DESIGN & ACCESS STATEMENT FORMER GALES BREWERY

Adj.

Adj.

FORMER GALES BREWERY

DESIGN & ACCESS STATEMENT

PREPARED BY PRO VISION PLANNING & DESIGN ON BEHALF OF BURTON PROPERTY Ltd &

BARGATE HOMES

AUGUST 2010

GROSVENOR COURT, WINCHESTER ROAD, AMPFIELD, WINCHESTER, HANTS SO51 9BD TEL:01794 368 698 FAX: 01794 368 637 WEB: WWW.PVPROJECTS.COM

LONDON ROAD, HORNDEAN

FORMER GALES BREWERY, LONDON ROAD, HORNDEAN

Design & Access Statement 857/SY

PRO Vision Planning & Design August 2010

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CONTENTS:

Page No

1. INTRODUCTION 4

2. RELEVANT BACKGROUND 7

Brewery History 7

Effect on Settlement Pattern 8

Site Disposal 8

3. THE SITE AND PLANNING HISTORY 9

Site Description 9

Accesses 11

Site Locality 12

Relevant Planning History 13

4. RELEVANT PLANNING POLICY 17

East Hampshire District Local Plan (Second Review) 17

National Planning Policy Guidance 18

Other Material Considerations 19

5. ANALYSIS OF SITE ISSUES 20

Conservation Area and Built Heritage 20

Archaeology 20

Ecology 20

Trees 21

Landscape 22

Ground Conditions and Previous Land Uses 22

Flood Risk and Drainage 23

Noise and Air Quality Considerations 23

Adjacent Residential Amenities 24




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6. PROPOSED SCHEME 25

Description of Proposals 25

West of London Road (Lot 1) 25

R/O of 14-30 London Road (Lot 2) 26

Main Brewery (Lot 3) 26

Design Rationale 26

Comprehensive Development 27

Regeneration 28

Factors Affecting Choice of Uses 28

Factors Affecting Proposed Built Form and Position of Uses 30

Key Design Concepts 31

Building Form, Design & Landscaping 32

Materials 34

Access & Parking 34

Utility Statement (Drainage) and Flood Risk Assessment 35

Affordable Housing Statement 36

Open Space Considerations 37

Economic Statement 38

Other Matters 39

7. SUSTAINABILITY & ACCESSIBILITY CONSIDERATIONS 40

Sustainability Merits 40

Energy Efficiency Statement 40

Disabled Access 41




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PLANS

1 Site Location Plan

2 Application Boundary

3 Lot and Building Identification Plan

4 Accessibility & Local Services Plan

5 Urban Design Concepts Plan 1

6 Urban Design Concepts Plan 2

APPENDICES

A. Proposed Materials Schedule

B. Draft S106 Heads Of Terms




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1. INTRODUCTION

1.1 This Statement is in support of a planning application for the Former Gales’

Brewery site, London Road, Horndean. The application is for:

• Demolition of existing brewery buildings (excluding brewery tower) and

other structures;

• Demolition of storage & distribution buildings associated with the former

brewery;

• Demolition of offices in buildings known as 'Southfield' and 10 London

Road;

• Demolition of No.s 5,7 & 9 London Road;

• Erection of 73 dwellings (4 x 4-bed, 23 x 3-bed, 39x 2-bed & 7 x 1-bed);

• Erection of 60-bed care home and ancillary development (to include the

change of use of the existing brewery tower);

• Erection of new retail unit (350sq.m gfa);

• Erection of building for new D1 surgery;

• Conversion of retained part of Nash Hall to community facility;

• Change of use of 17 London Road to B1(a) offices;

• Change of use of former Clubhouse to commercial uses; and

• Associated parking, boundary treatment, landscaping, access (including

ramps and steps) and environmental / highway improvements

1.2 The existing residential unit within 15 London Road will be retained.

1.3 The application is jointly on behalf of BB Property Ventures Ltd (BBPV Ltd) a

Joint Venture Company between Burton Property and Bargate Homes and Fuller,

Smith and Turner PLC (Fullers), the site owner. BBPV Ltd have entered into a

contract to purchase the site from Fullers. An access into neighbouring land at

Crookley Park exists across the site, and this is under the control of the Sixten

and Cassey Limited subject to rights benefitting the Site).




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1.4 Section 2 of this Statement provides relevant background information and a

summary of the the approach adopted. Section 3 includes a detailed description

of the application site and its surroundings and relevant planning history of the

site (including previous discussions with Planning Officers).

1.5 Relevant policies from the Development Plan and National Planning Guidance

are identified and discussed in Section 4. A detailed analysis of planning issues

affecting the site is set out in Section 5, while particulars on the current

development proposals (including access arrangements) are provided in Section

6. Sustainability and Accessibility considerations are reviewed in Section 7

1.6 A number of Plans and Appendices are attached to this Statement including a

site location plan. A photographic survey of the buildings may be found in the

Conservation Area Appraisal.

1.7 In addition to this Statement and the application plans, the proposals are also

supported by the following documentation:

• Arboricultural Survey and Implications Assessment

(Barrell Tree Care, July 2010);

• Ecological Appraisal (Hampshire Ecological Services,

February 2010);

• Reptile Survey (Hampshire Ecological Services, May

2010);

• Bat Emergence Survey (Dorset Ecology, July 2010);

• Archaeological Desk Based Assessment

(CgMS Consulting, December 2009);

• Ground Conditions Report (Geo-Environmental, November 2009);

• Transport Statement (DM Mason Engineering Consultants,

July 2009);

• Noise Impact Assessment (Alan Saunders Associates, July 2010);

• Air Quality Assessment (Bureau Veritas, July 2010);




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• Drainage Strategy (AMA Associates, August 2010)

• Flood Risk Assessment (Mayer Brown, August 2010)

• Conservation Area Assessment (PRO Vision Planning & Design, June

2010);

• Landscape and Visual Impact Assessment

(PRO Vision Planning & Design, March

2010); and

• Statement of Community Involvement

(PRO Vision Planning & Design, July

2010)

1.8 Commentary on these matters is included within this document, though the detail

may be found in the individual technical reports and which are submitted as

separate bound documents.




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2. RELEVANT BACKGROUND

Brewery History

2.1 Gales’ brewing operation commenced in Horndean in 1847 and continued until

2005/6. Further detail on the evolution of the site, its operation, ownership and

production can be found in the accompanying Conservation Area Appraisal.

This also includes commentary on each building within the site, its approximate

age, and relationship to the Gales’ operation.

2.2 In summary, the main events and phases in the evolution of the brewery are as

follows:

• Richard Gale acquiring the Ship and Bell in 1847 and the expansion of

brewing activity to the north of the pub (linked with the Gales’ other farming

and merchanting businesses);

• The rebuilding of much of the buildings to the east of London Road following

a major fire in March 1869;

• Expansion to the west of London Road in the 1880s following the closure of

Gales’ satellite brewing operation in Commercial Road, Portsmouth;

• A general rise in production (though without the addition of significant

buildings) to the end of World War II;

• The post-war slump in production meaning that WWII production levels

would not be exceeded until 1977;

• Improvements in quality of production, and awards for HSB, leading to

increases in production and the addition of the new process floor in 1984

• Peak production of own brand in 1984;

• The acquisition of the site of the former Portsmouth Meat Company site to

the north of the main Brewery in 1994 to serve as offices (10 London Road)

and a Distribution Centre;

• A decline in production of own brands, coupled with increases in contract

brewing to 1997;

• The sale of the brewery to Fuller Smith and Turner in 2005;

• The cessation of brewing in Horndean in 2006; and




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• the progressive transfer of Distribution Centre activities to a new site near

the Hazelton Interchange (A3(M), Junc 2) from 2008/9

Effect on Settlement Pattern

2.3 The supporting Conservation Area Assessment details the effect of the Brewery

on the settlement pattern for Horndean, and also the contribution to the character

and appearance of the Conservation Area made by the Brewery.

2.4 In summary, Horndean Village was, despite the presence of the brewery, a

generally linear settlement alongside the former London to Portsmouth turnpike

road (with frontage only development) until the completion of the A3(M) in the

late 1970’s. The presence of this road then facilitated the addition of backland

developments (including The Yews and the Westfield Industrial Estate).

Site Disposal

2.5 When Fullers indicated that brewing operations were to relocate to their Chiswick

site, EHDC were contacted regarding the site disposal and to discuss

redevelopment options.

2.6 This then resulted in the production of a Site Development Principles Document

in late 2006 (discussed in more detail below). The Horndean Regeneration

Steering Group was also established at this time and has met regularly since.

