Chapter 1: Location of Development
Background
1.1 The Borough has developed over many centuries and continues to change, grow and adapt to meet people’s changing needs. One of the key roles for the Local Plan is to identify where development will, and will not, be acceptable. Identifying a strategy for the future development of the Borough is much more than just ensuring that the most appropriate sites are identified for new housing development. The Plan must focus on making places for people to live and work in, ensuring ease of movement and access to jobs, education, health and other facilities. Although the location and planning of new communities is important, the regeneration and enhancement of existing towns and villages in the Borough is of equal or greater importance. The Local Plan must properly plan for and facilitate new development and enhancement in both existing and new communities.
1.2 Government guidance set out in PPG3 (Housing) provides very clear advice on how appropriate locations for new housing development should be assessed and identified. The guidance states that a search sequence should be followed:
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Starting with the re-use of land and buildings identified in an urban capacity study, thus promoting urban regeneration.;
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Then through extensions to urban areas, to take advantage of good public transport links and access to existing jobs, schools, shopping and leisure facilities, and
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Finally through development around key locations in good public transport corridors.
Similar guidance is put forward for identifying locations for all other types of development.
Public Consultation
1.3 Responses to the consultations carried out for the Borough Council’s Issues Report and Accommodating Development Papers showed strong support for the sequential approach to development. The majority of respondents to both papers stressed the need to maximise the use of brownfield sites before looking at any other development options:
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91% of responses to the Accommodating Development Papers stated that maximising the use of brownfield sites was a preferred development strategy.
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Redeveloping existing housing areas with a better mix of house sizes, tenures and other uses was also a very popular suggestion, with 85% considering redevelopment either appropriate or very appropriate.
1.4 This chapter includes the following policy areas:
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New housing and other development allocations
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Location of housing development
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Accommodation in the countryside
Levels of New Development
1.5 This Local Plan makes provision for what are considered to be appropriate levels of new housing, employment and other development within the Borough to meet expected future needs. The Plan specifically identifies individual development sites which the Council is proposing, together with policies to ensure that the sites are developed in phases in accordance with the Council’s development strategy.
Meeting Housing Requirements to 2011
1.6 The Plan is required to reflect the housing figures set out in the Hampshire County Structure Plan. These are based on housing projections, which are prepared by the Government based on an assessment of household formation rates. The housing figures are not optional. Of the 14,060 dwelling requirement from the Structure Plan, 12,060 will definitely be required by 2011. The remaining 2,000 dwellings are held in reserve and will be released only in response to an annual monitoring of housing land supply and development rates to be undertaken jointly by the County and Districts. The procedure for releasing reserve sites is outlined in Hampshire County Council’s Supplementary Planning Guidance on implementing Policy H4 of the Hampshire County Structure Plan (1996-2011). Land must be identified in the Local Plan for the whole 14,060 dwellings, with the Plan containing policies to phase or hold back the 2,000 reserve dwellings until they become required.
1.7 An Urban Capacity Study was first undertaken by the Council in 2000 to assess the potential of the Borough’s existing urban areas to accommodate new development. This original study has been regularly reviewed and updated, with the most recent Position Statement being completed in September 2004. The situation will continue to be monitored as part of the wider annual monitoring of land supply. Through maximising urban capacity and brownfield sites, in addition to making the best use of existing planned housing allocations, the Council has managed to reduce the level of new greenfield housing development.
Table 1: Components of Housing Supply to 2011
Component |
1996-2011 |
Housing Requirement |
|
Baseline Housing Requirement |
12,060 |
Reserve requirement |
Up to 2,000 |
Total requirement |
Up to 14,060 |
Housing Supply |
|
Completions 1996-2005 |
5,857 |
Residual housing requirement 2005-2011 |
Up to 8,203 |
Outstanding commitments at April 2005 |
5,038 |
Brownfield potential (Schedule 2) |
1,192 |
Part brownfield/part greenfield potential (Schedule 3) |
390 |
Unidentified small sites total (@80 p/a) (Schedule 4) |
480 |
TOTAL Supply |
7,100 |
Residual Supply Required (total requirement – supply) |
1,103 |
Greenfield sites previously allocated or within SPBs |
985 |
Proposed new greenfield allocations |
150 |
Note: A detailed explanation of these figures is provided in the schedules set out in Appendix 3 to this Plan.
