DETAILED SITE ASSESSMENT PROFORMA - Hart District · Hart District Council Local Plan Site...

Hart District Council Local Plan Site Assessment: Stage 4 – Detailed Site Assessment – SHL100 – Sun Park Confidential Draft 1.1 – July 2016

Adams Hendry Consulting Ltd 1

DETAILED SITE ASSESSMENT PROFORMA

TABLE 1 – BASIC DETAILS AND PLANNING STATUS

Site Reference SHL100 SHLAA sites included N/A

Parish BLACKWATER AND HAWLEY Site Name Sun Park, Guillemont Park North

Site size (hectares)

10.3 Ha

Site Address Sun Park, Guillemont Park North

Summary description of the site

The site is previously used consists of 3 disused purpose-built office buildings with ancillary car parking and landscaping. The site is largely surrounded by trees and has good access to the A327 and M3.

Planning Status

On the adjacent site, a proposal for the demolition of the existing part-built steel framed structures and redevelopment of the site for the construction of 150 dwellings, internal roads, open space, landscaping and associated infrastructure, formation of new accesses onto Sandy Lane and the closure of the existing access from the Minley Road roundabout (except for emergency vehicles), and provision of school parking area was approved on 21/11/14. 13/02633/MAJOR. Relating to SHL100, pre-application advice has been provided by the Council for the demolition of existing office buildings and redevelopment of the site for circa 320 dwellings. The Officer’s report suggested that the proposed development would be acceptable in principle if it could be demonstrated that the existing development could not be returned to employment use. (15/01022/PREAPP). A screening opinion was requested for the proposed development, and the Council concluded in August 2015 that, whilst there are various material planning considerations, the proposal is not likely to have significant environmental impacts that would raise issues other than the local context. It was therefore recommended that EIA would not be required for the proposed development. (15/01955/EIA).

TABLE 2 - LANDOWNER / SITE PROMOTER INFORMATION

Summary The pre-application submission was made shortly after the SHLAA submission, and included an indicative site layout plan (Figure 1, below). The site has remained vacant for a number of years despite numerous marketing initiatives, according to the site promoter. Whilst the site has a number of constraints, these are considered possible to overcome successfully.



Layout / Masterplan

Figure 1: Indicative Masterplan (from the documentation supporting the request for pre-application advice, May 2015)

Overcoming constraints

The site is on previously developed land and is largely unconstrained. However it is recognised that there are some constraints that would need to be overcome: Thames Basin Heaths SPA: The north of the site falls inside the 400 metre Thames Basin Heaths SPA Exclusion Zone, and in order to comply with planning policy (including Saved Policy NRM6 of the South East Plan), no residential development has been planned for the north of the site, and the area is to be kept as open green amenity space. Flood Risk: It is noted that parts of the north of the site are within Flood Zone 2 and would not be appropriate to develop for residential



uses. However, these areas are also within the 400m SPA Exclusion Zone and so the area is planned only as amenity open space and landscaping. Hawley Common SINC: The close proximity of the SINC to the immediate west represents a potential constraint. However, the proposal envisaged is considered to provide opportunities to enhance the ecology of the area and would avoid any harm to the designated SINC.

Suggested site capacity

An indicative capacity of 320 dwellings has been proposed for the site, although the site promoter has acknowledged that a technical study into housing density would be carried out to give a more accurate figure.

Site availability It is understood that the site promoter considers that the site could be built out within years 0-5 years of the local plan period.

TABLE 3 – INFRASTRUCTURE ASSESSMENT

Schools The Primary and Secondary education facilities that will be used by the residents of the site are located in Rushmoor Borough. The nearest Primary level schools are Guillemont Junior School (adjacent to the site) and Pinewood Infant School. The nearest secondary school is Cove School. The Hampshire School Place Planning Framework 2013-20181 identifies that the demand for Year R places has increased resulting in additional places being required. Pressure also exists for additional junior age provision as numbers have risen. Significant numbers of secondary pupils from this area attend schools in Surrey. There is a projected (2018) surplus of 11% for Infant/Junior schools in the Farnborough/Cove area, with no planned expansion of the schools within the catchment area of this site. For secondary schools the projected (2018) surplus capacity across Rushmoor Borough is 8%, with no planned school expansions. This projected surplus is not likely to be sufficient to provide school places for any significant development within the area and it is relevant to note that 150 dwellings are currently being completed as Phase 1 of the redevelopment of the Guillemont Park site. It is likely therefore, that extensions to existing schools in Rushmoor will be required to meet the additional pupil numbers from new housing at this site.