2.7 Following an extensive marketing exercise, BBPV Ltd entered into a contract to

pursue a comprehensive mixed-use regeneration scheme. There followed

extensive work on information gathering, surveys, consultation, analysis and

options review which culminated in the scheme as submitted.

2.8 In early 2010 Fullers completed the relocation of the distribution business from

the site to their new premises at Dell Piece in Horndean, as well as relocating

their London telesales to the same new premises.




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3. THE SITE AND PLANNING HISTORY

Site Description

3.1 The former Gales Brewery site lies on both sides of the main London Road as it

passes through the oldest part of the settlement of Horndean in Hampshire. The

National Grid reference for the site is SU 7060 1320. The general location of the

site is shown in Plan 1, with the application boundary shown in Plan 2. Plan 3

identifies the separate buildings within Lots 1, 2 and 3.

3.2 The site totals 1.85ha in area, excluding the intervening stretch of London Road,

but including the Crookley Park access. Approximately 1.01ha of the site lies to

the west of London Road, and is entirely within the Conservation Area. This

section of the site is also referred to within the application as Lot 1 and includes

many of the buildings formerly associated with storage of brewery related

products; administration and offices; vehicle maintenance and repair; and the

bulk of the staff parking. Further details of the built resource in this area may be

found in the accompanying Conservation Area Appraisal.

3.3 The area to the east of London Road, bisected by the access road to Crookley

Park includes Lots 2 and 3. This access road and neighbouring land are owned

by Sixten and Cassey Limited. The developer BBPV have acquired legal rights

over this land to facilitate the new development proposed.

3.4 To the north of this access road (Lot 2) lies Gales’ former Distribution Centre (in

buildings originally constructed for the Portsmouth Meat Company in the 1960’s

and 1970’s) as well as a large building (10 London Road), most recently used for

offices and storage. This section of the site is approximately 0.59ha in area,

including the 0.07ha that comprises the retained access to Crookley Park.

3.5 The substantial buildings that formerly served as the main Brewery form Lot 3

and lie to the south of the access to Crookley Park, but north of the ‘Ship and

Bell’ Public House. This part of the site is approximately 0.25ha in area.




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3.6 London Road at this location runs approximately north-south along the floor of a

shallow valley at the southern end of the South Downs. The land rises to both

the east and west of the road and part of the South Downs National Park lies

immediately to the north of the eastern half of the site. The entire application area

lies outside the National Park.

3.7 A more detailed assessment of the landscape setting for the site, and an

assessment of the effect of the existing and proposed development within the

landform can be found in the accompanying Landscape and Visual Impact

Assessment.

3.8 The whole site is considered to lie within the settlement of Horndean. The small

part of the north-eastern corner of the site that lies beyond the settlement

boundary has, in the past, benefitted from planning permission for an office

development (see below for further details). Officers from EHDC have indicated

that they consider the entire site to be Previously Developed Land.

3.9 The majority of the site lies within the Horndean Conservation Area, which was

designated in 1977. Though none of the buildings on site are listed, the Brewery,

its Tower and other ancillary buildings within the site make a significant

contribution towards the character and appearance of the Conservation Area.

Further details of this, and a more detailed analysis of each building, are included

in the accompanying Conservation Area Assessment.

3.10 The higher land to the east of Lots 2 and 3 is the site of Crookley Park, formerly

the residence of Richard Gale, the founder of the brewery, then his son George

A. Gale. This building and surrounding land passed out of the Gales

landholdings in 1927 and has since been used as social housing. It is now used

by a fabric company for manufacturing uses. The Crookley Park site is heavily

treed, and benefits from a blanket Tree Preservation Order (TPO) issued in

December 1975. This affords protection to all the trees along the boundary that

the application site shares with Crookley Park.




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3.11 A topographical survey with full levels information for the site has been acquired

and is included in the application submission plan set.

3.12 Aside from the designations referred to above, there are no other specific

environmental, landscape, ecological or archaeological designations that are

known to apply to the site.

Accesses

3.13 There are 4 main accesses into the site currently, 2 on either side of London

Road. In addition, there is a further private access between Nunbers 17 and 21

London Road (Buildings U and Y on Plan 3) on the western side.

East of London Road

3.14 On the eastern side of London Road, the southernmost access is the gated

archway lying between the Brewery Tower and the Ship and Bell P.H.. This

access has been in use for some considerable time. It was originally the access

used for goods in and goods out including barrel loading to drays and carts. Its

use continued up until the 1990’s when the Brewery acquired the site to the north

(that then became their Distribution Centre) though to a lesser extent.

3.15 To the north of the main Brewery is the shared access that was, most recently

(and with the exception of malt deliveries which arrived via the Ship and Bell car

park and were delivered into the hoppers to the rear of the pub), the main access

to the entire Brewery site. This access also connects to the adjacent Crookley

Park.

West of London Road

3.16 There are currently 2 main accesses on this side of London Road. The

southernmost of these lies between the Nash Hall (Building A) and the former

Clubhouse (Building N) and was used for light goods deliveries & office visitors

only. The second access lies to the south of 15 London Road (Building T) and

provides access into the extensive area to the rear.




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3.17 In addition to these accesses there is a small shared parking area between 17

and 21 London Road.

Site Locality

3.18 The site lies at the core of the oldest part of Horndean, known as Horndean

Village. Much of Horndean now lies to the west of the A3(M) and is largely

amalgamated with Cowplain and other parts of Waterlooville. These areas

generally post-date the arrival of the A3(M) which impacted significantly on the

local area

3.19 As would be expected from such a location, the site is well served by a range of

retail, commercial and other community facilities that would usually be found in

the centre of a village the size of Horndean.

3.20 Significant employment areas lie within close proximity of the site. These include

the Wessex Gate and Lakesmere Road Industrial Estates approximately 400m

and 1500m away (by road), respectively. A major supermarket lies at the

Hazelton Interchange (A3(M), Junc 2), again approximately 1500m from the site

(by road).

3.21 The site is well served by public transport, with a 4-service per hour in each

direction (Firstbus service 41) linking the site with Waterlooville precinct and

Portsmouth City Centre. An hourly service in each direction (Stagecoach 37)

links the site with both Havant and Petersfield Town centres. In addition there

are other services connecting the site with South Downs College (FirstBus 640).

These bus links are generally north-south and there are poor east-west links

3.22 Plan 4 clearly illustrates the extent and approximate location of such facilities in

the vicinity of the site. It is clearly an accessible and sustainable location.




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3.23 Further detail on the location and relationship of the site to existing transport

infrastructure is included in a separate Transport Statement prepared by DM

Mason Engineering Consultants.

Relevant Planning History

3.24 As would be expected on a large site such as this, there have been many

planning applications for development deemed necessary for operational

purposes. It is important to note however that most of the buildings on site pre-

date the commencement of planning records at EHDC

3.25 The most significant planning history for the 3 parts of the site is summarised

below, by Lot:

EHDC Reference

Description Appl’n Type

Decision Date

23293/11 Buildings A, B & C – amendments to create an additional 57sqm of office

Planning Approved 02/03/01

23293/10 Erection of Building I Planning Approved 18/11/99 28061 Rear Extension to 7 London Road (not

implemented) Planning Approved 12/6/84

23293/7 Erection of reception area (bldg B, part). Internal alterations to Nash Hall. Change of use of building to offices, remove porch (approved by an earlier permission) and window alterations


23293/6 Southview - Building M - Change of use to offices


23293/5 Building E – wine cask store Planning Approved 27/11/80 21419/1 The Forge - Building U - Use of

premises as light engineering (B1(c)) Planning Approved 16/6/80

23293/4 Erection of rear extension to Building J (additional 270 sqm storage)


4761 Building N - extension. Extend Club room. Previously ground floor was Club room and utility with storage over


3265 Building J and L. Conversion of coal store to wine and spirit store and erection of new office. Lorry garage (building L) and shop with display


Table 1. Planning History – WEST OF LONDON ROAD (Lot 1)




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EHDC Reference


Decision Date

22182/13 Change of use of ground floor to offices and video studio 10 London Road


22182/9 Change of use to offices for Gales 10 London Road


3852/5 Change of use and alterations of 10 London Road to Offices. Personal to Frank Privett Ltd 4030 sq ft 25 staff


3852/4 Further extension of joiners yard. 10 and 12 London Road were separate at this time


Table 2. Planning History – 10 LONDON ROAD (Lot 2)