1.8 Table 1 shows, however, that additional greenfield sites above the existing allocations from the previously Adopted Local Plan are required to be identified for the period to 2011, although not on the scale anticipated over recent years. The Council will monitor the rate at which sites come forward and highlight any developing shortfall. This information will be published in an annual monitoring report which, once agreed by Members, will be the mechanism for triggering the release of additional sites.
1.9 The supply of brownfield sites within the Borough is limited, due in part to the relatively recent expansion of Basingstoke Town through the Town Development Agreement. On the basis of the policies and proposals in this Plan it is estimated that approximately 40% of the dwellings required in the period 2002-2011 will be provided on brownfield sites. The Council will strive to maximise the potential from sustainable brownfield opportunities in order to increase this brownfield percentage over the Plan period.
Where Will the Different Forms of Development Take Place?
1.10 Government guidance has been taken on board when developing the development strategy for the Plan. The guiding principle for new development, in line with the sequential approach set out in this guidance, is that it should be in locations that minimise the need for people to travel and have least impact on the environment. This means that, along with Basingstoke Town, the most appropriate locations for development in the Borough are considered to be Whitchurch and Overton each of which have railway stations, together with Tadley where new development can take advantage of existing levels of services. The sites identified by the Council aim to maximise the level of development on brownfield sites first, followed by development on appropriate greenfield sites. Many of these sites are allocations which have been carried forward from the previous Adopted Local Plan following re-examination in accordance with current guidance.
1.11 Aside from those locations, there may be a case for permitting development in other rural settlements either on land within settlement boundaries, or possibly on sustainable brownfield sites in the countryside. There may also be some development opportunities as small-scale extensions to the villages in response to “local need” for affordable or key worker housing which could be approved under Policy D8 of this Plan. Additionally, the Council may bring forward Action Plans to co-ordinate development proposals within those parts of the Borough where regeneration projects or other development proposals are planned. One example of this may be at Bishops Green where work is being undertaken to identify how the social, economic and environmental issues in the area can best be addressed. This may be through the planned regeneration of the Bishops Green Estate, in which case the Council will prepare an Action Plan to identify the land use implications of the proposals.
1.12 The Plan also indicates that the allocation for employment development at Ardglen, Whitchurch should be carried forward from the previously Adopted Plan (this site having been the subject of a recent resolution to grant consent).
1.13 Finally the Plan identifies allocations of land for new infrastructure such as the new railway station at Chineham – also from the previously Adopted Plan.
Meeting Development Needs Beyond 2011
1.14 This Plan extends to 2011 and forms part of the Local Development Framework (LDF) for Basingstoke and Deane. Work has commenced on other parts of the LDF including the Statement of Community Involvement and a number of Supplementary Planning Documents. The programme for the preparation of Local Development Documents is set out in a three year programme (the Local Development Scheme) which can be viewed in the planning area on the Council’s website.
1.15 Under the transitional arrangements for the introduction of LDFs, this Plan will be automatically ‘saved’ for a period of three years from the date of its adoption. Where the Council wishes policies to remain in force beyond this three year period and they remain in compliance with the relevant criteria set out in Planning Policy Statement 12, the Secretary of State’s agreement can be sought for their extension.
1.16 Over time the Local Development Documents in the LDF will replace the adopted policies in this Plan. These Documents will include a new Core Strategy that will set out a long term vision for the Borough in accordance with its regional and sub-regional roles defined in the South East Plan. The South East Plan will be the Regional Spatial Strategy for the South East. On its adoption it will replace both the current Regional Planning Guidance and the Hampshire Structure Plan. It will cover the period from 2006 to 2026 and it is presently anticipated that it will be adopted in the Spring of 2008. The Council will also produce a Site Allocations Development Plan Document as part of the LDF to set out how the Borough will accommodate the housing requirements arising from the South East Plan.
Phasing of Residential Development to 2011
1.17 Sufficient provision has been identified through the components of supply outlined in Table 1 and the schedule of allocations set out in Policy D3 below to meet the Hampshire County Structure Plan housing requirement to 2011 in full, including the provision of the 2,000 reserve dwellings.
1.18 In line with PPG3, the Policy will assist the Council in meeting its strategic housing obligation and the objective of developing sustainable brownfield sites before greenfield sites through enabling the release of sites to be appropriately managed. Annual monitoring reports will be used to establish progress against strategic housing requirements, and will be a mechanism for releasing sites where necessary. The reports will highlight difficulties that may be being experienced in the delivery of sites and will identify where positive intervention is necessary to overcome difficulties which are delaying such delivery. Relevant factors include infrastructure delays, underestimated lead-in times, ownership problems, marketing issues, lack of agreement over the approval of details or undertakings, problems with construction or the preferred pace of the developer. Such factors will assist in determining the order in which greenfield sites will be released.