Retail The site is closer to convenience retail facilities in Southwood than it is to those in Hart District. Equally, it is considered that the greater variety of shops in Farnborough would draw residents there for comparison-shopping rather than to Fleet. Recent evidence 2 has suggested that for the period 2014-2018 between 558 and 746 sq.m gross additional convenience floorspace will be required in Farnborough. In this period it is projected that there will be a surplus of comparison floorspace in the area. By 2032 it is estimated that between 1975 and 2580 sq.m gross additional convenience floorspace, and between 10185 and 15612 sq.m gross additional comparison floorspace, will be required. There are a number of potential sites that may be able to accommodate the additional retail floorspace required. Vacant premises should also help to accommodate future growth in the area.3

Health The nearest doctor’s surgeries are Mayfield Medical Centre, Gifford Drive Surgery, Jenner House Surgery, Southwood Practice, all in Rushmoor Borough. The nearest dental surgery accepting new patients is Fernhill Dental Centre. There is understood to be some available capacity at local doctor surgeries. The nearest hospital is Frimley Park Hospital within the Surrey Heath Borough. By 2025 investment in Extra Care units is required due to



the projected growth in the over 75 population in Rushmoor.4

Green Infrastructure

The site is within the catchment areas of the Hawley Meadows and Southwood Woodland SANGs. A new SANG at Ball Hill in Farnborough has also been proposed. It is noted that the site promoter is not proposing any additional SANG capacity and therefore, if the site were taken forward consideration would be needed of the extent to which the existing SANGs could accommodate the anticipated increase in the local population. If existing capacity were found to be available, financial contributions towards improvements at the SANGs in Hart and Rushmoor would needed.

Transport and Access

Pedestrian and cycling access into Farnborough and through the Phase 1 Sun Park development would need to be provided and/or improved in order to facilitate sustainable transport to and from the site, as the current provision may not be suitable for a large housing development and is likely to be a disincentive to sustainable modes of travel. The combined effect of growth within Hart District, Surrey Heath and that predicted in Rushmoor may have a cumulative transport impact on the M3 motorway. Rushmoor Borough Council is currently preparing an assessment of this cumulative impact in conjunction with Highways

England and Hampshire County Council.4

From the available evidence, there are a number of key proposed or potential road improvements in the areas. These include the access improvements to Junction 4A of the M3 Motorway, and the ‘Managed Motorways’ programme between Junctions 2 and 4A. It is expected that this work will be completed in the last quarter of 2016. In addition, improvements have been proposed to the eastern access to Fleet in the vicinity of Fleet Road (A323) and on the Minley Road/A3013 junction. To the north, the junction of the A30 and A327 has been identified as requiring improvement, as has the A30/A327 Blackbushes Road priority junction. The site is well served by bus routes, as it is in close proximity to the route 2, 9, 10 and ‘Yo Yo’ bus services. A number of pedestrian and cycling schemes are identified in the Hampshire Strategic Infrastructure statement (2013),5 which may be relevant to this site. These include ‘borough-wide’ improvements, an off-road Cove Brook cycle link and longer-term strategic routing improvements identified in the Rushmoor Cycle Routes Review for Farnborough.

Utilities As of March 2015, South East Water (SEW) has confirmed that it will be able to satisfy forecast demand for drinking water in Hart. It is likely that a significant amount of new mainlaying will need to be provided to deliver water to development areas in Hart.6 The nearby Camberley Sewage Treatment Works (STW) has limited capacity and it is likely that some level of development of the STW will

be necessary. However, there is limited land available for expansion, potentially requiring relocation of the STW.4

Thames Water (TW) was consulted in November 2015 in relation to the development of this site, which would be served by the Camberley sewage treatment works. TW expressed concern as to the adequacy of the wastewater network in the area, and consider that upgrading to the drainage infrastructure will be required ahead of any development of the site; a process that can take between 1.5 and 3 years. If the site is taken forward for allocation within the Local Plan, the policy should require developers to provide a detailed drainage strategy informing what infrastructure is required, where, when and how it will be delivered.



Comments by TW on the Hart Local Plan Housing Development Options in October 2014 7 indicated that, during prolonged wet weather, the Blackwater and Hawley area suffers from surface water impacts on the sewerage system.

Flood Management

A small section is within Flood Risk Zone 2 and there are small pockets of the site (less than 5%) that are at risk from surface water flooding (1 in 30 year AEP). The majority of the northern half of the site (40%) is at risk from reservoir flooding and approximately 70% of the site has the potential for groundwater flooding at the surface. Any development will need to include appropriate mitigation to address these issues and this is likely to include a need for specific flood management infrastructure.

Other The Hampshire Strategic Infrastructure Statement (2013)5 identifies that Farnborough Library falls slightly below the minimum space

standard recommended by the Museums and Libraries and Archives Council (MLA) (minimum standard space of 30m2 per 1000 population). It is likely that to meet proposed population growth, capacity would need to be increased by 2017. It should be noted that this site does not depend on Hart District for infrastructure provision, and instead relies on Farnborough (Rushmoor Borough).