EHDC Reference


Decision Date

22812/22 Extension to front of Dist Centre Planning Approved 14.2.97 22182/21 Renewal of 22182/16 Planning Approved 2.12.93 22182/19 Improve loading areas & Provide

covered insulation area to rear Planning Approved 30.10.92

22182/18 Erection of weather protection over refrigeration plant to rear

Planning Approved 14.3.91

22182/16 Modular cold store (on hardstanding area to front)


Table 3. Planning History – DISTRIBUTION CENTRE (Lot 2)

EHDC Reference


Decision Date

22182/20 Renewal of 22187/17 and 14. Use confined to B1(c) as per /17 plans


22182/17 2 light industrial units RM to /14 Planning Approved 23.9.88 22182/14 2 light industrial units OL Planning Approved

on Appeal 18.5.87

Table 4. Planning History – LAND R/O DISTRIBUTION CENTRE (Lot 2)




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EHDC Reference


Decision Date

24076-008 Access widening between Brewery & 14 London Road (on 14 London Road side)


24076-007 28 Floodlights & 5 'Manger's on Brewery, 2 Floodlights on Shop

Advert Approved 14.05.97

24076-006 Adverts & Awnings Advert Approved 14.05.97 24076-005 1st floor extension to form toilet block

on Ship & Bell boundary Planning Approved 07.09.95

24076-004 Advert hoarding (approval included cowling at the top of the Tower)

Advert Approved 23.08.83

24076-003 New Process floor Planning Approved 02.12.82 24076-002 Malt intake & storage to rear of Ship &

Bell kitchens Planning Approved 04.08.81

24076-001 Racking room extension onto area to east of Ship and Bell yard


24076-000 New windows to achieve additional office accommodation at 3

rd floor to

rear of area approved in 1957


PRD 2647 Offices – at 3rd

floor Planning Approved 27.08.57 Table 5. Planning History – BREWERY (Lot 3)

3.26 For the purposes of the current application, it is considered that the most relevant

applications are as follows:

Lot 1

• The application to extend Nash Hall (23293/011);

• Change of Use of Southfield to offices (23292/006)

• That there is no planning history for the dwelling forming 15 London Road;

and

• The application limiting the use of Building U to B1(c) use (21419/001)

Lot 2

• The consent to convert 12, 10 and 8 London Road into a single office

building (3852/005); and

• The consent for 2x B1(c) units to the rear of the Distribution Centre. These

were never built.




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Lot 3

• The new Process floor application (24076/003); and

• The applications for offices within the main Brewery building (24076/000

and PRD 2647).

3.27 As can be seen from the planning history, the application area is highly complex

in terms of the uses occurring within the overall site. The application form

(Section 20) summarises the GIA floorspace of the uses on the site. This

comprises a detailed analysis of the above planning records.

Pre-Application Advice & EIA Screening Opinion

3.28 Pre-application advice has been sought from Officers at EHDC and Highways

Officers at HCC. In addition to Horndean Regeneration Steering group meetings,

the developers have had direct discussions with Officers regarding proposals

since April 2009, during which time, the current proposals have evolved. Further

details on pre-application discussions and community consultation may be found

in the accompanying Statement of Community Involvement.

3.29 An important consideration in these discussions was whether the proposal would

constitute EIA Development. A formal screening decision was sought. The

Council has confirmed that the proposed development does not constitute EIA

development. A copy of the Screening Decision is included in the accompanying

Statement of Community Involvement.




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4. RELEVANT PLANNING POLICY

4.1 Section 38 (6) of the Planning and Compulsory Purchase Act, 2004 requires that

in making any determination under the Planning Acts, the determination shall be

made in accordance with the Development Plan unless other material

considerations indicate otherwise. Other material considerations in this instance

relate principally to the advice contained in National Planning Guidance.

4.2 Following the DCLG letter of 6 July 2010 to all planning authorities in England

revoking Regional Spatial Strategies, the Development Plan for the area in which

the application site is located now only comprises the East Hampshire District

Local Plan (Second Review) 2006.

East Hampshire District Local Plan (Second Review) (2006-2011)

4.3 There are a number of policies relevant to this proposal in the East Hampshire

District Local Plan (Second Review). These policies have been ‘saved’ pending

the completion of the Council’s new Local Development Framework / Core

Strategy. It is considered that the principal policies affecting the site would be the

following:

• H3 Residential Development within the Settlement Policy Boundary

• H4 Housing Mix

• H5 Housing Density

• C6 Trees;

• HE1-2 Design / Alterations / Extensions to Buildings;

• HE4-8 New development in Conservation Areas; and

• HC3 New Community Facilities

• GS1 Sustainable Development

4.4 There are a number of National and Local Plan policies that relate to elements of

the scheme, including on air quality, drainage and flood risk, ecology, habitat and

retail and employment matters. However it is considered that these are




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addressed by the contents of this statement and by the accompanying technical

reports, and are of lesser significance than the policies cited above.

4.5 It is considered that policies H3-H5 are of greatest significance for this

development proposal, as the scheme seeks to provide a mixed development of

housing, but at the same time look to provide alternative employment

opportunities to those that have been lost as a result of the closure of the

brewery.

National Planning Guidance

4.6 As stated above, the advice contained in National Planning Guidance is a

material consideration when considering the proposals that are the subject of this

application. Whilst there is guidance in a number of Planning Policy Statements

(PPSs) which has some relevance to the application, it is considered that the

most relevant guidance is contained within PPS 1, PPS 3, PPS5, PPG13 and

PPS25, though PPS 9 is of some relevance.

4.7 Planning Policy Statement 1 (PPS1) was issued in January 2005 and replaces

PPG1. It sets out the Government’s overarching planning policies on the delivery

of sustainable development. The PPS makes it clear that good design is an

essential part of achieving sustainable development and states that

developments should integrate into the existing environment and respond to their

local context and create or reinforce local distinctiveness.

4.8 Planning Policy Statement 3 (PPS 3) was issued in June 2010. It indicates the

current Government’s objectives for housing, and, with the exception of the

definition of brownfield land now excluding gardens, is largely the same as

previous versions of this guidance. However, as the site lies within the

settlement of Horndean, it is considered that local development control policies

are more directly relevant to current proposals.




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4.9 Planning Policy Statement 5 (PPS 5) was published in March 2010. PPS5

outlines Government policies for the identification and protection of historic

buildings, conservation areas, and other elements of the historic environment.

4.10 Planning Policy Statement 9 (PPS9) was issued in August 2005. It requires

development proposals to consider biodiversity.

4.11 Planning Policy Guidance 13 (PPG13) was issued in March 2001. This

document indicates that walking is the most important mode of travel at the local

level and offers the greatest potential to replace short car trips, particularly those

under 2km. In addition, this document indicates that cycling has the potential to

substitute for short car trips, particularly those under 5km. These 2 distance

measures are often referred to as the benchmarks for defining sustainable

locations.

4.12 Planning Policy Statement 25 (PPS25) was issued in March 2010. This

requires development proposals to demonstrate that drainage and flood risk

issues have been considered and incorporated in the design of schemes.

Other Material Considerations

4.13 The Horndean Village Design Statement was prepared in 2002. Although this

has valuable commentary regarding design characteristics, this document was

written prior to the closure of the Brewery and makes limited commentary

regarding the redevelopment of the site.

4.14 The Statement of Development Principles prepared by EHDC in October 2006

is a valuable source of information and advice. Though not adopted as

supplementary planning guidance, this document has greatly influenced the

development proposed for the site.




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5. ANALYSIS OF SITE ISSUES

5.1 This section identifies and discusses the possible constraints for development.

The next section of this statement elaborates on these in relation to the detailed

design of the proposed development and how the design has taken principal

constraints into account.

Conservation Area and Built Heritage

5.2 The Horndean Conservation Area affects much of the site, though part of Lot 2

lies outside this area. A full review of the Heritage resource in the vicinity of the

site has been undertaken.

5.3 The results of this, and an assessment of the role the site plays in the wider area

are included in the separate Conservation Area Assessment (PRO Vision, June

2010). This concludes that there will be no adverse effect on the Conservation

Area Designation as a result of the scheme.

Archaeology

5.4 Similarly, the archaeological potential of the site has been assessed in detail.

5.5 A full desk-top study of the existing Brewery site has been undertaken by CgMS,

and the results of this are included in a separate report. The desk-top

assessment indicate that only medieval and post-medieval remains are likely to

remain on site, and that these should be investigated when the site is cleared.

Furthermore, a recommendation is made to record and document the existing

buildings prior to demolition.

Ecology

5.6 A Phase 1 ecological appraisal of the whole site was undertaken by Hampshire

Ecology in October 2009, this included internal accesses to roof voids to detect

bat presence.