1.19 An exception to the overall approach of brownfield first is proposed for some greenfield sites within the North Basingstoke Action Plan area where the proposed North of Popley / Popley Fields sites, together with the John Hunt School site, are considered to comprise a key regeneration and new development opportunity that will assist in delivering major social and environmental benefits within the North Basingstoke area. These developments will be completed over the lifetime of the Plan and the Council will need to grant consent for these schemes early in the Planperiod in order to ensure that the proposals can be fully implemented within the Plan period. The Council’s Adopted North Basingstoke Action Plan is available from the Forward Planning Team upon request.
1.20 The Council will seek to maintain a dialogue with developers regarding when planning applications should be submitted and what conditions may be applied. The Council will also aim to agree a phasing schedule for suitable schemes.
Schedule of Proposed Allocations
Policy D3The following allocations of land are proposed to meet the development needs of the Borough in the period up to 2011. |
Site Ref |
Location |
Allocation |
Scale of principal use |
D3.1 |
Land north of Popley* |
Mixed use, including residential, employment, new secondary school and associated open space, community and local centre uses. |
950 units |
D3.2 |
Popley Fields* |
Residential and open space uses in conjunction with North of Popley development. |
minimum of 750 units |
D3.3 |
John Hunt of Everest School |
Residential |
400 units |
D3.4 |
West Ham Lane |
Residential |
minimum of 50 units |
D3.5 |
Aldermaston Road Triangle |
Mixed use development, including possible residential, employment, health and community uses. |
300 units |
D3.6 |
Reading Road, Chineham – ex crematorium site |
Residential |
37 units |
D3.7 |
Remainder of Taylor’s Farm* |
Residential |
minimum of 120 units |
D3.8 |
Old Kempshott Lane* |
Residential |
minimum of 290 units |
D3.9 |
A339 Newbury Road, Trumpet Junction |
Residential |
Approx 130 units |
D3.10 |
North of Churchill Way West – Former allotment site |
Residential |
Approx 300 units |
D3.11 |
Land north of the former Park Prewett Hospital |
Mixed use including residential, health and community uses. |
Approx 750 units |
D3.12 |
South View |
Residential as part of a mixed use development. |
Approx 300 units |
D3.13 |
Carpenters Down, Popley |
Fire Station |
|
D3.14 |
Cufaude Lane, Chineham* |
Railway Station |
|
D3.15 |
Foxdown, Overton* |
Residential |
Approx 75 units |
D3.16 |
Land between Mulfords Hill and Silchester Road, Tadley |
Mixed use development including retail, residential and employment uses. |
Approx 40 units |
D3.17 |
Boundary Hall site, Tadley |
Mixed residential, open space and employment use. |
minimum of 100 units |
D3.18 |
Evingar Road, Whitchurch |
Residential |
minimum of 30 units |
D3.19 |
Park View, Whitchurch |
Residential |
minimum of 60 units |
D3.20 |
Land north of railway line, Whitchurch |
Station car park |
|
D3.21 |
Ardglen, Whitchurch* |
Employment |
|
Note: Those sites marked * are allocations carried forward from the 1991-2001 Local Plan.
Site Allocations
1.21 A Development Framework or Brief will be prepared for the proposed allocations set out in Policy D3. This will include detailed information on the following:
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The site constraints and opportunities
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The mix of uses to be provided on the site including information about housing density, tenure and mix.
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The phasing of development on the site
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Access to the site, including the need for any highway and public transport improvements to be provided as part of the scheme
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The infrastructure to be provided with the development
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Open space and community infrastructure (in line with Policy C1)
1.22 The Frameworks or Briefs will provide a clear strategy for the future development of sites and will be prepared collaboratively by the Council, landowners and developers in consultation with the community, and adopted by the Council as Supplementary Planning Documents. Where circumstances do not allow for adoption as a Supplementary Planning Document, the Framework or Brief may form part of a planning application and subsequent permission following community consultation.
1.23 Provision for the on and off site community infrastructure required as part of the development will be sought through developer contributions. More information on community infrastructure and this Council’s approach to securing appropriate section 106 contributions is set out in Policy C1.