TABLE 4 – SITE SURVEY (PLANNING ASSESSMENT)

SITE VISIT DETAILS

Date of visit 15/09/2015 Time 12 pm Initials of those visiting PH / RB

Weather conditions at time of visit

Cloudy with sunny intervals Did visit involve access onto the site?

Yes

GENERAL DESCRIPTION OF THE SITE

Existing land uses observed

The site is currently developed as three large interconnected office buildings, originally built as a headquarters for Sun Microsystems. The buildings are surrounded by significant areas of landscaping and by very extensive surface car parking areas. The buildings are currently vacant.

Greenfield or Brownfield?

Brownfield land

Topography The site is flat with the only significant topography being artificially created as part of the landscaping.

Ground conditions Much of the centre of the site is occupied by the three office buildings, each of which is surrounded by large areas of grass and tree landscaping with water features surrounding the buildings on three sides. The outer parts of the site to the north, south and west of the buildings is surface car parking on block-paved surfaces.



Significant features The large office buildings in the centre dominate the site. However, there are also a very significant number of trees on the site, most of which are found at the perimeters, but with some within the landscaped and parking areas. The landscaped ponds and artificial stream are also significant features.

Evidence of contaminated land

None was evident, although there were above-surface tanks observed which may have been used for storing oil as a back-up energy source or air-conditioning coolant.

SITE SURROUNDINGS AND ACCESS

Surrounding land uses

To the north are the western fringes of Farnborough, with further residential areas to the northeast, in addition to Guillemont Junior School. To the east is the Phase 1 Sun Park development, currently under construction. To the south if the road infrastructure of Junction 4a of the M3 Motorway as well as the A388 and other roads, with residential areas of western Farnborough beyond the motorway. To the west is the woodland of Hawley Common SINC.

Description and condition of site’s boundary features

All of the sites boundaries are densely wooded with generally large and mature trees of a variety of species. The only exception is the boundary with the Phase 1 Sun Park development where there are clear gaps between the trees. The trees at all of the boundaries appear in good heath generally and well maintained.

Potential impacts from surrounding uses

The south of the site was evidently impacted to some extent by road noise from the motorway and this may also impact the air quality which would need to be considered if the site were taken forward. However, the impact from the motorway is anticipated to be less than the impact on the Phase 1 development which is closer and which will shelter the site to some extent.

Potential impacts to surrounding uses

There is a public right of way at the south-western and west of the site, passing through the tree-lined perimeter. Development could impact adversely on the use of the PROW, although, if the existing trees are maintained and additional landscaping is provided at the site boundaries, there is potential for the PROW to be enhanced. Any construction work at the north east of the site could adversely impact the children using the school playground, which abuts the northwest boundary. This would be a temporary impact however and could be managed through appropriate measure during construction and through maintaining the existing tree-screening.

Site’s existing access arrangements

The access arrangements were designed to serve a large modern office park and consist of a purpose-built access road from a roundabout on the Minley Road. The roundabout provides immediate access to the motorway via Junction 4a. There is a public right of way (bridleway) that provides pedestrian and cycle access to Hawley Common, Hawley Lake and to the residential areas to the north, via Pinewood Park. In other respects however, pedestrian and cyclist access between the site and Farnborough is poor.

Barriers to / impacts of providing suitable site access to public highway

There are no obvious issues in relation to the provision of vehicular access. Although the existing Sun Park access road is the obvious primary route, it may be appropriate to achieve a secondary access route through the Phase 1 development directly into Farnborough. This would need to be further assessed in relation to the potential impacts on the residential roads, in particular those in close proximity to the Junior School. If a vehicular route through the Phase 1 development was not appropriate, this route should



at be provided for pedestrians and cyclists at least in order to encourage sustainable modes of travel.

Description of surrounding access network

To the south of the site is the M3 Motorway and the A387 (Minley Road) which connects Yateley with Fleet, via Junction 4a which is adjacent to the south of the site. To the east is Sandy Lane, which is no longer, connected to the Minley Road (A387). This closure was put into effect when Guillemont Park was first developed and Junction 4a constructed. Sandy Lane connects the West Heath area of Farnborough (where it is still called Minley Road) with the Fox Lane area of Farnborough, further north.

LANDSCAPE AND SETTLEMENT COALESENCE

LVIA by Lepus? YES (See Table 8)

HDC Landscape Capacity Study 2015

Local Landscape Character Area This site was not covered by the HDC Landscape Capacity Assessment 2015.

Visual Sensitivity N/A.

Landscape Sensitivity N/A.

Landscape Value N/A.

Overall Landscape capacity N/A.

Description of views into the site from surrounding areas

Views on the site from outside are only possible from the public right of way to the west and south west and from the Phase 1 development adjacent to the east.

Descriptions of views from the site

There are no views out of the site beyond the surrounding trees, which dominate the sites boundaries. The exception is the view towards the east, where the new development is being constructed and this can be viewed in part through gaps in the trees.