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Bats

5.7 Some of the buildings were identified as having a potential to serve as bat roosts.

Further internal building inspections the properties were undertaken in March

2010 of this year, and the results of this are included.

5.8 In addition, emergence surveys have been undertaken by Dorset Ecology to

quantify the use of the site by bats and to propose suitable mitigation. The

results of these surveys are included separately. The Ecologist’s

recommendations have been incorporated in the design of the scheme and it is

intended that new bat boxes will be positioned on suitable buildings / trees within

the application site, along with suitable roof access points in appropriate

locations.

5.9 It is accepted that a EPS Licence for bats (and associated method statement)

may be needed before some buildings can be demolished. However, the

supporting information submitted at this stage is considered sufficient for the

purposes of the Town and Country Planning Act.

Reptiles

5.10 The initial Ecological Report also identified parts of the site that might support

various species of reptile. A reptile survey was undertaken which demonstrated

that there is no reptile presence on the site. The results of this survey (by

Hampshire Ecology) are included separately.

Trees

5.11 There are number of significant trees mainly along the boundaries of the

application site. A full arboricultural survey has been undertaken to inform the

application, and the proposed siting of buildings has taken account of the root

protection areas for these trees. From the outset it was decided that the wooded

boundaries should be preserved




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5.12 An Arboricultural Implications Assessment has been prepared in relation to the

proposed scheme by Barrell Tree Care Ltd. The results of this Assessment are

submitted separately.

5.13 It is concluded that there will be no significant effect on trees as a result of the

proposals. The trees proposed for removal are generally less significant

specimens, located towards the centre of the site. They are screened from the

wider surroundings by retained trees on the outer site boundaries.

Landscape

5.14 The landscape character of the wider area is an important consideration, and the

eastern part of the site lies immediately south of part of the South Downs

National Park.

5.15 A full Landscape and Visual Impact Assessment has been undertaken for the

proposals, and this is attached in the separate report (PRO Vision, July 2010).

Proposed sections through the site are shown in plans PP1036 140 00, 141 00

and 142 00

5.16 This concludes that there should be no adverse effect on the landscape

character as a result of the proposals.

Ground Conditions and Previous Land Uses

5.17 A detailed analysis of the site has been undertaken by Geo-Environmental

Consulting. A copy of this report, which includes the results of physical testing of

soil samples both for historic contamination and for the suitability for use for

soakaways, is included.

5.18 This report has been discussed with the Environment Agency and considered in

detail by consultants preparing the Drainage Strategy for the site. It is therefore

considered that, with the appropriate measures outlined below, the development




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of the site would therefore be unlikely to cause conflict with the requirements of

PPS23, or Local Plan Policy P7 in this regard.

Flood Risk and Drainage

5.19 Part of the site apparently lies within a Flood Risk Area, as defined by the

Environment Agency. As a result, the developers commissioned a detailed

assessment of the site from HR Wallingford. This quantifies in detail the 1 in 100

year flood risk at the site, as well as the 1 in 100 year + climate change.

5.20 This information has then informed the site layout and finished floor levels of the

proposed buildings, particularly those in the new care home proposed for Lot 3.

It has also informed the Drainage Strategy for the site (and vice versa). The

finished site layout has then been assessed by Mayer Brown Ltd and a detailed

Flood Risk Assessment is included in the application submission.

5.21 A full assessment of the existing site drainage has also been undertaken, and

discussions held with Southern Water regarding this information. This

information is presented in the enclosed reports.

5.22 It is considered that the information presented in the enclosed report provides a

sufficient level of re-assurance at this stage that this matter is adequately

considered within the application. The conclusions are summarised briefly in the

next section pertaining to Drainage and Flood Risk Assessment.

Noise and Air Quality Considerations

5.23 Due to the presence of London Road and the amount of relatively slow moving

traffic that passes the site, concern has been raised regarding the possible

effects on the development on poor air quality, as well as ambient noise within

the development.

5.24 Alan Saunders Associates have undertaken a Noise Assessment of the site and

the scheme, mindful of the requirements of PPG24. Bureau Veritas have




24

undertaken a similar exercise in relation to Air Quality, including consideration of

EHDC’s existing concerns regarding air quality within the centre of Horndean

Village. These reports are included separately

5.25 The conclusions of these reports are that the proposed scheme would be

acceptable in respect of these considerations.

Adjacent Residential Amenities

5.26 The amenities of existing adjacent residential properties have been carefully

considered. The main residential amenity issue for the scheme relates to the

properties between Lot 2 and London Road (Nos 14-30 London Road). The

residents of these properties have been specifically approached in relation

proposals as they have evolved, and the layout of Lot 2 is such that overlooking

of amenity spaces for the London Road properties is minimised.

5.27 Other residential properties around the site are 23 London Road, and the

residential elements associated with the Post Office on Portsmouth Road (No 2)

and No’s 8 and 12 London Road. Again, these properties have been directly

included in proposals as they have evolved, however it is generally considered

that the change of use of the western part of the site from brewing, storage and

distribution activities to residential uses and a largely less intensive commercial

activity will represent a net improvement to the amenities of these 3 properties on

Portsmouth Road

5.28 These matters are discussed in more detail below, and elsewhere within the

application submission.




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6. PROPOSED SCHEME

6.1 This section of the Statement includes an explanation of the rationale behind the

proposed building form and design, together with information on detailed

considerations regarding the layout, siting, access, parking and landscaping.

Description of Proposals

6.2 The proposed scheme is to create an attractive, integrated and mixed

development that regenerates the former Brewery site, respects the character

and appearance of the area, and promotes sustainable development.

West of London Road (Lot 1)

6.3 It is proposed to retain the following:

• Nash Hall;

• the former clubhouse (Building N);

• 15 London Road (Building T); and

• The former Forge (17 London Road, Building U).

All other buildings on this part of the site would be demolished. The plans

showing the retained elements are by PRO Vision (Plans 857/P03-P06). PRO

Vision plans 857/S01 to /S11 show the floorplans and elevations EHDC Officers

requested for the buildings to be removed.

6.4 In total, it is proposed to erect:

• 54 dwellings (7x 1-bed, 31x 2-bed, 15x 3 bed and 1x 4-bed);

• A retail store with 350m2 gross floor area (GFA); and

• A D1 building (of 450 m2 GFA).

Plans by Pope Priestley (PP1036 110 series plans) show the proposed floorplans

and elevations for this part of the site.

6.5 Nash Hall would be retained in its current office use (with the option for use for

community purposes); the former clubhouse would be converted to either an A1,

A3 or B1a use; 15 London Road would remain as a dwelling (with a new carport




26

and curtilage to the rear); while the former Forge would become an B1(a) office

from its current B1(c) named user consent.

R/O of 14-30 London Road (Lot 2)

6.6 It is proposed to demolish both the Distribution Centre and 10 London Road. 19

dwellings (8x 2-bed, 8x 3-bed and 3x 4-bed) would be erected on this part of the

site. These are shown in Pope Priestley plans PP1036 120 series.

Main Brewery (Lot 3)

6.7 The main brewery buildings, including those abutting the Ship and Bell, would be

demolished, except for the Tower, and a 60-bed care home erected on this part

of the site. The Tower will be retained in recognition of its local iconic status, and

will be integrated as part of the new care home.

6.8 The existing gated arch between the Tower and the Ship and Bell would be

altered to form an access to a new parking area serving the care home.

6.9 This part of the site is shown in Pope Priestley plan series PP1036 130

Design Rationale

6.10 From the outset it was accepted that this is a key site that is crucially important to

the future of the Village of Horndean. The Design Rationale has evolved over a

number of years and takes into account the overriding requirement to regenerate

and revitalise Horndean Village Centre.

6.11 The notes set out below follow from and should be read in conjunction with:

• Gales Brewery, Horndean – Development Principles document prepared

by East Hants District Council;

• Horndean Conservation Area Appraisal (draft) prepared by East Hants

District Council;

• General Guidelines contained within the Horndean Parish Village Design

Statement prepared by Horndean Parish Council; and




27

• Conservation Area Assessment of the former Gales Brewery Site

prepared by Pro Vision (June 2010) submitted separately.

6.12 Every effort has been made to follow best practice guidelines and design

approaches recommended in PPS1, PPS3, PPS4 and in published CABE

documentation.

The Need For Comprehensive Development

6.13 The site has been marketed as three separate lots but the current proposals on

behalf of the applicants and landowners are for the entire Gales Brewery site to

the west and east of London Road. They do not cover the separately owned

Ship and Bell Public House site although parallel proposals are intended for part

of that site. These are to be progressed with the proposals subject of this

application but it is important to note that they relate only to the backland area to

the rear of the Ship and Bell PH.