1.24 The Council’s proposals for the allocations in Policy D3 are summarised as follows.
| D3.1 Land North of Popley, Basingstoke |
1.25 This 55 hectare site is located immediately north of Popley Way and is bounded by the A340 to the west and Chineham Lane to the east. The site was allocated for residential development in the previously Adopted Local Plan (1991-2001). This site forms a key part of the North Basingstoke Action Plan, central to the Council’s development strategy, and includes the site for the replacement John Hunt of Everest School. A comprehensive scheme for the development of this site has been developed, together with D3.2 (Popley Fields), with the development principles set out in the North Popley Development Brief (adopted May 2000). This site could accommodate 950 residential units, a mixed use local centre, together with further employment land, the replacement secondary school with associated dual use facilities, further community facilities and extensive open space and new landscaping.
D3.2 Popley Fields, Basingstoke |
1.26 This 20 hectare site is an existing allocation for residential development in the Adopted Local Plan (1991-2001). The site is separated from the proposed North of Popley housing allocation by Chineham Lane, although the two sites should be developed comprehensively as part of the proposed North Basingstoke Action Plan to ensure that the phasing of development links with infrastructure and facility provision. The site could provide a minimum of 750 residential units, with open space provided at the north west part of the site adjoining Marnel Dell. The development principles for the site are set out in the North of Popley Development Brief which was adopted in May 2000.
D3.3 John Hunt of Everest School Site, Basingstoke |
1.27 This 9 hectare site is located to the south of Popley Way and is accessible to existing services and facilities within the Popley area. It is a part greenfield part brownfield site, currently in use by the John Hunt of Everest School. As part of this Plan and the North Basingstoke Action Plan it is proposed that a replacement purpose built school be provided within the North of Popley development (Policy D3.1). It is proposed that this site be redeveloped for 400 units with access from Popley Way and Shakespeare Road.
D3.4 West Ham Lane, Basingstoke |
1.28 This 1.3 hectare greenfield site is located between the railway line to the north and West Ham Lane to the south. The site is also accessible to the facilities and services of Basingstoke Town and lies close to one of Basingstoke’s main bus routes. The site is identified in the Council’s Urban Capacity Study as having potential for 50 residential units.
D3.5 Aldermaston Road Triangle, Basingstoke |
1.29 This 2.1 hectare site lies between the entrance to the North Hampshire hospital and the A340. It is an existing allocation in the previously Adopted Local Plan under Policy SH14 for car sales, servicing and filling station purposes. An application for a mixed use development (incorporating residential development and a number of leisure uses) was dismissed by the Secretary of State after a call in Inquiry in 2002. The site is proposed as a mixed use allocation to be developed comprehensively with the adjacent Park Prewett and North of Popley developments as part of the North Basingstoke Action Plan. The site has the potential to provide significant improvements to east-west movement through the Action Plan area, particularly by public transport and this potential is outlined in the Planning and Disposal Brief which was agreed for the site in June 2005. The site is identified as having potential for 300 units. This is based upon a high density scheme for flats occupying part of the site, reflecting the site’s location and local market demand.
D3.6 Ex-crematorium Site, Reading Road, Chineham |
1.30 This 1 hectare site is the remainder of a partially developed site within the residential area of Chineham. The site offers good accessibility to the nearby facilities at the District Centre, and is well served in terms of both existing and proposed public transport. The site is identified in the Council’s Urban Capacity Study.
D3.7 Remainder of Taylor’s Farm Site, Chineham |
1.31 The site forms part of an existing allocation in the previously Adopted Local Plan (1991-2001). The larger part of the site already has the benefit of outline planning consent (BDB 40788), and development had commenced on site by March 2003. It is expected that the remainder of the site currently without the benefit of planning permission could provide a minimum of 120 residential units and that the site would be developed comprehensively with the adjacent land.
D3.8 Old Kempshott Lane, Basingstoke |
1.32 This 13 hectare site is an existing allocation for residential development in the previously Adopted Local Plan (1991-2001). A planning appeal was heard in summer 2001 concerning the Council’s refusal to allow planning permission for residential development on the site. The design and layout of this development should not preclude any future development of adjoining land to the south-west (although none is proposed in this Plan). The layout should facilitate future vehicular access to the adjoining land and the design of housing along the south-western boundary should be suitable as a permanent edge of built development and as part of any larger development either side of a green corridor. This should be considered in the overall context of the pre-planning of the proposed major development west of Basingstoke. The site can provide a minimum of 290 dwellings and associated infrastructure.