Potential for settlement coalescence

The site is surrounded on three sides by built up or developed areas of Farnborough and it sits within the developed envelope of Farnborough and is very effectively screened from the countryside to the west. The site was excluded from the area designated as the Fleet / Farnborough Strategic Gap in the Hart District Local Plan (Replacement) 1996 – 2006. Therefore development of the site is not anticipated to give rise to any settlement coalescence.

HERITAGE

Potential impact on setting of Listed Buildings

None

Potential Impact on Conservation Areas

None

Other possible impacts?

None were evident.

NATURE CONSERVATION AND ECOLOGY

Potential features or There are a number of significant features of potential ecological interest. The sites boundaries ere extensively wooded with many



areas of ecological interest

trees being large and mature. The western boundary in particular is of interest at it forms the eastern edge of the Hawley Common SINC. In addition to the numerous trees at the sites boundaries, there are other trees within the site itself, either as part of the landscaped areas or interspersed within the areas of surface parking. Given the number of trees and the limited use made of the site in recent years, bat activity would be a distinct possibility. There are several water bodies on the site in the form of ponds and artificial channels designed as part of the landscaping for the office buildings. Although these are being managed actively, they are nevertheless likely to be providing a range of habitats, which may include notable or protected species. Just beyond the northern boundary of the site is the Hawley Lake Stream, which flows from Hawley Lake to the north down to Cove Brook an then to the River Blackwater. Again, the banks of the stream may be providing habitats to noteworthy or protected species.

Tree coverage and observed condition of trees

The site contains a great many trees with the main concentration at the sites boundaries, where many of the trees appear to be large and mature and of mixed deciduous and conifer species. The southern portion of the site is largely wooded, although the access route from the south passes through this area. There are further trees within the landscaped areas surrounding the office buildings, some of which are smaller and more juvenile, but by no means all. Overall, the trees represent a considerable asset to the site and if it is taken forward within the local plan for redevelopment, consideration should be given to how the majority of the trees van be preserved as part of any new development.

Potential impacts of development on any designated areas

The northern portion of the site (and area of approximately 1.7 hectares) is within the 400-metre Exclusion Zone of the Thames Basin Heaths SPA. Residential development is very unlikely to be appropriate within this area and therefore, this should be taken into account in determining the overall capacity of the site. In addition, as the entire site is within the 5 km SPA Zone of Influence, the impact from new residential development at the site would need to be mitigated. This could either be through the provision of on-site SANG capacity, or it may be possible to provide financial contributions towards existing SANG areas, assuming that these existing SANGs have the spare capacity to serve the new development at the site. The Hawley Common SINC abuts the site to the west and the trees at the western boundary are part of this designation. According to the Hart Biodiversity Action Plan (2012-2017) 8 Hawley Common SINC was designated as an area of heathland that has largely become woodland through succession and which is known to support one or more notable species. Assuming that any new development at the west of the site is set back from the trees, it may be possible to avoid any significant harmful effects, although care would be needed during the construction phases. Longer term, the SINC may be at risk from increased recreational pressure once any new development is occupied and if the site is taken forward, the site promoters should be required to produce a management plan to demonstrate how significant harm could be avoided and how opportunities would be taken to enhance the ecological characteristics of the SINC.

FLOODING

Describe presence and condition of water bodies on the site

At the north of the site is Hawley Lake Stream which is a small watercourse fed by the Hawley Lake to the north. The stream is set within the wooded northern boundary of the site. Within the centre of the site there are a range of connected water bodies, which were created as part of the landscaping of the office park. These include three substantial ponds north, south and east of the



buildings and smaller connecting channels. These appear to be actively managed and were not overgrown.

Evidence of current or past flooding?

None was evident.

Site Flood Risk Assessment NB: Sites ranked from 1 (lowest risk) to 74 (highest risk)

Outcome of the HDC Site Flood Risk Assessment (November 2015):

SHL100: 59/74 An area along the northern boundary of the site is within Flood Zones 2 and 3 (treated as Flood Zone 3b due to lack of detailed modelling). It is highlighted that the site boundary could be clipped to remove the part of the site within Flood Zones 2 and 3. There is a risk of surface water flooding in areas in the centre of the site (associated with the ponds and landscaping water features), with a probability of 1-in-30 years (Updated Flood Map for Surface Water / Flood Map for Surface Water), and lower flood risk levels. Much of the site is susceptible to groundwater flooding at the surface, and the site is located in an area susceptible to groundwater flooding (50–75%). Furthermore, the site is at risk of reservoir flooding, and there is a main river and ordinary watercourse along the northern boundary of the site (Hawley Lake Stream). Areas at risk of flooding on the site may pose a constraint to development and may need to be avoided or mitigated. Vulnerable development would need to avoid the on-site flood zones along the northern boundary. Any development proposals would need to consider how the risk of flooding could be managed on the areas of the site affected. The presence of widespread flood risks from groundwater and from reservoirs across the site suggest that a site specific FRA would be required if the site comes forward for re-development.

