High Level Site Assessment Proforma - Hart District...gorse evident to the south, but absent from farmland to the northeast. The LCA is a moderately enclosed landscape with exception

Hart District Council Local Plan Site Assessment: Stage 2 – High Level Site Assessment Proforma – SHL200 (The Scrapyard, Totters Lane, Potbridge) May 2016

Adams Hendry Consulting Ltd 1

High Level Site Assessment Proforma Site Reference SHL200 Site Name The Scrapyard Parish Winchfield Site Address The Scrapyard, Totters Lane, Potbridge, Winchfield Capacity Assessment and Categorisation Site Size (ha) 1ha Estimated Capacity 24 Comments on capacity The capacity was calculated using a dph figure of 30. No deductions were made. This allows for a gross-to-net ratio of 80%

from the baseline density. A lower density may be more appropriate at this site.

Housing Strategy Category(s) Strategy 6: Other Land Supply Category Category D: Sites not adjoining existing urban areas Key to Site Assessments: Site Assessment Assessment Criteria Assessment comments Coloured

assessment Accessibility to Employment and services

o Bus stop – (Station, Odiham Road - service 1, Aldershot – Old Dean via Farnborough and Camberley, and service 3, Aldershot – Yateley via Camberley) 2.4km/30 mins walk

o Railway station – (Winchfield) 2.7km/8 mins cycle o Employment – (Murrell Green Business Park) 2km/7 mins cycle o Public open space – (Bassetts Mead Country Park) 3.3km/40 mins walk o Health facility – (Odiham Health Centre) 3.3km/40 mins walk o Primary school – (Mayhill Junior School) 3.1km/39 mins walk o Secondary school – (Robert May’s School) 2.4km/8 mins cycle o Supermarket – (Tesco Superstore, Hook) 4.4km/55 mins walk

Infrastructure provision

• Schools: There is a projected (2018) surplus of 24% for the Infant/Primary/Junior schools in the Hook/Odiham/Hartley Wintney area, including the planned expansion of Hook Infants by 1FE and Hook Junior School by 0.5FE1. However, this surplus will likely not be sufficient to provide school places for any significant development at Hook, and the HDC Infrastructure Delivery Plan (IDP) indicates that additional provision within Hook is required. For secondary schools the projected (2018) surplus capacity across Hart district is 9%1, although the HDC IDP indicates that capacity expansions for Robert May’s School will be needed. Calthorpe Park School in Fleet has a planned 2FE expansion1.

No overriding constraint to development of the site Constraint requiring further detailed assessment Major constraint undermining suitability of site



• Retail: The most recent evidence2 found that there is no pressing need to increase convenience and comparison floorspace in Hartley Wintney. Hook centre is functioning well as a local service centre but has a limited offer of convenience and comparison units. Odiham also has a limited offer of convenience and comparison units, with a higher than national average proportion of retail service uses. Recent evidence suggests that additional convenience floorspace will be needed over the period 2014-2032 for Hook, Odiham and Fleet, and that additional comparison floorspace will be needed for Fleet and Odiham, although there is little pressure on convenience and comparison floorspace in Odiham.

• Health: There is believed to be some available capacity at local doctor surgeries and dentists in the area.

There are no planned expansions of health facilities in the Hook / Odiham / Winchfield / Hartley Wintney areas, but it is likely that any significant level of development in the centre of the district will require additional provision.

• Transport (road): The Hart Transport Assessment Mitigation Corridor Study Report proposes improvements

to the B3349 Reading Road/Griffin Way (Hook) to A287 south of M3 Junction 5. The measures include an additional lane on the B3349 and A287 approach plus widening of the roundabout circulatory carriageway to 3 lanes throughout. The Report also proposes improvements to the A323/B3013/A30 corridor from Fleet to Hartley Wintney. These works include the replacement of the roundabout in the centre of Hartley Wintney with a signalised junction.

• Transport (other): The site appears to have very limited public transport provision. Buses in Hartley Wintney

are mainly for schools and colleges (no. 83 and 408). The 72 route (Reading to Farnborough via Fleet and Hartley Wintney) has recently been replaced with the 10, which no longer seems to serve Hartley Wintney. The Parish Council’s own Community Transport Bus service (no. 1 and 2) serves Hartley Wintney, Fleet, Yateley, Winchfield Station and Hook. The Route 13 bus service runs hourly between RAF Odiham and Basingstoke Bus Station on Monday to Saturday, with two services per hour during peak times. There is also a route 408 bus serving schools and colleges, running from Odiham to Yateley School & Farnborough Colleges. Several of the road junctions along the A30 in Hartley Wintney will have improvements made to the pedestrian crossings as well as creating a pedestrian/cycle link that runs parallel to the A30 between Hook and Hartley Wintney as well as to Winchfield Railway station. There will also be a reduction in the speed limit in certain areas of the village.