D3.9 A339 Newbury Road Trumpet Junction, Basingstoke |
1.33 This 5.5 hectare site is an area of land originally set aside for the future road improvements at the A339 Newbury Road junction. However this site is now considered to be surplus to requirements by the Highways Agency. The site lies to the south of the Park Prewett housing development and will be designed to integrate well with the development on this site, which includes education facilities, community services and facilities and a public transport service. It is proposed that access to the site will be through the Park Village site and that the avenue of trees that demarcates the site’s northern boundary will be protected and incorporated into the design of the site. The site was identified as having potential for residential development in the Council’s Urban Capacity Study and it is estimated that approximately 3 hectares of the site is developable, providing 130 units as part of the development within the North Basingstoke Action Plan area.
D3.10 Former Allotment Site, North of Churchill Way West, Basingstoke |
1.34 This 3 hectare greenfield site lies within the Basingstoke Settlement Policy Boundary and was formerly used as allotments. The central location of the site means that it is accessible to the shopping, community and leisure facilities of Basingstoke Town as well as to its public transport links. It is highlighted in the Council’s Urban Capacity Study as having potential for housing and a development brief will be prepared to provide further details. It is estimated that some 300 residential units could be provided. The Council has recently produced a twenty-year Draft Vision for Basingstoke Town Centre which, it is hoped will stimulate comment and further ideas. Within the Vision, this site is identified as part of a larger area which provides an opportunity to regenerate the Central Area and accommodate growth.
D3.11 Land North of the Former Park Prewett Hospital, Basingstoke |
1.35 This 20 hectare former golf course lies to the north of the residential development of Park Village. The site is bounded to the north and east by a mature belt of trees, which forms a strong boundary to the adjacent golf course and wider countryside. The site forms part of the grounds of the old hospital and the development would be able to draw upon the existing and proposed infrastructure and facilities of the Park Village development within the North Basingstoke Action Plan area. Access would be achieved from the existing roads serving the Park Village site, which already has a strong public transport network linking to the town centre. It is proposed that the site will be developed comprehensively with the Park Village site and, in addition to approximately 750 residential units, there is potential for community and health related uses. Part of the housing could provide accommodation for key workers employed at the hospital.
D3.12 South View, Basingstoke |
1.36 This 8 hectare site lies to the north of the Railway Station in Basingstoke. It lies in close proximity to the centre of Basingstoke and has the potential to take advantage of access to public transport and to the shops and services available in the town centre. The quality of pedestrian and cycle routes across the allocation to the station and the town centre need to be improved for the benefit of future residents of this site and existing residents to the north. The site is, however, difficult to access due to the enclosed nature of the area and constrained roads. A feasibility study is underway to determine the most appropriate way of gaining access to the site and the Council will work jointly with other landowners to bring forward the site for a mixed use development in the middle to second half of the Plan period. This brownfield site has been identified in the Council’s Urban Capacity Study as having potential for approximately 300 residential units and other uses. Given the proximity to the station and the town centre, high density development is appropriate on those parts of the site to be developed. The transition between such development and the conventional two storey housing to the north will require the careful spacing and design of the new buildings and a new landscape structure which strengthens the qualities of the existing open spaces to the north and east.
D3.13 Fire Station, Carpenters Down, Popley |
1.37 This site at Carpenters Down was first identified for a fire station in the early 1970s to provide a second fire station for the Basingstoke area to enable Hampshire Fire and Rescue Service to meet its service obligations. The new fire station is intended to assist the existing station at West Ham, Basingstoke, in providing fire cover to the Basingstoke area. Its location in Popley has been chosen to ensure acceptable response times to recent and planned urban developments in this area and to the north of the town generally. A feasibility study has been produced which sets out access and infrastructure options for the site. This allocation forms part of the North Basingstoke Action Plan.
D3.14 Chineham Railway Station, Cufaude Lane |
1.38 This 1.8 hectare site is an existing allocation in the previously Adopted Local Plan for a new railway station, with associated car parking. The allocation was made following the 1990 Hampshire Rail Improvement Study, commissioned by the County Council and the then British Rail, which recommended the development of a station serving the large residential developments and business parks at Chineham. This would provide access to and from Basingstoke and Reading. Work is continuing with Thames Trains and Railtrack to bring forward the station development at the earliest opportunity. The provision of the railway station at Chineham will contribute substantially to reducing car use within the local area and in the wider A33 corridor, resulting in widespread environmental benefits.