6.14 By bringing forward comprehensive redevelopment proposals the applicants are

more able to meet the overall objectives set out in the various guidance

documents and within the Council’s Development Principles note. The

comprehensive redevelopment scheme that is now proposed contains a mix of

uses which is balanced and responds well to the pattern of land uses in the

surrounding area. It also responds to the very clear feedback received following

consultation events.

6.15 The comprehensive redevelopment proposal also enables a cohesive

development with the reknitting of certain parts of the Village Centre that were

previously torn apart by the industrial uses, accesses and traffic arrangements.

However, it is important to note that there is variety of built form and uses within

the overall design framework and that the existing layout of buildings makes the

site inaccessible from a pedestrian and visual sense. Further details on the

variety of spatial arrangements, building forms, materials and uses are set out in

the notes below.




28

Horndean Village Centre Regeneration

6.16 The comprehensive redevelopment and re-use proposals are intended to help

ensure that the Village Centre is revitalised and regenerated. In the Horndean

Village Design Statement it is acknowledged that the Gales Brewery site is the

very centre of the Village which in turn is the centre of the Parish. It is a crucially

important activity area and focal point that has fallen into dis-use with the demise

of the Brewery. The Brewery was the raison d’etre for much of the housing and

other development in the local area and there is an urgent need to facilitate

replacement uses and activity to enable the regeneration process to commence.

6.17 In working through the design process the design team identified the need for

regeneration to be considered in terms of:

• Employment and the need to create new jobs;

• Activity and the need to create new destinations and spaces with vitality;

and

• Built form and the need to ensure that new forms respect existing frontages

and key features whilst also creating new forms appropriate for the Village

Centre.

6.18 It was also acknowledged that there was a need to strike a balance between the

need to conserve and re-use key buildings whilst demolishing and redeveloping

others. The key consideration in this respect was a need to maintain the

Conservation Area frontage buildings whilst also ensuring that objectives to

include new facilities and rationalised access arrangements (Opportunities 3 and

4 in the Development Principles document) were exploited.

Factors Affecting Choice of Uses

6.19 The key considerations in selection of appropriate land uses were the need to

follow existing District and Parish guidance documents, the need to ensure that

uses are suited to the Village Centre location and fit with the existing and

proposed arrangement of development in the wider area. Development

deliverability and the need for viability were also key considerations.




29

6.20 In addition to the above, other factors that were taken into account include:

• The Village Design Statement requirements that buildings should generally

be re-used for the purpose for which they were built (page 17) and the

general planning requirement that the historic pattern of land uses, particularly

in terms of the ‘residential – non residential’ commercial balance should be

carefully considered and modified only where necessary. In this respect it

was considered important to ensure the delivery of a mixed use scheme

where commercial uses are located close to other surrounding commercial

development particularly in the London Road and Portsmouth Road.

• To ensure provision for new uses that will generate new employment

opportunities. It was acknowledged that there should not be an ‘all

residential’ design solution. Important parts of the site both to the east and

west of London Road should be identified for uses that will help create new

job opportunities to replace the jobs lost at the Brewery even though Fullers

have created a significant number of new job opportunities at their new

distribution depot site on the southern edge of the Village. It is anticipated

that the new surgery, retail, office and care home uses will generate a

significant number of new employment opportunities both full time and part

time. This proposed mix of new uses should serve to underpin the viability of

existing retail and service businesses in the Village contributing to the

commercial vitality for all concerned

• Inclusion of uses that provide valuable local services and facilities. The

site should help create a new node of activity for the Village this should be

close to the existing central crossroads / square. The new uses selected will

help open up increased opportunities for combined trips with key destinations

(care home, surgery, shop etc) in close proximity.

• Highway safety and sustainable development considerations to be

applied particularly in relation to foreseeable patterns of travel. In this regard

it is acknowledged that there is a need to rationalise vehicle access points

and to carefully consider and reduce scope for conflict between pedestrian,

cycle, private vehicle and commercial vehicle traffic.




30

• The need to take into account consultation stage responses suggesting a

local need for new retail, surgery and community centre development. The

views of the local population were considered to be important but needed to

be balanced with market considerations and the need for viability and

deliverabilty. In this respect local demographics were important and these

suggested that a new care home was likely to be one of the most appropriate

employment generating uses that could be delivered and would fit well with

both surrounding residential development and the intended surgery / D1 uses.

Factors Affecting Proposed Built Form and the Positioning of Uses

6.21 Key considerations that led to decisions on building re-use or re-development are

set out in the separately bound Conservation Area Assessment (June 2010). In

Section 5 of this document there is a building by building analysis with an

explanation of the reasons why certain buildings were identified for retention

whilst other buildings were identified for re-development.

6.22 A key consideration was the need to retain and enable re-use of the iconic tower

that to many people symbolises the heart of the Village. It is effectively a

monument to the former use that is built in a style and form that merits retention

as a key heritage asset within the Conservation Area. The proposed London

Road streetscenes are shown in plan 1036 141 00

6.23 Other factors that affected the proposed pattern of built form and position of

buildings included:

• Vegetation and the need to maintain the wooded surrounds and soft

edge to the open countryside north of Lot 2. Existing trees have been

identified and new development is positioned to ensure that Root Protection

Zones are clear of new intrusive features. In addition, a number of key trees

were identified within the site and these are to be retained and built around

as key features.

• Levels and the need for terracing whilst avoiding shallow slopes which

could have the effect of destroying intended spatial relationships. By




31

identifying a number of key level change lines both to the east and west of

London Road it was possible to create a sequence of relatively regularly

spaced outdoor rooms with level changes between (see diagram to follow).

• Potential visual impact and in particular the need for consideration of

views from the countryside. It was acknowledged that there is a need for

an interesting and varied roofscape that would be seen in longer distance

views particularly from the north. See also separate Landscape Impact

Assessment.

• Design guidance set out in the Local Plan and the Village Design

Statement;

• Key vistas both long and short and the need for visual stops at focal

points. The Brewery Tower is the key focal point that should remain as a

visual stop in long distance views (both from the north and south). Within

the site there is a need to create new space channels with visual stops to

assist in mental mapping and to create varying built form that is of a high

quality befitting the Village environment and Conservation Area;

• Permeability and linkage balanced with requirements for privacy and

residential amenity and the parts of the site identified for new housing;

• Highway improvements and spatial changes to take account

acoustics, air quality and other environmental factors and the need to

rationalise site accesses to improve highway safety and reduce scope for

vehicle conflict associated with turning movements; and

• Retained rights of access particularly in the area west of London Road

through to the square between Nash Hall and the Post Office and through to

the precinct. In addition, there was a need to retain access routes through

to Crookley Park House (between Lots 2 and 3) and to the agricultural land

north of the site (between existing London Road houses and Lot 2).

Key Design Concepts

6.24 The analysis contained within the separate Conservation Area Assessment of the

site together with the requirements set out above led to the design which is

based on the following key concepts:




32

• A repaired street scene which is less industrial and more befitting a

Hampshire Village with a balance of architectural forms creating high quality

frontages (see submitted street scene drawings);

• Higher density development closer to the main Village Centre and precinct

and around the Brewery Tower with lower density development to the north,

particularly along the Countryside edge and on the part of the site visible

from the South Downs;

• Variety in built form both in terms of development block depth, orientation

and height to help ensure a varied roofscape without the creation of overly

dominant or high buildings;

• A memorable and permeable development with opportunities for

connections through to the Horndean precinct and to the new hard surfaced

public space adjoining Nash Hall and the Post Office;

• Environmental and highway improvements along the key space channels

between the London Road and Portsmouth Road frontages. A package of

environmental improvements have been devised to ensure that the surface

treatment and street scape is regenerated in parallel with adjoining sites and

to help re-knit and revitalise the movement corridor through the Village;

• The provision of parking within small courtyards or on plot with significant

landscaping around to reduce the visual intrusion of parked vehicles;

• The creation of a sequence of linked spaces to form outdoor rooms with

connecting space channels coinciding with key vistas and a variety of visual

stops.

6.25 Further details on the building layout, form, design and materials are set out

below.

Building Form, Design and Landscaping

6.26 The site layouts for the entire site are shown in Pope Priestley plan series

PP1036 100. Distinct differences can be seen in the layouts and building design

for all 3 Lots. Across all parts of the site the development follows the landform




33

sympathetically with split level housing and parking and undercrofts where

appropriate.