• Green Infrastructure: The site is within the catchment area of Hitches Lane SANG and there may be

sufficient capacity within that SANG to mitigate the impact of development at this site. The Hart Infrastructure Delivery Schedule highlights two strategic projects, for which development could help to address any deficit. These are the replacement Hart Leisure Centre at Hitches Lane and the Hitches Lane Country Park (SANG) improvements. The HDC Infrastructure Schedule also identifies a series of projects that are required in the Odiham and North Warnborough area. These consist of Mill Lane Flood Defences, allotments with associated



parking and improvements to North Warnborough Recreation Ground. • Utilities: Odiham, Hook and Hartley Wintney currently experience overloads of the foul water system in times

of high rainfall. Comments by Thames Water (TW) on the Hart Local Plan Housing Development Options in October 20143 further indicated that the Hartley Wintney sewerage catchment is nearing its capacity, and that any significant development in the area would exacerbate capacity issues.

The site is in an isolated location in the countryside, with the nearest settlements being Hartley Wintney, Odiham and Hook. There is a lack of provision in certain types of infrastructure in the area and development on the site will only increase the pressure on existing services.

Current Use and Relevant Planning History

The site appears to be in a business use relating to scrap vehicles and parts. There are several structures on-site. Relevant planning history directly to SHL200 • 07/00686/FUL - Demolition of two existing dwellings, one existing mobile home, and sundry storage buildings

and a container. Erection of three two storey houses with garages and one storage building. Withdrawn 25/06/2007.

• 07/00688/COU - Change of use of land from scrap yard to light industrial use (B1c) and erection of 3 single storey workshops with associated parking. Withdrawn 25/06/2007.

Relevant planning history in close proximity to SHL200 • 14/01069/MAJOR - Installation of a 4MW solar array with associated works. Refused 24/02/2015, appeal

dismissed. • 15/01579/FUL - Installation of a 4MW solar array with associated works. Refused 07/10/2015, appeal lodged.

Nature Conservation Site is within the 5km Thames Basin Heaths SPA Zone of Influence. It is possible that a site of this scale could be within the capacity of the Hitches Lane SANG to mitigate its potential impact on the TBH SPA. If this proves not to be the case, any development at the site would require financial contributions for the provision of appropriate SANGs. Odiham Common with Bagwell Green & Shaw SSSI is located in very close proximity to the site, to the east, south and west of the site. The close proximity of this SSSI could comprise a constraint to development on this site and further investigation into the potential impacts of the development on this nature designation is likely to be necessary.



Minerals Resources The Hampshire Minerals and Waste Plan Policies Map indicates that there are no policy designations or safeguarding areas within or in close proximity to the site.

Landscape HCC Integrated LCA 2012: Landscape Type: Lowland mosaic medium scale Landscape Character: Loddon Valley and Forest of Eversley West Hart District LCA 1997: Landscape type: Mixed pasture and woodland: large-scale Landscape Character Area: Winchfield Main features of the Winchfield LCA: Strong healthy woodland characteristics with birch, pine, bracken and gorse evident to the south, but absent from farmland to the northeast. The LCA is a moderately enclosed landscape with exception of the area to the east of Winchfield that has an exposed character. The area is fragmented and bounded by roads including the M3, A30, A323 and B3016 as well as the railway line all of which intrude on the rural character. Summary Assessment: The site is bounded to the north and east by what appears to be low-density residential uses. To the south appears to be trees and bushes, and to the west is Totters Lane, beyond which is fields and farmland. There are several large trees, bushes and/or hedgerows, and overgrowth along the western boundary, but the site is clearly visible from several points along Totters Lane, where screening is lacking. The site is well-screened from the north and south, but there is little to delineate it from the eastern properties. Consideration may need to be given to providing additional screening along the western and eastern boundaries in order to reduce the visual impact of any development on-site. Whilst development may give rise to some local visual impacts for surrounding properties, it is not considered that any significant landscape impacts would result from redevelopment.

Agricultural Land The majority of the site is located on Grade 4 agricultural land, but part of the north of the site is located on Grade 3 agricultural land, which may be classed as Best and Most Versatile agricultural land. However, as the site is not currently in agricultural use, its loss would not represent any significant constraint.

Heritage Assets There is a Grade II listed building adjacent to the site to the north. The presence of tree and/or hedgerow screening along the northern boundary of the site suggests that development on this site is unlikely to have a significant impact on the setting of the listed building to the north, in particular given the current use of the site. However, further investigation may be necessary. There are no other heritage assets in close proximity to the site.



Water resources and quality

There are no groundwater source protection zones or licensed water abstraction points in close proximity to the site.

Air Quality There are no Air Quality Management Areas in close proximity to this site. On the basis of evidence seen, the main potential nearby source of air pollution is the M3, which is located in close proximity to the site, approximately 60 metres to the north.

Flood risk The site is located within Flood Zone 1. An area to the west of the site is at risk of groundwater flooding at the surface. Totters Lane, located adjacent to the site to the west, which is likely to be used for access to the site, is at risk of surface water flooding (1 in 30 years and lower risk levels), reservoir flooding, and groundwater flooding at the surface for much of its length south of the M3. Flooding along Totters Lane therefore has the potential to restrict safe access and egress, potentially making the site a ‘dry island’.