D3.15 Foxdown, Overton |
1.39 This 2.4 hectare site is an existing allocation from the previously Adopted Local Plan (1991-2001), forming part of the 5.2 hectares of land originally allocated in the Overton Local Plan (1990). The site lies between Kingsclere Road and the existing housing at Copse Road and could accommodate approximately 75 units to ensure the comprehensive development of the Foxdown site. A planning application was submitted for the development during 2003.
D3.16 Land between Mulfords Hill and Silchester Road, Tadley |
1.40 This 6 hectare site includes the library, supermarket and adjoining commercial and residential properties within an area bounded by Mulfords Hill and Silchester Road. The site has potential for mixed use development including retail, residential and employment uses. The Council will work with landowners to bring forward a development brief to identify development opportunities and agree the scale and mix of the development and to co-ordinate it. It is expected that an additional 40 dwellings could be provided through development within this site, although the Council intends to also secure the retention of employment uses within the site to secure much needed employment opportunities for Tadley residents.
D3.17 Boundary Hall Site, Tadley |
1.41 This 2.5 hectare brownfield site lies to the west of the A340 in Tadley. The site adjoins existing residential development on the north side of Tadley and comprises land formerly occupied by an MoD hostel (Boundary Hall), where all the buildings have now been demolished. A planning application for a Tesco foodstore on the site was withdrawn in 2002 before it could be considered at a public inquiry. It is considered that the site would be suitable for a mixed residential development of a minimum of 100 dwellings, with associated open space and landscaping, together with employment uses. A development brief for the site was adopted in December 1996 which identified potential access for the site from Almswood Road. However, all aspects of the 1996 development brief will need to be re-examined through the preparation of a new development brief for the site.
D3.18 Industrial Premises, Evingar Road, Whitchurch |
1.42 This 0.8 hectare site is currently in employment use although the site is considered to have potential for residential development. The Council has recently resolved to grant consent for additional employment land in Whitchurch (subject to the completion of a legal agreement) and the loss of this small site to housing is considered acceptable. The site offers the opportunity to provide new residential development within Whitchurch’s built up area in reasonable proximity to the station and local facilities. The site has been highlighted in the Council’s Urban Capacity Study as a potential housing site for approximately 30 units and it is considered that the site may also provide an opportunity to secure a secondary access point into the Ardglen employment allocation (D3.21). Development of this site should ensure that there is a safe and convenient access between Evingar Road and the employment allocation D3.21 for pedestrians and cyclists. The detailed proposals for the site will be the subject of a development brief.
D3.19 Park View, Whitchurch |
1.43 This 2 hectare site lies in close proximity to the services and facilities available in Whitchurch and has the potential to provide a residential development of a minimum of 60 dwellings to meet the needs of local residents. Access to the site can be secured from Well’s Lane. The development brief for the site will need to address the need to provide a comprehensive landscaping scheme given the site’s location within the North Wessex Downs Area of Outstanding Natural Beauty. The site is part brownfield and part greenfield. It is proposed that the site be developed comprehensively because of its sensitive location
D3.20 Land North of Railway Line, Whitchurch |
1.44 This 1 hectare site lies to the north of the railway line, east of Newbury Road, Whitchurch. The site lies within the North Wessex Downs Area of Outstanding Natural Beauty and is bounded to the north by the line of the proposed new access road to the new employment allocation at Ardglen (D3.21). The site is proposed as a new station car park to provide additional parking capacity at the busy Whitchurch station and access to the site is proposed from the new access road proposed under Policy D3.21. The details of the proposals, including access from the site to the station, details of landscaping and lighting and security measures will be set out in a development brief for the site.
D3.21 Ardglen, Whitchurch |
1.45 This 4.9 hectare site is an existing allocation from the previously Adopted Local Plan (1991-2001). The site is situated north of Ardglen Road in Whitchurch, adjacent to the existing employment area. The Council has resolved to grant outline planning permission (subject to the completion of legal agreements) for development on the site for 16,000 square metres for B1, B2 and B8 purposes, with a new access road passing through the railway tunnel to join with the Newbury Road and emergency access from Bloswood Lane. Depending on the outcomes of the development brief process, the allocation of land at Evingar Road under Policy D3.18 has the potential to provide alternative secondary access for this site.
