Development proposals for surplus public sector
land at Knowle
Draft Design and Access Statement
October 2013
Design and Access Statement - October 2013 Page 2
Contents
� Introduction Page03 � TheHomesandCommunityAgency Page04 � SettlementLocation Page05 � PublicTransport Page06 � PlanningPolicy Page07 � SiteA-ParkCottages Page08 � SiteB-DeanVillas Page15 � SiteCi-KnowleVillageBusinessPark Page22 � SiteCii-KnowleVillageBusinessPark Page29 � SiteD-FuntleyCottages Page36 � SiteE-FormerPumpingStationandAdjacentDetachedHouse Page42 � AgriculturalLand Page49
� KnowleVisionOverview Page53
Design and Access Statement - October 2013 Page3
Introduction
WYG Planning and Environment has been instructed by the HomesandCommunitiesAgency(HCA)toreviewthedevelopmentpotentialof currently vacant land and buildings within its control at Knowle,Hampshire; and to prepare development proposals for these landparcelsinordertomakethebestuseoftheseassetsandtoassistwiththeirdisposal.
Thelandbeingconsideredwithinthisdocumentisasfollows:A ParkCottagesB DeanVillasSiteCi KnowleVillageBusinessParkSiteCii KnowleVillageBusinessParkD FuntleyCottagesE FormerPumpingStationandAdjacentDetachedHouse AgriculturalLand
Eachofthesesitesisconsideredindividuallyinthefollowingsections,buttheproposalsareadvancedasapackageinordertooptimisethebenefitsarisingfromthere-useoftheland.
181
17.7m
176
168
Drain
33
27
35 38
19 RO
EBUC
KA 1
3
STAGW
AY
21 28
32
3
2
4
1
1511
LANESR
DrainB Slope
191
RH
14.6m
184
LB
Works
Track
HouseMill
180
Drain
Def
Path(um
)
18.9m
MAYLES LANE43
40
Path
FF
23.2m
FB
Path
CottageDell
Funtley Dell
Def
Und
1
2
Post
MP .5CottagesDell Vue
30.5m
Post
FB
se Farm
Pond
LodgeKnowle
25.3m
26.5mStaSubEl
7DEERGRASS WALK
23.2m
14
11
ORCHID CLOSE
8
2
1
69
2
16
113
111
103
Playground
River M
eon
Dra
in
Sluices
The Sidings
Post
H3
AB1
KNOW
LEAVENUE
117
Playground
15 to 49
BarbastelleW
alk 1 to 3
Lincoln House
1
8
1to3
201
Beacon House
200
203 13 NOCTULE COURT23.2m
H1
G3
G1
B2
ESS
E1
E2
F3
CottagesFarm
4
F1
21
3 Business Centre
C1
C2
Business ParkKnowle Village
4to6 7
Corner
Mayles
14
1to3
4
3
1
Mushes Coppice Path
Pond
22.6m
ViaductKnowle Hatches
Drain
Drain
Drain
Drai
n
North Park
5
1
Knowle Farm
North Park Farm
2
Works
33
27
Path(um
)
(disused)Pit
Dean Villas
12
VillasDean 1a 1b
1
Dean Villas
CottagesTotsome
4
5 6
10
5
1311
Path (um)
Track
Co Const, CP & ED Bdy
Def
BERE LANE
11
65
61
House
Aldford
82
Fitzgerald Court
75
1to5
1 to 8Mackeith Court
1
107
VillasDean
83
1 to 8
88
Coe
Hou
se
ESS
PORTLAND WAY
6
4
1to
9
1
1to
9
1
7074
ESS
58 1to3
4 to 12
Pembroke
Place
Allington
House
1to
6
1to9
95
91
1
6
SERO
TINE
CLOSE
87
Appleby Court
1 to 9
Chesnut House
6
1to
13
BOUNDARY WALK
Pater Court
Shawcross Place
Kingswood Place
14to20
Regents
Court1 to 12
21to
32
3
Manley Hou
se1to9 1 to 6
2115
33to38
CourtSaxe1 to 12
39to
47
36
11
18
14
12
CHARITY VIEW
5
26
PARKAPPROACH
1
2
1
1to9
1to
14
CONSO
RTM
EWS
868284
West Mews
1to7
Cardingham Court1516
ESS
212
18
Court1
to15
Carisbrooke
Portchester
House
8to
14
SquareNorth
1to8
76
Square
1to
9
South
Brandt House
PastonH
ouse1
to9
ESS
47
67
58
5042
38
41
34 36
37
8to
10
East Mews
1to7
1to
15
33 3531 32
22 to 29
1921
18 20 15 17
11
16
12to15
1 to 6
12
97 6
Corner
1 to 6
Bickleigh
House
Mayles
5
1
Amberley
Court
221
220
KNOWLE AVENUE
1
5
LESSER HORSESHOE CLOSE
233
232
11
21