OTHER POINTS

Any other issues not covered by the above

Potential loss of employment land: The site is currently a large employment site of high quality with a strategically accessible location. It has previously been identified as an employment site worthy of protection through planning policies, and is evidenced within the 2015 Hart Employment Land Review to be a good quality employment site including some 26,400 sq. m of floorspace with a high degree of market attractiveness.9 Therefore, the redevelopment of the site for residential uses would represent a loss of good quality employment floorspace. It should be noted however, that the site has been vacant for approximately 5 years and, according to the 2015 Employment Land Review and the site promoter, efforts have been made over a period of time to find a new occupier to continue the employment use. These efforts have evidently proved unsuccessful and therefore it would appear appropriate to actively consider the redevelopment of the site for alternative viable uses that could include residential or potentially mixed use. Water resources: There are no Groundwater Source Protection Zones or licensed water abstraction points in close proximity to the site.



Agricultural Land: This site is on non-agricultural land. Air Quality: The site is not within an Air Quality Management Zone, however consideration would need to be given to the proximity of the M3 motorway. Minerals: The Hampshire Minerals and Waste Plan Policies Map indicates that there are no areas within the site that are subject to minerals safeguarding.

TABLE 5 – VIABILITY AND DELIVERABILITY

Any landowner / promoter conclusions

The site promoters have requested pre-application advice for a development based on delivering circa. 320 dwellings on this site and this suggests that they consider that level of development on the site to be viable in broad terms. It is also significant that the adjacent site to the east has now been redeveloped for residential use. This again supports the view that a broadly similar development on the remainder of Sun Park could prove viable.

Barriers and/or constraints that could reduce viability

Infrastructure deficiencies have been identified and these would need to be addressed. Due to the scale of the existing buildings, the costs of demolition (if that is what is proposed) would be significant. The site does suffer from significant constraints relating to flood risk and to the site’s proximity to the Thames Basin Heaths SPA. Each of these has the potential to impact on the form, layout and overall quantum of development that may be achievable on the site. However, neither of these factors is considered to be so severe as to undermine site viability or deliverability.

Positive viability factors

The site is located at the western edge of the Farnborough urban area, with excellent road links to Farnborough, Fleet and to the M3 motorway. Redevelopment also has the potential to provide good access to local facilities, including to the adjacent primary school. The site is well enclosed by woodland to the west and south in particular with good pedestrian/cycle links to the countryside. The site’s location, road links and degree of enclosure suggest that higher density development may prove acceptable on this site.

HDC CIL Viability Evidence (Oct 2014)

The high-level ‘viability score’ set out below uses a number of criteria which provide a simple basis on which to understand the relative potential viability performance of each of the sites tested. The criteria derive from the viability outcomes (for the purposes of setting CIL charges) as set out within the report prepared by Dixon Searle Partnership in October 2014.

Broad Location: 1. Blackwater 2. Yateley 3. Fleet / Church Crookham / Hook & Strategic 4. Small Settlements / Rural Areas (< 5km SPA) 5. Small Settlements / Rural Areas (> 5km SPA)

3



Site type: 1. Previously developed (within or outside settlement boundaries) 2. Greenfield (within settlement boundaries) 3. Greenfield (outside of settlement boundaries)

1

Affordable Housing (assumed threshold of 15 dwellings): 1. Yes (indicative capacity >/= 15 dwellings) 2. No (indicative capacity < 15 dwellings)

1

TOTAL SCORE: The total score is within the range of 3 to 10, with 3 representing the typically least viable sites and 10 representing the most viable in the context of Hart District. Note: This is provided as a simple high-level comparative guide only and it should not be assumed that sites with lower scores are unviable for residential development.

5/10

Overall conclusion on viability

The site is at the edge of the Farnborough urban area, with good existing road links to nearby centres and the M3. The site is well enclosed and set in woodland with good access for future residents to the countryside. However, any redevelopment would need to take into account the likely costs relating flood risk mitigation and the need to avoid residential development within the Thames Basin Heaths SPA 400m Exclusion Zone. The costs of site clearance could be significant. Overall, the site has the potential to offer a desirable place to live.

TABLE 6 – CAPACITY ASSESSMENT

Capacity calculation Site size (gross) in hectares 10.3 Ha

Deductions in hectares None

Gross-to-net ratio applied (%) 55%

Density assumption applied 50 dph

Estimated housing capacity (net) 283

Adjustment for landowner/promoter, infrastructure or viability reasons

The site promoters have estimated a capacity of approximately 320 dwellings, although it is acknowledged that this would need to be refined in further technical work. We consider that this is not an unreasonable starting point ahead of the more detailed work. However, we consider that at this level of development an assumption is being made that the development would be proposing to mitigate its impact on the TBH SPA through off-site SANG provision and/or financial contributions.



