent toWheelers Meadow, a small residential road branching off Green Lane. Portsmouth Road.Directly west of Green Lane lies a further agricultural field of maize, and north of this, an open field with From 1938 onwards, the areas of Lowford and the west of Netley Common experienced extensive growth invehicular tracks used to host Sunday car boot sales, defined to the east by Hamble Lane. Past Hamble Lane is residential properties and residential estates; the open fields adjacent to the site to the north, east and southOld Netley, merging into the residential area of Lowford. A large Tesco superstore is present to the north of remained undeveloped.these settlements adjacent to Windhover Roundabout. 1968 maps show the introduction of residential development adjacent to the site, including Beverley Gardens branching from Portsmouth Road to the east of the site, and two bungalow properties, Octavia and Hantonia neighbouring the north-west corner of the site.Site Appraisal, Shop Lane, Bursledon Revision 01Site Appraisal Report October 2008Copyright © Buro Happold Limited Page 17 of 73
  14. 14. Buro HappoldHistorical mapping in 1972 highlights an improvement in regional transport links with the introduction of the Feature Location First Change CommentsM27 motorway bypassing the site to the north-east, incorporating a junction link to a new large roundabout shown(Windhover Roundabout) disconnecting Province Hill and Bursledon Road. The improvement in the local andregional transport network was accompanied by the introduction of the Tesco superstore and petrol station to Large-scale Lowford and Netley 1938 None -the north of Hamble Lane, built prior to 1989. development Common onwards Feature Location First Change Comments Residential development Beverley Gardens adjacent 1968 None - shown to eastern site boundary Netley Farm and Immediately south on 1870 None Now referred to as Octavia and Hantonia Neighbouring westerly 1968 None - outbuildings Grange Road Old Netley Dairy bungalows corner of the site Farm M27 Motorway 1.0km to the north-east 1972 None - The Plough PH Immediately south on 1870 None - Portsmouth Road Windhover Roundabout 600m to the north-east 1972 None - The Manor House PH Immediately south on 1898 None - Tesco Superstore 450m to the north-east 1989 None - Portsmouth Road Table 3—1 Historical land uses Residential development Netley Green to the south- 1898 None Expanded east on Portsmouth Road/ Green Lane junction. Residential development Lowford Bottom 1km to the 1898 None Expanded east on Portsmouth Road Gravel Pits Many locations in local 1898 None Indication of vicinity quarrying in the area Residential development Southern end of Green 1909 None - Lane and on Hamble Lane Large-scale West of Netley Common, 1938 None Expansion development 1.0km to north-west.Revision 01 Site Appraisal, Shop Lane, BursledonOctober 2008 Site Appraisal ReportPage 18 of 73 Copyright © Buro Happold Limited
  15. 15. Buro Happold4 Planning Policy and Land Use Regional Planning Guidance for the South East (RPG 9) 2001 - 20164.1 IntroductionThis section describes the planning policy framework relevant to the site and identifies how planning policies Hampshire Structure Plancould influence site development for residential and commercial purposes. Transport planning policies are 1996 - 2011addressed in Section 11 Traffic and Transport4.2 Current Planning InstrumentsCurrent planning instruments in force comprise: Eastleigh Borough Local Plan Review Hampshire, Portsmouth & 2001-2011 Southampton Minerals & Waste • Regional Panning Guidance for the South East (RPG 9) (2001 – 2016). The primary purpose of the Local Plan 1998 document is to provide a regional framework for the preparation of unitary authority Structure Plans. • Hampshire Structure Plan (1996 – 2011). This document sets out a county level strategic planning Figure 4-1 Current planning instruments framework which addresses the broad context for new development and aims to guide the preparation of Local Plans. The Plan was adopted in March 2000. As a consequence of changes to the planning 4.3 Proposed Planning Instruments system, the Hampshire County Structure Plan ceased to have any effect from 27/07/2007 with the Under the Planning and Compulsory Purchase Act 2004, all Regional Planning Guidance documents, County exception of 24 policies. Those 24 policies remain in force due to a Direction issued by the Secretary of Structure Plans and Local Development Plans are to be replaced with Regional Spatial Strategies (RSS) and State for Communities and Local Government Local Development Frameworks (LDF). • Eastleigh Borough Local Plan Review (2001-2011). The Local Plan sets out detailed policies and specific 4.4 Regional Spatial Strategy proposals for the development and use of land in the region. It is the main policy document referred to The RSS for the South East of England, the South East Plan, is currently being prepared by the South East by the local planning authority when determining planning applications. The Plan was adopted in May Regional Assembly. The draft