6.27 For Lot 1 (110 series plans), west of London Road, the approach seeks a modern

community feel, with a varied roofscape with the trees along the boundary with

the Westfield Industrial Estate forming the backdrop. Within this part of the site

the layout seeks to create a number of open frontage spaces, in and through

which vehicle movement and parking would be contained.

6.28 Facing materials for the elevations fronting the commercial area are a mixture of

traditional (brickwork, slate) and modern (pre-formed cladding), though the

building forms are generally contemporary, and include undercroft and mews

parking arrangements.

6.29 Lot 2 (120 series plans) is more traditional in building form and appearance,

being generally characterised by traditional 2 and 2.5-storey individual dwellings.

The dwellings themselves are more detached than those present on Lot 1, and

each dwelling is individual in terms of building and roof form, and with a wider

range of facing materials. This part of the site seeks a mixed, lower density

residential community with high quality design standards.

6.30 The new apartment block on the site of the previously permitted B1a sheds

represents a sympathetic use of this backland area. The mass of this building

and the other buildings fits well within the overall built form, and represents a

smooth transition from Crookley Park (to the east) and the existing properties

fronting London Road.

6.31 Amenity considerations to the existing properties have been carefully considered,

with private spaces for the new dwellings generally to the rear (east) to avoid

encroachment on existing amenities. The internal layout of units 6 – 8 and 13 is

such that the primary living areas and key habitable rooms are on the eastern

side of the dwellings.




34

6.32 The care home on Lot 3 has a more institutional feel (130 series plans). The

height of the new building seeks to make an equal or better contribution to the

character and appearance of the streetscene, and re-create, on a more

adaptable layout, the mass of the existing buildings. The retention of the Tower

and its incorporation into the care home building allows for better future

maintenance and general up-keep than might be expected if the building was

subdivided or its maintenance the responsibility by a communal management

company.

6.33 In accordance with the Conservation Area Appraisal, materials in this part of the

site are traditional, with existing features on the Brewery Tower being used as

visual cues to the new building.

Materials

6.34 The proposed materials for each element of the scheme are detailed on each

elevation. A copy of the material schedule for each lot within the site is included

as Appendix A, and is not repeated here.

Access and Parking

6.35 This is described in detail in the accompanying Transport Statement by DM

Mason Engineering Consultants. Highway alterations are shown in Plan PP1036

102 00, with the parking layout for the site shown in PP1036 101 20

6.36 For Lot 1, the main access to the site will be via a widened access in

approximately the same location as the main access. A second access will be

created to serve the new parking area serving the retail unit, surgery and Nash

Hall.

6.37 For Lot 2, the main access will be via an improved access to the south of 14

London Road. This access will also provide continued connection through to

Crookley Park, as well as service access to the rear of the care home on Lot 3.




35

6.38 For Lot 3, the main access will be via the existing archway that exists between

the brewery Tower and the Ship and Bell Inn, though the arch itself will be altered

to achieve this.

6.39 In terms of parking, all the proposed houses on the site will have at least 2

dedicated parking spaces. The apartments on Lot 1 (units 1-16 and 41-54) will

have 1 dedicated space per flat. It is anticipated that any additional overnight

parking on this area could be accommodated within the dedicated parking for the

commercial area, with the result that the 54 dwellings on Lot 1 are served by a

potential 108 parking spaces.

6.40 The accompanying Transport Statement details how the 26 spaces between

Nash Hall and the retail building, and the 8 further spaces behind the D1 unit

have been calculated and assigned.

6.41 All units on Lot 2 have at least 2 spaces per unit, including apartments 14-19 on

this area.

6.42 The parking proposed for the care home (20 spaces) is considered appropriate

for the proposed nature of the care operation proposed.

6.43 The application plans clearly show cycle stores (either individual per unit or

communal areas) for all the proposed Lots.

Utility Statement (Drainage) and Flood Risk Assessment

6.44 The enclosed reports from Mayer Brown and Andrew Malcolm Associates (AMA)

demonstrate that the previous uses of the site, existing drainage capacity and the

Flood Risk Assessment have all been taken into consideration as part of the

scheme. No part of Lot 2 would be at risk of flooding.

6.45 It is considered that, for Lot 1, there would be no increase in flood risk, and none

of the new dwellings would be at risk of flooding. Safe access to the new and




36

existing commercial units could be made in the event of emergency. The

removal of the 3 cottages (5, 7 and 9 London Road) would reduce the flood risk

to residential properties on site.

6.46 The flood risk to the care home on Lot 3 is addressed by the setting of finished

floor levels appropriately (details of this are contained within the application

plans, and the Flood Risk Assessment). Safe access to higher ground, and then

off site via a flood-free route in emergency situations, would be possible for both

Lots 2 and 3 via adjacent land, including Crookley Park (if required by emergency

vehicles).

6.47 It is therefore considered that the scheme is acceptable in Flood Risk terms.

This point is endorsed by the Environment Agency’s most recent response to a

pre-application approach made by Mayer Brown and AMA (see letter from EA

dated 7 April 2010).

6.48 A mixed drainage arrangement (whereby roofs drain to soakaways) but site

drainage is to mains sewers has been agreed with both the Environment Agency

and Southern Water in principle. Remaining details of this can be addressed at

the build stage.

Affordable Housing Statement

6.49 Housing Officers at the Council have been contacted regarding the obligation

arising from the scheme for affordable housing provision. The applicants

acknowledge that, in principle the scheme could generate a requirement of up to

35% as affordable housing units, in line with Local Plan Policy H11 and H12 and

the Council’s non-statutory Guidance on Affordable Housing Provision.

6.50 It is understood that the Council does not apply a rigid formula to the provision of

affordable dwellings but would expect to achieve 35% affordable housing on any

site meeting the Council’s site size thresholds. Horndean has a population of




37

over 3000, and therefore the trigger level for affordable housing provision would

be sites providing more than 15 dwellings (or over 0.5ha in area).

6.51 It is intended that 4 dwellings (5, 7, 9 and 19 London Road, all 2-bed units) would

be lost, and 73 new dwellings erected. The 3-bed dwelling of 15 London Road is

existing and would be retained. Hence the net increase is 69 units, and hence

the requirement would be for up to 24.15 affordable units.

6.52 The applicants are aware of and have given consideration to the Hampshire

Home Choice Annual Review 2009/2010. It is understood that there is no current

Housing Needs Assessment for Horndean Parish, though a Parish Profile, dating

from 2006/7 is in existence. However, this document does not include or set

minimum requirements in respect of housing mix and / or tenure.

6.53 Discussions are therefore ongoing in relation to the precise quantum of provision,

mix, and tenure. These should be concluded during the consideration of the

application. These are progressing alongside other discussions pertaining to

other obligations which need to be considered alongside affordable housing

provision. These include:

• the provision of the community facility in Nash Hall;

• provision of the D1 use building; and

• highway and related environmental improvements.

6.54 Due consideration has been given, during the design of the scheme to the

standards expected of all units on site, both market and affordables. It is

considered that the scheme would generally be compliant with good practice.

Open Space Considerations

6.55 It is anticipated that an appropriate contribution would be agreed with the Council

during consideration of the application for off-site provision and that this would

form part of any Section 106 agreement prepared for the scheme.




38

Economic Statement

6.56 It is understood that, in its final active years of brewing from 1997-2005, the

application site provided jobs for around 105 people. Following the closure of the

brewery and distribution centre, activity gradually transferred to the new Fullers

site at Dell Piece East.

6.57 The decision to relocate brewing to Fuller’s main brewery in Chiswick resulted in

a general reduction in staffing in these activities, such that when the site ceased

brewing, approximately 20 FTE posts were lost. Approximately 35 FTE posts

transferred from the Horndean site to the Dell Piece East site, and were not lost

from the local employment profile. A further 8-10 new posts have been created at

the new facility.

6.58 In line with both the East Hampshire Local Plan, and the Development Principles

document prepared for the site, a key consideration has been that the scheme:

“should have a commercial focus that balances appropriate land use to

ensure the vitality of Horndean Village Centre with residential and

community uses. A wide range of commercial and community uses

would be acceptable and these include for example, retail, leisure,

hotel, community uses, and employment. Suitable employment uses

could include office and high technology type uses…” (Development Principles

Document)

6.59 The proposed scheme includes a number of new employment elements. These

are the:

• The new 60-bed care home;

• The retail unit;

• The scope for offices / retail use in the converted clubhouse (Building N),

the Forge (Building U) and Nash Hall; and

• D1 uses




39

6.60 It is estimated that the scheme could provide employment opportunities as

follows:

• Care home around 13 FTEs;

• the new retail unit: around 8-10 FTEs

• the D1 unit: around 5-7 FTEs;

• Building N: around 2-3 FTEs;

• The Forge: around 2-3 FTEs;

• Nash Hall: around 8-10 FTEs

6.61 Thus the proposed scheme would provide accommodation likely to enable the

creation of approximately 40 FTE’s. This exceeds the number of FTEs present in

the last phase of activity at the brewery site. Together with the Fullers jobs

relocated to the Dell Piece East site and the new posts created at that location,

the number of employees is approximately 80% of the brewery activity in the

period from 1997-2005, and at the same time provides a significant number of

dwellings on site.