FINAL CAPACITY ASSESSMENT 283 dwellings

Justification for density and capacity assumptions

A density of 30 dph was the starting point for this assessment. However, a number of factors suggest that a higher density is likely to be appropriate on this site. These include: the location of this site at the urban edge; the particularly good road links available; the previous use of the site; and its level of enclosure by the woodland to the west and south. On this basis, an average residential density of approximately 50 dph is considered to represent an appropriate starting point for the purposes of this assessment. The gross-to-net ratio generally applied for a site of this size is 60%, in recognition of the need to provide open space and SuDS on-site. As the site is within the TBH SPA 5km Zone of Influence, mitigation for its impact on the SPA will also be required. If this were to be provided on site, the gross-to-net ratio would need to reduce to 55% or lower to allow for additional SANG capacity to form part of the open space. However, it may also be possible to mitigate the impact through financial contributions to off-site SANG capacity and the approach to be taken will need to be determined through further work if the site is taken forward in the local plan. In addition to the need to consider SANG provision, development on the site would need to be located outside of the 400m SPA Exclusion Zone and away from the most significant areas of flood risk. Development at the western edge of the site would also need to be set back in order to buffer the adjacent SINC. At this stage, ahead of the detailed work on site capacity, we consider that a gross-to-net ratio of 55% would be a realistic starting point. It is accepted that in order to achieve the above quantum of development, it will be necessary to provide at least an element of flatted accommodation on the site. Subject to achieving an appropriate design, this would not, however, be at odds with the prevailing character of the area, and could be considered appropriate considering the current site uses. It is also important to consider whether the development should provide any employment generating floorspace, to replace that which is currently on the site. This could affect the overall quantum of development that could be achieved.

TABLE 7 – TRANSPORT AND ACCESS (WSP)

TRACC Modelling (Public Transport Access)

Railway station: The site is approximately of 30 minutes from the nearest train station (Farnborough Main) by bus travel/walking.

Town centres: The site is approximately 30 minutes from Farnborough Town Centre by bus.

Comments on site access issues

None

Comments on local transport infrastructure capacity

None

TABLE 8 – LANDSCAPE AND VISUAL IMPACT ASSESSMENT (LEPUS)



Visual impact assessment

Minor impact. This result is due to low level visual sensitivity and low magnitude of impact for the indicative housing capacity (216 houses).

Character impact assessment

Minor impact. This result is due to low level landscape sensitivity and low magnitude of impact for the indicative housing capacity (216 houses).

Pre-mitigation Assessment summary

The site is previous employment site and consists of modern office buildings and landscaped grounds. The site is well screened on all sides from surrounding uses by dense tree lined boundaries or areas of woodland. It is unlikely that development of the site would cause visual intrusion due the previously developed nature of the site and the level of screening that currently exists.

Mitigation Low level of intervention: Occasional tree planting. Or other small scale green infrastructure assets.

Residual Visual Impact Assessment

Negligible impact.

Residual Landscape Impact Assessment

Negligible impact.

TABLE 9 – ECOLOGY ASSESSMENT (HBIC)

Phase 1 Ecological Assessment

This site has not been subject to a Phase 1 ecological assessment as far as we are aware. If the site is taken forward as an allocation within the local plan, it is recommended that a Phase 1 survey is completed in order to establish baseline conditions, to identify any potential ecological constraints and to establish if further more detailed assessment, or any appropriate mitigation, will be required as part of the development process.

TABLE 10 – SUSTAINABILITY APPRAISAL

SA Objective Score Commentary

SA1 To provide all residents with the opportunity to live in a decent home which meets their needs

++

Significant effects

This site has the potential for significant housing delivery, including affordable housing.

Mitigation

SA2 To protect and enhance the health and well-being of the population

++

Significant effects

This site has potential to provide new amenity space and green infrastructure, including a SANG within the northern part of the site (which would not be suitable for residential development). Any SANG provided would be of strategic benefit to Farnborough.

Mitigation



SA3 To encourage increased engagement in cultural activity, leisure, and recreation across all sections of the community

-

Significant effects

The site has low public-transport connectivity and is relatively remote from employment areas and services, meaning that car dependency is likely.

Mitigation Provision of amenity space and green infrastructure on site would encourage outdoor activities. Pedestrian access to and through the site from points east should be improved. There is also some potential for increased cultural activity and well-being if community facilities are provided as part of any future scheme.