Location and scale of development

The site is previously developed and appears to comprise a number of structures. There are large properties adjacent to the site to the north and a number of smaller buildings adjacent to the site to the east. The current dwelling density in the nearby area is low, and as such it is considered that a medium or high-density development would be incongruous to this location. A low-density development in keeping with the rural character of the location is likely to be considered more appropriate. The site is located outside of the Hartley Wintney, Hook, and Odiham settlement boundaries, in an isolated rural location, and could therefore be considered as a rural exception site. Any potential impact that redevelopment may cause to local character needs to take the existing uses of the site into account. There may be the opportunity for a net positive contribution to local character.

Un-neighbourly Uses

The M3 motorway is located in close proximity to the site, approximately 60m to the north, and this could have a noise and air pollution impact on the site.

Availability Assessment

The site is believed to be available in 0-5 years.

Site Access

The site would likely be accessed from Totters Lane. There appears to be an existing access track from the north/north-west of the site to Totters Lane, and a paved access onto Totters Lane from the west of the site. There is a grass verge between the western site boundary and Totters Lane, and this is likely to be highway land. Totters Lane is a narrow rural lane with no pedestrian or cyclist facilities, which is subject to a number of flood constraints. Further investigation may be needed into whether the access options in their current form would be suitable to support development on this site, and whether any improvements to vehicular access, and pedestrian and cyclist facilities at any access to the site and on nearby roads, would be needed.

Summary of Constraints

• General poor accessibility to services and facilities, including infrastructure provision, which are unlikely to be able to be provided on site;



• The site is in very close proximity to a SSSI, which development could potentially impact on; • Some parts of the western and eastern site boundaries have limited screening, and therefore additional screening may be

needed in parts of the boundary in order to reduce the potential visual impact of any development on-site; • A small part of the north of the site is located on Grade 3 agricultural land, which may be classed as Best and Most Versatile

agricultural land; • Development could potentially impact the setting of the Grade II listed building to the north; • The M3 motorway is located very close to the site and could be considered an un-neighbourly use, and could have an air

quality and noise impact on any development on-site; • An area in the west of the site is at risk of groundwater flooding at the surface, and the likely access to the site is subject to a

number of flood risks, which could make the site a ‘dry island’; • The site’s location may make it unsuitable for mid-high density development; • Further investigation into the suitability of the existing access options and surrounding roads in supporting development at this

site may be necessary; • The site is isolated in the countryside, located outside of the Hartley Wintney, Hook, and Odiham settlement boundaries, and

would therefore need to be considered as a rural exception site.

Summary of Opportunities

The site appears to be in business use, with a number of structures located on-site. If the various constraints can be successfully overcome, there is an opportunity for redevelopment of the site to provide a small number of dwellings at a low density, possibly as a rural exception site.

Focus of further assessment, should the site be shortlisted by the Council

• Options and feasibility for providing improvements to local services and facilities needs to be investigated; • Investigation into the potential to overcome infrastructure constraints is likely to be necessary; • Assessment into the potential impact of development of the site on the SSSI in close proximity is necessary; • Consideration may need to be given to the potential to provide additional screening in parts of the western and eastern site

boundaries in order to minimise the visual impact of any development; • Further investigation into the agricultural value of the land at this site is likely to be required; • The extent to which development would harm the setting of the adjacent listed building may need to be investigated; • The potential impact of the M3 motorway on development at this site may need to be evaluated; • If this site is to be taken forward, a site-specific FRA is likely to be required to determine whether safe access and egress

during times of flood would be possible, the extent to which development could be accommodated on-site, and the extent that mitigation may be needed;

• Further consideration as to the appropriate scale of development in this location may be necessary; • Investigation into the suitability of the access options and surrounding road network in supporting development at this site, and

whether any upgrade works would be required, may be necessary.

Site Assessment Completed by

Name: MB Date: 16/05/16



HDC Conclusion and recommendation

Shortlist the site:

Do not shortlist the site:

HDC Comments:

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 Thames Water Email Comments – Hart Local Plan Housing Development Options, 24th October 2014

0 75 150 225 30037.5Meters

1:7,500

±Key

SHLAA Site 200Listed Buildings

! TPO - IndividualSSSISINCNational Nature ReserveLocal Nature ReserveParish BoundariesHistoric Parks and GardensConservation AreasThames Basin Heaths SPA (5km zone of influence)Thames Basin Heaths SPA (400m exclusion zone)Thames Basin Heaths SPASettlement BoundariesTPO - GroupsScheduled Ancient MonumentsStrategic Gaps

Contains Ordnance Survey Data Crown copyright and database right 2016

SHLAA Site 200 - Constraints

0 75 150 225 30037.5Meters

1:7,500

±Key

SHLAA Site 200Flood Zone 3Flood Zone 2Reservoir Flood OutlinesSurface Water Flooding (1 in 30 year AEP)Surface Water Flooding (1 in 100 year AEP)Groundwater Flooding (Limited)Groundwater Flooding (Potential flooding to basements)Groundwater Flooding (Potential flooding at surface)

Contains Ordnance Survey Data Crown copyright and database right 2016

SHLAA Site 200 - Flood Risk

Documents

High Level Site Assessment Proforma - Hart District...gorse evident to the south, but absent from farmland to the northeast. The LCA is a moderately enclosed landscape with exception