6.62 It is therefore considered that the scheme would generally accord with Policies in

the East Hampshire Local Plan seeking the retention of employment activities.

Other Matters

6.63 Appropriate refuse stores are provided for each individual dwelling, and

communal facilities for the apartment blocks, care home and retail and

commercial units. These are all accessible by a refuse vehicle, and provide

sufficient storage for normal domestic wastes as well as recyclables.

6.64 It is not currently anticipated to introduce significant new street furniture for

illumination purposes. It is likely that illumination would be low level bollards

associated with safe vehicular and pedestrian circulation. This is a matter that

can be considered in due course and addressed through a planning condition.




40

7. SUSTAINABILITY & ACCESS CONSIDERATIONS

7.1 This section of the report evaluates the sustainability of the proposal and

addresses accessibility issues.

Sustainability Merits

7.2 Site access and sustainability issues are discussed at length in the Transport

Statement prepared by DM Mason Engineering Consultants. The key factors

are:

• Horndean is accessible by public transport;

• It has good connections to the road network;

• There are good local shops and facilities in the vicinity and employment sites

are nearby;

• It mainly comprises previously developed land within the settlement;

• There are no significant flood risk, heritage, habitat, arboricultural or other

constraints that cannot be addressed; and

• The scheme presents an opportunity to provide new buildings with relatively

high performance ratings.

Energy Efficiency Statement

7.3 The buildings’ services will be designed in conjunction with the detailed building

proposals. Plant locations will be located to provide an economically and

environmentally viable solution for the proposed new development at the site.

7.4 The design of the mechanical, electrical and public health systems will be

developed to satisfy the individual requirements of each building within the

development.

7.5 The design philosophy has embraced the following design principles:-

• Minimise energy consumption through passive design techniques;

• Maximise daylight whilst minimising unwanted solar gain;




41

• High energy efficiency plant and distribution services to achieve minimum

carbon emissions compliant with Good Practice;

• Water conservation measures;

• Provide engineering services which are simple in operation and provide

occupants with control of their environment;

• Low life cycle cost (capital outlay; ongoing energy and maintenance costs);

and

• Safe and efficient access to plant for maintenance and replacement

7.6 The proposed buildings will be designed as a low energy development, with

targets set out for energy usage. This will include an overall 10% reduction in

carbon dioxide emissions above and beyond the requirements stipulated in Part

L (2006) of the Building Regulations. This reduction will be achieved through the

application of good practice design and low or zero carbon technologies.

7.7 Other sustainable technologies will be considered and implemented where they

can be shown to provide a tangible benefit to the client, and the development,

and where they can be demonstrated as offering acceptable payback periods.

Disabled Access

7.8 This is primarily a consideration for the retail and surgery elements of the

scheme, as well as for the care home, however also applies to the apartments

within the scheme.

7.9 The care home internal arrangements will comply with CQC best practice

standards regarding accessibility, and 2 lifts to all floors are included within this

element of the scheme.

7.10 The retail and surgery elements are located at ground floor, and will be fully

accessible for wheelchair users and others with impaired mobility. The flats

above these units (Lot 1, Units 1-16) will only be accessible via stairs, however




42

the apartment block on Lot 1 (units 41-54 has a lift proposed within the block.

The ramps within the site provide accessibility throughout the layout.

7.11 The development will comply with and exceed the standards set in Part M of the

Building Regulations.

7.12 Accessibility has also been a significant consideration throughout in the the

layout of the scheme at a more general level. All the dedicated parking for the

residential units is located as close as possible to the main accesses for each

dwelling.

7.13 Of particular note in this respect is Units 36 and 37 on Lot 1 and units 10, 11 and

12 on Lot 2. The 2 units on Lot 1 have their primary parking in the new court

between 17 London Road (The Forge) and 23 London Road. To avoid un-

necessary transit of loads from cars to the dwelling there will be a new walkway

from the western edge of this parking area directly past the front doors of units 36

and 37.

7.14 The garages & parking serving Units 10-12 on Lot 2 are connected via rear gated

accesses to the curtilages of units 10 and 11, and to the side of Unit 12.

Former Gales Brewery, London Road, Horndean Design & Access Statement

857/SY PRO Vision Planning & Design August 2010

PLAN 1

Site Location Plan

A3

(M)

A3

(M)

A3

(T)

A3

(T)

Portsmouth Rd

Portsmouth Rd H

avant RdH

avant Rd

Lon

don

Rd

Lon

don

Rd

0 0.2 0.4 0.6 0.8 1.0km

MerchistounHall

MerchistounHall

CatheringtonHall

CatheringtonHall

CadlingtonHall

CadlingtonHall

Red Lion PHRed Lion PH

The Anchor PHThe Anchor PH

Colonial /Good Intent PH

Colonial /Good Intent PH

Scale NTS

Ref. 857/P01a

Date May 2009

Title Location PlanBased on Ordnance Survey Scale Map Data with the permission of the Controller of Her Majesty`s Stationery Office. O S Copyright Licence AR 100018708


Site LocationSite Location



PLAN 2

Application Boundary

PP1036_100_00 LOCATION.dgn



PLAN 3

Lot and Building Identification Plan

Scale 1 : 1500

Ref. 857/ID1

Date February 2008

Based on Ordnance Survey Scale Map Data with the permission of the Controller of Her Majesty`s Stationery Office. O S Copyright Licence AR 100018708

BUILDING IDENTIFICATION PLAN

N

HORNDEAN BREWERY

AAAAAABBBBBBB

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II

JJ

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LOT 1

LOT 2

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LOT 3



Plan 4

Accessibility & Local Services Plan

GODALMING

GUILDFORDALDERSHOT

Grosvenor Court, Winchester Road, Ampfield, Winchester, SO51 9BDTel: 01794 368 698 Fax: 01794 368 637 email: [email protected]

St Mary's House, 40 London Road, Newbury, RG14 1LATel: 01635 40184 Fax: 01635 41459 email: [email protected]

Based on Ordnance Survey Scale Map Data with the permission of the Controller of Her Majesty`s Stationery Office. O S Copyright Licence AR 100018708

CLIENT:Bargate Homes / Burton Properties

PROJECT:Former Gales BreweryHorndean

DRAWING:Accessibility & Local Facilities Plan

SCALE: 1:10,000 / 1:2500 @ A3 DWG : 857/AO1

DATE: APRIL 2010 REV: *

Market House, Corn Market, Wimborne, BH21 1JLTel: 01202 840 405 Fax: 01202 840 406 email: [email protected]

FORMER GALES BREWERY, HORNDEANACCESS PLANSCALE 1: 10,000 @ A3

500m

1000m

1500m

7

NOTATION

1000M

2000M

3000M

4000M

5000M

6000M

BUS STOPS

PRIMARY SCHOOLS

SECONDARY SCHOOL

POST OFFICES

RETAIL/COMMERCIAL

SUPERMARKETS

PUBLIC HOUSES/RESTAURANTS/CAFES

VILLAGE HALL/COMMUNITY CENTRES

PLACES OF WORSHIP

LIBRARY

HEALTH CENTRE / PHARMACY

RECREATION / PLAY AREAS

EMPLOYMENT SITES

1

2

3

4

5

6

7

8

9

E

11

10

DEVELOPMENT SITE

MOVEMENT CORRIDOR

No.40/41/X41

No.37

1

23

4

5

6

7

8

9

E

11

10

9

9

6

E

E

E

E

2

7

11

11

8

E

5

55

5

5

5

7

4

E

7

55

55

5

57

1 : 2500 1 : 10000

2

E

E

2

2

11

11

11

1

8



Plans 5 & 6

Urban Design Concepts

HORNDEAN BREWERY - URBAN DESIGN CONCEPTS - RELATED TO EXISTING & PROPOSED BUILT FORM

NOTATION:

Retained street frontages

Key vistas

Key buildings & features

New central space on tower axis

Soft edge to countryside

HORNDEAN BREWERY - URBAN DESIGN CONCEPTS - RELATED TO VEGETATION & TOPOGRAPHY

NOTATION:

Enclosing wooded framework retained

Stepped terracing

New outdoor rooms

Retained trees - important specimens



APPENDIX A

Proposed Materials Schedules

PP1036-Misc-MatSchedLot1-100709

MATERIALS SCHEDULE PP1036 LOT 1 (PLOTS 1-19 + Retail and Class D1 Units) Walling 1 (Light) orange-red face brickwork – stretcher bond.(1A = indented stretcher bond coursing). 2 (Dark) orange-red face brickwork – stretcher bond (2A = indented stretcher bond coursing). 3 Knapped flint facing with surround detail as indicated. 4 Plain tile hanging. 5 Vertical slate hanging 6 Preformed coloured cladding panels with matching trim and/or surround detail as indicated. 7 Projecting gable features faced in preformed flat coloured panels, secret fixed, and with matching trim. 8 Matching face brick garden/retaining walls with brick on edge and tile crease coping. Windows/Doors/Joinery + Trim 10 Coloured aluminium framed windows and entrance doors to ground floor retail and Class D1 premises and to communal entrances to apartments. Matching louvre detail to head of window frames where indicated. 11 Matching colour double glazed windows and French doors etc to residential accommodation. 12 Timber horizontal plank faced store/service doors. 13 Velux type roof window. 14 Grey finished fascias/barge boards/soffits and trims with aluminium gutters/rainwater goods to match windows. 15 Colour finished metal balcony railing with clear glazed safety panel behind. 15A Clear glazed balcony screen with stainless steel supports and handrail. 16 Coloured projecting grp/metal window surround/dormer window hood detail. 17 Coloured metal facings to balcony/canopy edge and supports. Roofs 19 Natural slate pitched roof with matching hip and ridge tiles. 20 Small format plain tile pitched roof with matching ridge and hip tiles.


LOT 1 (PLOTS 20-54) Walling 25 (Light) orange-red face brickwork – stretcher bond. 26 (Dark) orange-red face brickwork – stretcher bond. 27 Knapped flint facing with face brickwork surround/detail as indicated. 28 Preformed coloured cladding panels with matching trim and/or surround detail as indicated. 29 Plain tile hanging. 30 GRP/metal projecting surround detail (and dormer window matching ‘hood’ detail). 31 Projecting face brick piers. 32 Matching face brick garden/retaining walls with brick on edge and tile crease coping (black finished railings to locations indicated). 33 White painted face brickwork – stretcher bond. Windows/Doors/Joinery + Trim 34 Double glazed white/dark grey framed windows and French/glazed doors to pattern indicated and with matching projecting cill detail. 35 Timber horizontal-plank-faced front entrance and garage doors and store doors. 36 Aluminium framed glazed entrance doors and glazing to apartment communal entrances. 37 Coloured (grey) metal fascias to flat top cantilevered entrance porches and to glazed communal entrance lobby to apartments. 38 Matching double glazed cranked window assembly to follow line of wall and roof. 39 Velux type roof window. 40 White/grey finished fascias, bargeboards, soffits and trims with black upvc rainwater goods. 41 Clear glazed Juliette balcony screen with stainless steel supports and handrail. Roofs 42 Natural slate pitched roof with matching hip and ridge tiles. 43 Small format plain tile pitched roof with matching ridge and hip tiles.


MATERIALS SCHEDULE PP1036 LOT 2 Walling 50 Orange-red + blue header Flemish bond face brickwork. 51 Orange-red + matching header Flemish bond face brickwork. 52 Orange-red (dark) face brickwork – stretcher bond. 53 Painted brickwork – stretcher bond (with orange-red face brick dressings/detail where indicated). 54 Knapped flint facings with orange-red face brick dressings/quoining as indicated. 55 Reconstituted stone lintels 225/300mm high). 56 Flat jack-arch in orange-red face brickwork (225/300mm high). 57 Arched matching face brick lintel (225 high). 58 Reconstituted stone subcills (150mm high). 59 Matching face brick chimneys with projecting face brick detail work and clay chimney pots. 60 Orange-red face brick garden walls with brick on edge and tile crease coping all to profiles indicated. 61 Knapped flint facings to garden walls with brick on edge and tile crease copings to profiles indicated. 62 Plain tile hanging. 63 Dark stained timber cladding. 64 Matching dentil coursing feature with blue header. Windows/Doors/Joinery + Trim 65 White finish to double glazed windows and French doors to pattern indicated and with projecting matching cill where no masonry subcill is indicated. 66 Matching window assembly in ‘lead’ finish projecting oriel surround. 67 Painted finish front and rear entrance and store doors to pattern indicated. 69 Timber faced garage doors. 70 White finished fascias, soffits, barge boards with black upvc rainwater goods. 71 Stained timber (black) ‘pergola’ type car ports.


72 Velux type roof window. Roofs 73 Natural slate pitched roof with matching hip/bonnet tiles. 74 Small format plain tile pitched roof with matching ridge and hip tiles. 75 White finish to supports of pitched roof and flat topped porch canopies.


MATERIALS SCHEDULE PP1036 LOT 3 (CARE HOME) Walling 80. Orange-red (type 1) face brickwork – stretcher bond.

81. Orange-red (type 2) face brickwork – stretcher bond.

82. Reconstituted stone copings, projecting string courses and subcills.

83. Reconstituted stone flat arch lintels.

84. Matching face brick garden/retaining walls with tile crease copings.

85. Existing tower renovated using matching salvaged brickwork and to match existing details.

Double glazed colour coated aluminium framed windows inserted into existing openings.

86. New ‘gateway’ facade constructed to emulate design and features of existing facade, utilising

salvaged materials.

87. Natural slate cladding with colour coated trims/flashings.

Windows/Doors/Joinery + Trim

88. Double glazed colour coated aluminium framed composite window and opaque glazed

panels/windows/entrance screens (beneath flat/mansard roof parts of care home).

89. Projecting metal colour coated surround to composite window assemblies and to windows

located within vertical slate clad construction.

90. White finish double glazed windows and doors to indicated pattern (beneath pitched roof parts

of care home).

91. Painted finish to service doors.

93. Stained timber pergola detail.

94.White finished fascias/soffits/bargeboards and trims with black finished rainwater goods.

95. Colour coated aluminium rainwater goods.

Roofs

97. Natural slate pitched roof with matching ridge and hip tiles.

98. Plain tile pitched roof with matching hip and ridge tiles.

99. Natural slate mansard facade.



APPENDIX B

Draft S106 Heads Of Terms

APPENDIX B Planning Obligations / Developer Contributions Planning obligations for this site should be considered in the context of overall viability and the need for the applicants to deliver a regeneration scheme on a heavily constrained brownfield site. Significant off site highway and environmental improvements are included with the proposals. These will have significant local visual, environmental, highway and other regenerative benefits to the Village. Proposals include the demolition of 4 existing 2 bed dwellings (nos 5, 7, 9 and 19 London Road). 73 new dwellings (4 x 4 bed, 23 x 3 bed, 39 x 2 bed and 7 x 1 bed) are proposed. Number 15 London Road (3 bed) is to be retained within the development unaltered. The proposal therefore gives rise to a net gain of 69 dwellings (4 x 4 bed, 23 x 3 bed, 35 x 2 bed and 7 x 1 bed). Affordable Housing This is discussed in more detail in the main text of the Design and Access Statement. The applicants accept that for the net increase in dwellings there may be an obligation to provide up to 35% of the new units as affordable. However, it is possible that a new surgery may be provided in lieu of this requirement. Discussions are ongoing. Education Provision Hampshire County Council have confirmed (email dated 25 June 2010) that the development proposals would not cause the number of pupils living within the catchment of Horndean Junior and Infant Schools to exceed admission numbers. These schools currently fill from out of catchment students. Hence, no education contribution is to be sought from the scheme. Transport Improvements The submitted Transport Statement indicates that the proposal will not result in a net increase in vehicle movements compared with the fallback position for existing buildings. There is therefore no obligation required as a result of the proposal. It is in any event relevant to note that significant highway alterations and related improvement works do form part of the scheme. Section 106 Related Contributions It is anticipated that contributions may be required (subject to overall scheme viability) for:

1. Public Open Space funding – a commuted sum in lieu of on site provision; 2. Community Facilities – subject to review depending on whether or not the

Horndean Parish Council is to acquire or occupy the Nash Hall; 3. Environmental improvements – delivery only of those improvements that

already form part of the scheme; and 4. A Community Worker.

DESIGN & ACCESS STATEMENT FORMER GALES BREWERY

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