South East Plan Part 1 entitled ‘Core Regional Policies’ was submitted to the 2006. government in July 2005. County, district and unitary councils submitted the results of the consultation on local, district and sub-regional housing densities to the Regional Assembly in December 2005. The full Plan was submitted for consultation in March – June 2006, with a panel report published in August 2007. In July 2008 Government published the changes it intends to make to the Plan, taking into account the Panel’s recommendations. Comments on these proposals will be received until 24th October 2008. The intention is to publish the final South East Plan in late 2008 or early 2009 which will guide the preparation of the Core Strategy of the Eastleigh Local Development Framework. 4.5 Local Development Framework The Eastleigh Local Development Framework (LDF) is currently in development. The key elements of the LDF are the Local Development Documents (LDDs), comprising Development Plan Documents (DPDs) and Supplementary Planning Documents (SPDs). The DPDs are the Core Strategy, Development Control Policies,Site Appraisal, Shop Lane, Bursledon Revision 01Site Appraisal Report October 2008Copyright © Buro Happold Limited Page 19 of 73
  16. 16. Buro HappoldCentral Area Action Plan, and Site Allocations and Designations. The SPDs elaborate on the policies and Policy Descriptionproposals outlined in the Core Strategy. 1.CO Planning permission will not be granted for development outside the urbanThe Core Strategy provides the context within which other parts of the LDF will be prepared and will set out the edge unless:vision for the region. The Core Strategy will also set out the key objectives and strategic planning policies for i. it is necessary for agricultural, forestry or horticultural purposes and aEastleigh and will be the primary document considered when determining planning applications. The LDF countryside location is required; orIssues Consultation Paper was completed in September 2008. ii. it is for an outdoor recreational use or is genuinely required as ancillary toThe early stakeholder engagement period for the Housing and Employment Site Specific Allocations DPD is such a use and does not require the provision of buildings, hardstanding orproposed to be October 2008 to March 2009 (according to the timetable adopted in July 2007). structures which, are of a form, scale or design which would demonstrably harm the character of the locality; or Regional Spatial Strategy for the South East (South East Plan) iii. it is essential for the provision of a public utility service or the appropriate extension of an existing education or health facility and it cannot be located within the urban edge; or Eastleigh Local Development Framework iv. it meets the criteria in the other policies of this Plan. The extension of private gardens into the countryside will not be permitted. The Core Strategy and Statement of Community 2.CO Planning permission will not be granted for development which would physically Policies Development Plan Involvement or visually diminish a strategic gap as identified on the proposals map. 4.CO Development proposals which would cause the permanent loss of the best and Local Development Scheme Sustainability Appraisal most versatile agricultural land will not be permitted (Grades 1, 2 and 3a in the MAFF Agricultural Land Classification system) unless it can be demonstrated to Supplementary Planning Hampshire Minerals and Waste Guidance Documents Development Framework the satisfaction of the Borough Council that there are no appropriate alternatives and there are over-riding sustainability benefits. 18.CO Development which fails to respect, or has an adverse impact on the intrinsicFigure 4-2 Proposed planning instruments character of the landscape, will be refused.Until the South East Plan and Eastleigh LDF Core Strategy have been adopted, planning decisions will still be 19.CO Development in the countryside or in urban areas will be refused if it wouldmade with regards to the current planning instruments as outlined in Figure 4-1. result in the loss of or damage to locally important features in the landscape,4.6 Local Plan such as water courses, ponds and lakes. Where the Council is satisfied that theThe site location is designated as countryside and is located in a designated strategic gap in the Local Plan loss or reduction of a feature is fully justified, it will require appropriateReview Proposals Map. A summary of relevant Local Plan policies that are considered relevant to the site for replacement features to be included in the proposals.future residential and commercial use is provided in Table 4—1. Note that some of the policies have beenabbreviated; please refer to the Local Plan Review for the definitive text.Revision 01 Site Appraisal, Shop Lane, BursledonOctober 2008 Site Appraisal ReportPage 20 of 73 Copyright © Buro Happold Limited