Sub-Division and Loss of Dwelling
1.46 Development proposals that will result in the loss of existing dwellings and consequently increase demand for new development to replace them will be resisted. Proposals for conversion will be considered with regard to the Council’s Housing Needs surveys and in particular, the demand for smaller units of accommodation.
1.47 Conversion of properties from a greater to a lesser number of units may not require planning permission. Where planning permission is required, it will be resisted in accordance with the Council’s aim to retain and provide small units of accommodation.
1.48 In appropriate circumstances the sub-division of houses into self-contained flats can make a contribution in the housing market, providing satisfactory accommodation to meet the needs of small households and lower income groups. However, the impact of any proposal needs to be considered against the impact that such conversions may have on the character of the area and the amenities of neighbouring occupiers. In particular, adequate parking should be provided without causing harm to the character of the locality through the dominance of forecourt parking, and development should not result in substantially increased noise and disturbance to the detriment of the occupiers of neighbouring properties and the surrounding area. Adequate amenity space should be provided for the residents. With regard to the subdivision of dwellings within the countryside, consideration will be given to the sustainability implications of any proposal, in particular, the potential for increased journeys by car.
Residential and Other Development within Settlements
1.49 These settlements have been identified as it is considered that there is potential to accommodate additional development within their boundaries without encroachment into open countryside or resulting in other environmentally unacceptable consequences. In some settlements this potential may be significant (e.g. Basingstoke), in others this may be very limited. Settlement Policy Boundaries, which are shown on the proposals map and inset maps, delineate the extent of the area to which Policy D5 applies. The purpose of the boundary is to define the break between the countryside, where the protection policies of this Plan apply, and the built up areas of settlements. The Policy also seeks to preserve the separate identity of villages and to prevent coalescence. The boundaries are therefore drawn primarily based on an assessment of character and are not intended to be village boundaries that include all land or buildings within a settlement. Areas outside of Settlement Policy Boundaries are countryside for the purposes of this Plan.
1.50 Residential development under Policy D5 may take the form of small–scale development, infill, redevelopment and regeneration opportunities, conversions or subdivisions, and windfall development. Regeneration schemes i.e. those which seek to reverse economic, social and physical decline (see Appendix 4), will help to regenerate existing rundown or vacant sites and contribute towards the vitality of local communities. Such development will come forward on so called brownfield or previously developed sites. It is expected that small–site development (less than 10 dwellings) on these sites will generate a net increase of approximately 80 dwellings per annum during the Plan period. The rate of completions will be monitored annually as part of the general review of the Borough’s Urban Capacity Study and housing land supply.
1.51 Although the Borough is relatively prosperous, pockets of deprivation exist, both within Basingstoke Town and in certain rural settlements. Regeneration schemes can provide wide community benefits and lead to more effective use of land, in addition to improving the physical appearance and quality of the employment and housing stock. This approach will contribute towards the achievement of an ‘urban renaissance’ which is a key theme of Regional Planning Guidance. Action Plans will be prepared for areas that have been highlighted as potential areas for improvement.
New Residential Accommodation in the Countryside
Policy D6Within the countryside, residential development will only be permitted where it:
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1.52 Whilst the Plan restricts new housing development in the countryside, the Borough Council accepts that exceptional circumstances can apply. In assessing these applications, particular regard will be had to whether the site lies in a sustainable location (as defined in the Plan’s glossary) and if the proposal will protect and maintain the rural and landscape character of the locality.
1.53 Replacement dwellings should not significantly change the siting, scale, setting and character of the existing dwelling in order to protect the rural character of the area and ensure that there remains a variety of dwelling sizes in the countryside to provide for a range of housing needs. However, it is recognised that there may be instances where some positive environmental benefit may be achieved by relocation to an adjacent or nearby position. The original dwelling should then be demolished before the new dwelling is occupied.
1.54 In accordance with PPS7, first preference for the conversion of rural buildings should be for commercial or community re-use and only where those uses can be shown to be inappropriate or unviable will residential use be considered. Only proposals in sustainable locations will be accepted under this policy.