SA4 To reduce inequality, poverty and social exclusion

0

Significant effects

Mitigation

SA5 To improve community safety by reducing crime and the fear of crime

0

Significant effects

Mitigation

SA6 To create and sustain vibrant and locally distinctive settlements and communities

0

Significant effects

Mitigation

SA7 To protect and enhance the District’s historic environment

0

Significant effects

Mitigation

SA8 To protect and enhance biodiversity

- -

Significant effects

The northern third of the site is within the TBH SPA 400m Exclusion Zone and is not considered appropriate for housing. To the west, the site adjoins the Hawley Common SINC. Off site, to the north and south (approx. 300m) there are areas of commonage and grassland with SSSI status. The presence of bat roosts on site is a possibility. During construction, Hawley Common SINC could be vulnerable in particular. Development may cause indirect negative effects on the SINC, SPA and SSSI sites in the wider area (through generalised disturbance from increased use for amenity purposes).



Mitigation New housing should be kept outside the 400m SPA Exclusion Zone, an ecological buffer is recommended along Hawley Common SINC, and significant trees, especially along the western boundary, should be retained. A CEMP should also be prepared and implemented as part of any future scheme, with particular emphasis on protecting the Hawley Common SINC and Hawley Lake Stream. Measures to mitigate negative effects on bats or other protected species may be necessary, subject to ecological survey.

SA9 To protect and enhance the District’s countryside and rural landscape

+ +

Significant effects

This is a well-screened, brownfield site within an urban area; developing housing on this site would reduce the need to develop on greenfield sites across the District.

Mitigation

SA10 To maintain and improve the water quality of the District’s rivers and groundwaters and other water bodies

-

Significant effects

During prolonged wet weather, the Blackwater and Hawley area suffers from surface water impacts on the sewerage system. Development at this site could exacerbate the problem. The Hawley Lake Stream runs along the site’s northern perimeter. Development, especially during construction, could pollute the stream and/or harm water quality.

Mitigation Development should incorporate SUDS to reduce pressure on the drainage network; upgrades to the wider treatment and distribution network may be necessary before the site can be developed. Ponds within the site should be retained if possible and protected during the construction phase. A CEMP should be prepared and implemented as part of any development proposals.

SA11 To maintain and improve soil quality

0

Significant effects

Mitigation

SA12 To reduce the emissions of greenhouse gases and manage the impacts of climate change

0

Significant effects

Mitigation

SA13 To reduce the risk of flooding and the resulting detriment to the local

Significant effects

There are significant flood risks across the site, including a risk of surface water flooding in areas in the centre of the site (associated with the ponds and landscaping water features), a risk of groundwater flooding at the surface for much of the site, a risk of reservoir flooding across a large



community, environment and economy

- - -

part of the site, and an area along the northern boundary of the site within Flood Zones 2 and 3. There are also concerns regarding the limited capacity of Camberley STW, which would serve development on site, and regarding the adequacy of the wastewater network in Blackwater and Hawley. Development on this site may exacerbate these issues.

Mitigation The presence of widespread flood risks across the site suggest that development should only be taken forward where a site FRA indicates this is appropriate, including any required mitigation. Consideration should be given to clipping the site boundary to remove the part of the site within Flood Zones 2 and 3. If development on this site is taken forward, a detailed drainage strategy should be provided indicating what infrastructure is required, where, when and how it will be delivered.

SA14 To increase energy efficiency, security and diversity of supply and the proportion of energy generated from renewable sources

+

Significant effects

The size of the site presents opportunities for the incorporation of renewable and low-carbon energy generation capacity.

Mitigation

SA15 To promote the efficient use of land through the appropriate re-use of previously developed land

++

Significant effects

Significant parts of the site are previously used and the re-use of these areas represents a good opportunity to reduce dependence on greenfield land for residential development.

Mitigation

SA16 To improve the efficiency of resource use and achieve sustainable resource management

0

Significant effects

Mitigation

SA17 To improve accessibility to all services and facilities

0

Significant effects

Mitigation

SA18 To improve efficiency of transport networks by enhancing the proportion of travel by sustainable modes

-

Significant effects

The current provision of pedestrian and cycling access through the Phase 1 Sun Park development into Farnborough may not be suitable for a large housing development and is likely to be a disincentive to sustainable travel and reducing car use. The site is however well served by bus routes which may facilitate sustainable travel to some extent.



and promoting policies which reduce the need to travel

Mitigation Consideration should be given to improving pedestrian and cycle access into Farnborough by providing a route through the Phase 1 Sun Park development.

SA19 To maintain and improve opportunities for everyone to acquire the education and skills they need to find and remain in work

0

Significant effects

The site is adjacent to a primary school and therefore provides particularly good levels of accessibility. However, it is considered likely that extensions to existing schools in Rushmoor will be required to meet the additional pupil numbers from new housing at this site.

Mitigation Further consideration may be necessary into whether schools in Rushmoor could accommodate additional pupil numbers as a result of development on this site. Contributions for education should be sought to ensure that sufficient school places could be provided to meet the needs of the development.