  17. 17. Buro Happold Policy Description Policy Description 23.NC Development which is likely to have a direct or indirect adverse affect on a Site 34.ES Planning permission will only be granted for proposals which make an of Importance for Nature Conservation (SINC) will not be permitted, unless it appropriate contribution towards the Government’s target to reduce levels of can be demonstrated to the satisfaction of the Borough Council that the carbon dioxide and other greenhouse gases in the atmosphere by: benefits of the development clearly outweigh the need to safeguard the nature i. ensuring the use of the most sustainable construction materials and conservation value of the site. If development is to be permitted, the Council construction methods; will require appropriate measures to be taken to mitigate for the adverse effects on the SINC. ii. minimising the energy demands associated with the occupation of the development by using energy efficient equipment and incorporating high levels 24.NC Development will not be permitted where it would adversely affect species or of insulation; and habitats which are protected by legislation, unless appropriate measures are proposed which would acceptably mitigate the impact on those species. iii. maximising the proportion of energy that is generated from renewable sources. 25.NC Development which will adversely affect a habitat or feature of importance for wild fauna and flora will not be permitted, unless it can be demonstrated to the 45.ES Development proposals must incorporate adequate measures for the disposal satisfaction of the Council that: of surface water from the development including, where practicable, source control techniques and sustainable drainage systems, incorporating defined i. the benefits of the development outweigh the adverse impacts; arrangements for the future maintenance of the system. ii. the adverse impacts are unavoidable, and 71.H The Council will encourage mixed use developments where appropriate and will iii. appropriate measures are taken which would mitigate or compensate for any consider the need for a mix of uses on a site by site basis with the objectives of adverse impact. reducing the need to travel and introducing vitality into urban areas. 26.NC Development proposals will be required to include measures to enhance the 73.H Housing proposals for 15 dwellings or more will be required to provide value of features and habitats of nature conservation importance where appropriate mix of dwelling types. reasonable opportunities exist in connection with the development. 28.ES Provision should be made in the design and layout of housing developments for the storage and collection of domestic waste and recyclable materials. These facilities must be sited in locations that would not give rise to disturbance to the occupiers of residential property. 32.ES Proposals for uses which may generate air, land or water pollution will only be permitted if the Borough Council is satisfied that they have been designed to control their impact to an acceptable level.Site Appraisal, Shop Lane, Bursledon Revision 01Site Appraisal Report October 2008Copyright © Buro Happold Limited Page 21 of 73
  18. 18. Buro Happold Policy Description Policy Description 74.H Affordable housing: To secure the provision of affordable housing, the Borough 168.LB Planning applications for development affecting a site where there is evidence Council will seek to ensure all of the following: that archaeological remains may exist but whose extent and importance are unknown, will only be permitted if the developer arranges for an appropriate i. that a target of 35% of the new dwellings provided on sites which meet the level of evaluation to be carried out. other criteria set out below are affordable; 190.IN Proposals for development will only be permitted where adequate services and ii. that affordable dwellings are provided on all sites capable of accommodating infrastructure are available or suitable arrangements can be made for their 15 or more dwellings and in special circumstances that affordable dwellings are provision. provided on smaller sites, these circumstances are:- 191.IN Appropriate proposals for development will be permitted provided that the a) where sites are located in parts of the Borough with the highest level of developer has made arrangements for the provision of the infrastructure, need for affordable housing, or services, facilities and amenities directly made necessary by the development b) where the location is particularly sustainable in respect of proximity to or has made arrangements to contribute towards the early improvement of shops, schools, community facilities and good public transport, or existing infrastructure, services, facilities and amenities, the need for which will c) where the number of sites for 15 or more dwellings that come forward increase as a direct result of the development proposed is likely to be limited in a particular area of the Borough. iii. a mix of types of affordable dwellings; and Table 4—1Relevant planning policies from the Eastleigh Borough Local Plan Review iv. that the affordable elements are integrated with the whole development. 