Essential Residential Accommodation in the Countryside
Policy D7Agricultural, forestry and other occupational dwellings will be permitted in the countryside provided it is demonstrated that the nature and demands of the work make it essential for one or more people engaged in the enterprise to live at, or very close to, the site of their work, and not in a nearby town or village. Proposals will be thoroughly scrutinised in accordance with Annex A to Planning Policy Statement 7: Sustainable Development in Rural Areas. |
1.55 Isolated new houses in the countryside require special justification for planning permission to be granted. In order to avoid sporadic development in the countryside any new development should be limited to cases of proven and essential need. All opportunities for the re-use of existing buildings should be shown to have been explored before any new build will be permitted.
1.56 There are circumstances when new accommodation is required in connection with certain operations within the countryside where it is necessary for agricultural, forestry and certain other full-time workers’ dwellings to be provided in order for such workers to be able to live at or in the immediate vicinity of their place of work. Whether this is essential will depend upon the needs of the enterprise concerned and not the personal circumstances of the individuals involved. Both permanent and temporary dwellings should only be allowed provided they meet the tests set out in Annex A of PPS7: Sustainable development in Rural Areas. In particular, applications will be scrutinised thoroughly with the aim of detecting attempts to abuse the Policy. For example, it must be established that the proposals are genuine, are reasonably likely to materialise and are capable of being sustained for a reasonable period of time.
1.57 The types of dwellings covered by this policy include agricultural dwellings for full time workers or those primarily employed in agriculture, forestry dwellings, horticultural holdings, and other occupational dwellings associated with rural based enterprises including equestrian uses, farm diversification enterprises, rural tourism and schools. Other establishments where the need for a permanent on-site presence justifies a new dwelling should be recognised including those connected with providing an essential public service or care to others. The Policy does not apply to affordable or key worker housing for workers not essential to the operation of an establishment. The initial establishment of new enterprises in the countryside should not require the provision of additional residential accommodation.
1.58 The Council may use planning conditions and/or a legal agreement to ensure that any new dwelling is occupied by the relevant workers and their dependents.
1.59 Some types of schools in the countryside require staff to be on the premises at all times to ensure the proper supervision of pupils. Whilst in many instances supervisory staff can be accommodated within the school buildings or a nearby settlement, there may be circumstances where there is genuine need for additional residential buildings.
Rural Exceptions
Policy D8As an exception to the general protection of the countryside adjacent to rural settlements, planning permission will be granted for development which the Council is satisfied will meet a genuine local need such as affordable housing, health, education, a similar community need or to provide small-scale employment premises. Development proposals should complement the character of the rural settlement and the character of the surrounding landscape and not be harmful to the rural environment. The provision of affordable housing on rural exception sites will be permitted only where the following criteria are met:
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1.60 Development adjacent to rural settlements may be appropriate on land where such development would not normally be permitted as an ‘exception’ policy, provided there is an identified need which cannot be otherwise met. This will include small-scale affordable housing, employment and community facilities such as village halls and cemeteries.
Rural Brownfield Sites
Policy D9As an exception to normal planning policies on development in the countryside, proposals for the use of brownfield sites in sustainable locations outside Settlement Policy Boundaries for the development of employment, tourism uses, local facilities or housing will only be permitted where they otherwise comply with relevant policies in the Local Plan. Where the proposal would involve the loss of any existing or potential employment on the site:
Additionally, for residential proposals, opportunities to include a mix of uses on the site, including employment, must be fully explored. An element of affordable housing will be sought on the same basis as set out in Policy C2 and a housing mix as required in Policy C3. |
1.61 There are many examples of brownfield sites within the Borough that either adjoin a Settlement Policy Boundary or that are within the open countryside. For the purposes of this Plan, brownfield sites are those sites that meet the definition of previously developed land set out in PPG3: Housing. Notwithstanding this definition, this Policy does not relate to the redevelopment of residential properties and their curtilages, where other policies in the Plan (notably D6) will apply. Not all brownfield sites will be suitable for development or redevelopment proposals, particularly where they are in unsustainable locations, that is, locations which, for new housing, are not easily accessible to employment, education, retail and other facilities by a choice of attractive means of transport other than the private car. For other uses the primary consideration is whether the site is easily accessible by a choice of attractive means of transport other than the private car. This Policy sets a framework for considering development proposals, which balances the objectives of PPG3 (Housing) and PPS7 (Sustainable Development in Rural Areas).
1.62 If all of the possible rural brownfield sites were eventually redeveloped for housing, there would be considerable implications in terms of loss of employment in the countryside and the consequent amount of new house building. The above Policy seeks to balance those considerations and to provide the basis for acceptable schemes to be approved.