SA20 To maintain high and stable levels of employment and promote sustainable economic growth and competitiveness

- -

Significant effects

The site was a major employment site and although it is vacant, its redevelopment as houses would cause a permanent reduction in high quality employment land. It should be noted however, that the site has been vacant for approximately 5 years and efforts to find a new occupier to continue the employment use have proved unsuccessful.

Mitigation

SA21 To stimulate regeneration where appropriate and encourage urban renaissance

+

Significant effects

As the site is a vacant urban site its redevelopment would help to stimulate regeneration in this area of Cove/Farnborough.

Mitigation

Sustainable Appraisal Summary

This 10.3 hectare site is located at the western fringe of Farnborough, close to the Junction 4a of the M3 motorway. The site comprises previously developed land that is currently occupied by three large office buildings with large areas of surface parking. The indicative residential capacity of the site is considered to be 283 dwellings, at an assumed density of 50 dph, to reflect its location, previous use and degree of enclosure. Overall, the performance of the site was evenly balanced against the sustainability objectives with the potential development of the site affecting 6 of the 21 objectives positively and 6 negatively. Four of the objectives, where positive significant effects are identified, are considered to be a moderate positive impact: SA1 (housing supply); SA2 (Health and wellbeing): SA9 (countryside and landscape) and; SA15 (efficient use of land). Two were considered to be a minor positive impact: SA14 (Energy efficiency and generation); and SA21 (regeneration). There is one objective against which development could have a major negative impact; SA13 (Flood risk) and two against which a moderate negative impact is anticipated: SA8 (Biodiversity) and SA20 (Employment). In addition to this, sustainability issues impacted negatively include the provision of cultural activity



(SA3); water quality (SA10); and transport efficiency (SA18).

1 Hampshire School Place Planning Framework 2013-2018 Appendix 1: http://www3.hants.gov.uk/education/schools/school-places.htm 2 Hart and Rushmoor Retail, Leisure and Town Centres Study 2015 – Part 1 Development Needs: http://www.hart.gov.uk/sites/default/files/4_The_Council/Policies_and_published_documents/Planning_policy/Retail%20Study_2015_Part%201%20FINAL.PDF 3 Rushmoor Retail, Leisure and Town Centres Study – Part 2 Town Centres: http://www.rushmoor.gov.uk/CHttpHandler.ashx?id=14847&p=0 4 Rushmoor Draft Infrastructure Plan, June 2015: http://www.rushmoor.gov.uk/CHttpHandler.ashx?id=14852&p=0 5 Hampshire Strategic Infrastructure statement, 2013: http://documents.hants.gov.uk/planning-strategic/HampshireStrategicInfrastructureStatementVersion1finalFeb2013.pdf 6 Hampshire School Place Planning Framework 2013-2018 Appendix 1: http://www3.hants.gov.uk/education/schools/school-places.htm 7 Thames Water Email Comments – Hart Local Plan Housing Development Options 8 Hart Biodiversity Action Plan (2012 – 2017): http://www.hart.gov.uk/sites/default/files/3_Visiting_Hart/Countryside_and_nature/Biodiversity%20Action%20Plan.pdf 9 Hart, Rushmoor and Surrey Heath Joint Employment Land Review 2015 (Appendix 1 – Employment Site Assessments): http://www.hart.gov.uk/sites/default/files/4_The_Council/Policies_and_published_documents/Planning_policy/ELR_2015_Appendix_1_Part_1_Hart.pdf

http://www3.hants.gov.uk/education/schools/school-places.htm


http://www.hart.gov.uk/sites/default/files/4_The_Council/Policies_and_published_documents/Planning_policy/Retail%20Study_2015_Part%201%20FINAL.PDF

http://www.hart.gov.uk/sites/default/files/4_The_Council/Policies_and_published_documents/Planning_policy/Retail%20Study_2015_Part%201%20FINAL.PDF

http://www.rushmoor.gov.uk/CHttpHandler.ashx?id=14847&p=0

http://www.rushmoor.gov.uk/CHttpHandler.ashx?id=14852&p=0

http://documents.hants.gov.uk/planning-strategic/HampshireStrategicInfrastructureStatementVersion1finalFeb2013.pdf

http://documents.hants.gov.uk/planning-strategic/HampshireStrategicInfrastructureStatementVersion1finalFeb2013.pdf



http://www.hart.gov.uk/sites/default/files/3_Visiting_Hart/Countryside_and_nature/Biodiversity%20Action%20Plan.pdf

http://www.hart.gov.uk/sites/default/files/4_The_Council/Policies_and_published_documents/Planning_policy/ELR_2015_Appendix_1_Part_1_Hart.pdf

http://www.hart.gov.uk/sites/default/files/4_The_Council/Policies_and_published_documents/Planning_policy/ELR_2015_Appendix_1_Part_1_Hart.pdf

DETAILED SITE ASSESSMENT PROFORMA - Hart District · Hart District Council Local Plan Site...

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