4.7 Countryside 100.T Appropriate proposals for development will be permitted provided that the As outlined in the Local Plan Review, the protection and enhancement of the countryside within the borough is developer has made arrangements for the provision of the infrastructure, a key objective of the council for reasons including agricultural protection, landscape value, providing a setting services, facilities and amenities directly made necessary by the development for towns and villages and for nature conservation. The plan recognises that allowance for genuine or has made arrangements to contribute towards the early improvement of development needs should be accommodated. The site in question is designated in the local plan proposals existing infrastructure, services, facilities and amenities, the need for which will map as an area of countryside. Development is constrained in countryside designations under Policy 1.CO of increase as a direct result of the development proposed the local plan (see Table 4—1). 114.OS The Borough Council will require, in connection with new residential 4.8 Agricultural Land Classification developments, the minimum provision of 2.85 hectares of public open space The Ministry of Agriculture, Fisheries and Food (MAFF) (now the Department for Environment, Food and Rural per 1,000 population. Affairs) Agricultural Land Classification System (ALC) classifies agricultural land into five grades of quality; grade one being the best quality and grade five being the poorest quality. As detailed in Policy 4.CO of the Eastleigh 166.LB Development which would destroy or damage, directly or indirectly, a Borough Local Plan Review, the council seeks to protect the most versatile agricultural land, classed as grades scheduled ancient monument or other nationally important monument, or 1, 2 and 3a in the ALC system, unless there are over-riding sustainability advantages. The site in question is adversely affect their settings, will be refused. located in a grade 3 zone. The ALC system sub-divides grade 3 into sub-grades 3a and 3b, being ‘good’ andRevision 01 Site Appraisal, Shop Lane, BursledonOctober 2008 Site Appraisal ReportPage 22 of 73 Copyright © Buro Happold Limited
  19. 19. Buro Happold‘moderate’ quality respectively. In order to determine the sub-classification of the grade 3 land, further 4.10.2 Eastleigh Borough Local Plan Reviewconsultation with the local authority and potential surveying of the site is required. The housing provision in Eastleigh is based on figures published in the Second Deposit Plan, recommendations4.9 Strategic Gap provided by the local plan inquiry inspector in 2004/ 2005, and consideration of conformity with provisions outlined in the Hampshire Structure Plan.Strategic gaps comprise an area of land between settlements, which perform the function of protecting theindividual identity of those settlements. The Hampshire Structure Plan highlights two strategic gaps in the Policy 70.Hborough, one of them comprising Southampton-Bursledon. The local plan proposal map locates the site in thisstrategic gap. Policy 2.CO of the local plan limits development which would “physically or visually diminish a The Council will make the following provision for new housing in the period September 2001 to Marchstrategic gap”. 2011, as follows: Baseline: 5608 dwellings; Reserve: 395 dwellings. In order to be in general conformity with the Hampshire County Structure Plan 1996-2011 (Review). Eastleigh Borough Local Plan: Bursledon – Southampton Strategic Gap Source: Eastleigh Borough Local Plan Review (2001 – 2011) This strategic gap is comparatively narrow and its boundaries are formed by the urban edges of Hedge The key points to note from the housing provision provided in the local plan are: End, West End, Thornhill, Bursledon and Netley Abbey. The significance of the gap can be appreciated • The local plan identifies 1,700 dwellings more than the baseline requirement outlined in the structure plan from several locations including the M27, St Johns Road, the A334, Upper Northam Close/Drive, Botley Road, Tollbar Way, Grange Road, Moorgreen Road, Kanes Hill, Portsmouth Road, Woolston Road, • The local plan is 700 dwellings short of the reserve requirement provided in the structure plan Abbey Hill and Grange Road. • The local plan has met the full reserve requirement set out by the local plan inquiry inspector with an additional margin of 300 dwellings.Source: Eastleigh Borough Local Plan Review (2001 – 2011) 4.10.3 The South East PlanThe Panel Report on the Regional Spatial Strategy for the South East Plan highlights the importance of strategicgaps to perform a settlement-shaping role, and public support behind existing strategic gap policies. However, The paragraphs below provide a summary of key policies with regards to housing provision and thethe report further notes that gap polices are often used “in an inflexible way, as long-term restraints on recommended amendments to these policies by the Panel of Inspectors.opportunities for sustainable development in urban fringe locations” and as such, the report recommends the The South East Plan requires an annual average housing provision of 28,900 additional dwellings throughout thereview of existing strategic gap policies in Hampshire. region between 2006 and 2026. For the district of Eastleigh, an annual housing provision of 384 dwellings4.10 Housing Allocation between 2006 and 2026 is suggested.4.10.1 Hampshire County Council With regards to the location of new housing, the South East Plan requires that at least 60% of housing is to be provided on previously developed land. The Panel’s report suggests that the most sustainable solution forThe key housing objectives of Hampshire County Council are: some sub-regions may be the use of selected sites located within the Green Belt, although Local Authorities • Create or maintain mixed and balanced communities may face extensive local resistance. • Address all sections of the community, including those in need of affordable housing (see Section 4.10.4) 4.10.4 Affordable Housing • Accommodate as many dwelling as possible within existing built up areas or on land committed for Planning Policy and Guidance 3 (PPG3) recognises the government’s requirement for consideration of development affordable housing provision in planning applications.Site Appraisal, Shop Lane, Bursledon Revision 01Site Appraisal Report October 2008Copyright © Buro Happold Limited Page 23 of 73
  20. 20. Buro HappoldAffordable housing is defined in the Eastleigh Borough Local Plan as: “housing the cost of which is significantly 4.11 Implications for development – Planning Policieslower than average for the type of property on the open market locally, such that it can be afforded by In accordance with current planning guidance, the following factors will require further investigation:households below the income threshold where the cost of housing would be in excess of 25% of gross • The site is located in a designated area of countryside in the Eastleigh Local Plan, and there is ahousehold income.” presumption against further development under current local plan policies.The local plan notes that house prices in the Eastleigh borough are high, making it difficult for many households • The site is located in a strategic and local gap which are protected under 2.CO and 3.CO in the Eastleighto purchase on the open market. The council conducted a Housing Needs Survey (revised 2004) which Local Plan; however progression of the emerging RSS core strategy has identified constraints toidentified the requirement for additional affordable housing. The survey determined an annual building sustainable development and as such recommends frequent review of the green belt/ gap boundaries.requirement of 672 affordable homes to meet a backlog and targets set out for the 2011 period. • Further consultation and possible surveying is required to identify the MAFF ALC grade 3 subcategory inThe council will seek affordable housing on sites accommodating fifteen residential dwellings or more (sites of order to establish whether Policy 4.CO of the Eastleigh Borough Local Plan Review applies.0.5 hectares or more) as justified by figures presented in the Housing Needs Survey. Affordable housing must • As detailed in the local plan, the provision of 35% affordable housing is required for sites with thebe integrated within the overall development, ideally in a series of small clusters. capacity to accommodate 15 or more dwellings.As set out in policy 74.H (Table 4—1) the site should aim to provide a 35% proportion of a mix of types ofaffordable dwellings.The draft South East Plan states that Local Plans should have regard to the overall regional target that 25% ofall new housing should be social rented accommodation and 10% should comprise other forms of affordablehousing. The South East Plan also states that in rural areas, Local Development Documents should promotesmall scale affordable housing sites within settlements, possibly including land which would not otherwise bereleased for development.The Eastleigh Borough Council LDF Issues Consultation Paper (Core Strategy) reflects the opinion held in thelocal plan that house prices are high. The paper identifies that affordable housing is often provided through newdevelopment, with developers required to provide a defined percentage on new residential sites as outlined inthe local plan. The paper notes that an Affordable Housing Economic Study is currently being compiled to testthe proportion of affordable housing that can be realistically be provided on new residential development sitesin Eastleigh. Issue 6: Increase the numbers of affordable homes The need for affordable housing in the borough is very substantial. It is usually provided as a proportion of new development, or by financial contribution from new development; other means of provision include buying into existing stock (which is expensive).Source: Eastleigh Borough LDF: Issues Consultation PaperRevision 01 Site Appraisal, Shop Lane, BursledonOctober 2008 Site Appraisal ReportPage 24 of 73 Copyright © Buro Happold Limited

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