15
7
1
PIPISTRELLE
WALK
8
Crowlin House
1to8
9
Chapel
25
47
4339
4440
1
41
31
Posts
45 46
Playground
Victoria Mews10 12 9 11
1
6 8 5 7 4
El Sub Sta
1
16
18
Posts
4
25
2
The To
rrs
1to3
21
2
20
GREATER
HORSESHOEW
AY
30
19
2729
Playground
2
10 1214 16
Hall
18
79
Games Court
11
Cottage
Torrs
3
19
KNOWLE AVENUE
5
1115
Playing Field
Skateboard Bowl
Path (um)
Track
Cemetery
MAYLES
LANE
41
4745
49
57
El Sub Sta
4555
00
4556
00
4557
00
4558
00
4559
00
4560
00
4561
00
4562
00
4563
00
4564
00
108500
108600
108700
108800
108900
109000
109100
109200
109300
109400
109500
109600
109700
109800
A2
TITLE
DATEDRG NO SCALE SIZE
PURPOSE OF ISSUE REV. DATE INITIALS
Tel: 0300 1234500Email - [email protected]
www.homesandcommunities.co.uk
Information shown is correct to the best of Spatial Intelligence Department's knowledge at date of issue.This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of theController of Her Majesty's Stationery Office. © Crown Copyright.Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings.Homes and Communities Agency GD 100024393
31/01/2013 1:2,500GML870_OS
KNOWLE HOSPITALWINCHESTER
AB
D
Agricultural Land
E
Cii
Ci
Design and Access Statement - October 2013 Page4
TheHCAisthenationalhousingandregenerationagencyforEnglandand is at the forefront of the Government’s plans to accelerate thedisposalof surpluspublic sector land, improve thesupplyofhousinganddrivelocaleconomies.Itspurposeisto:
• Contributetoeconomicgrowthbyhelpingcommunitiestorealisetheiraspirationsforprosperity;
• Deliverqualityhousingthatpeoplecanafford;and• Ensure that the social housing sector is financially viable, well-
managedanddeliversvalueformoney
TheHCAacquiredalargenumberoflandandpropertyassetsfromtheDepartmentofHealthin2005andthesehavebeenbroughtforwardinphases for redevelopmentand/ordisposal since thattime.Themainhospital siteatKnowlehasbeen redevelopedand the landcurrentlybeingconsideredrepresentstheresidualland.
The assets that were transferred to English Partnerships (now HCA)included a 1.6mile sectionof unadoptedhighway, knownasMaylesLane;somefarmlandandanumberofsmallerparcelsofland,someofwhichaccommodatebuildingsinvaryingstatesofrepair.TheHCAhasaseparatestrategyfordealingwiththehighwayandthatisoutsideoftheremitofthisstatement.ThereforethepurposeofthisstatementistodescribedevelopmentconceptswhichhavebeenpreparedforthesixsmallerparcelsoflandaroundMaylesLanetothewestandsouthofthevillage,andforthefarmlandalsotothesouthofthevillage.
TheHomesandCommunitiesAgency
Design and Access Statement - October 2013 Page5
Knowle liesnorthof theM27motorwayand is approximately2.4kmsouthwestofWickham,3.6kmnorthofFarehamand22kmsoutheastofWinchester.ThesettlementofKnowleisaccessedfromKnowleRoadwhichextendswestfromtheA32WickhamRoad.MaylesLanepassesKnowlevillageonitswesternside,providingaccesstotheKnowleVillageBusiness Park and to houses which take their access from the lane,butitonlyprovidesabusrouteaccessintothemainvillagethroughacontrolledentranceintoNorthSquare.
The settlement of Knowle was created around the former KnowleHospitalmentalhealthfacilityandcomprisesasmallsettlementwithamixoftraditionallystyledresidentialdwellingscreatedthroughphasesofconversionsandnewbuild,withamixofdetached,semi-detachedand terraced dwellings, and commercial uses accommodated withinconvertedformeragriculturalbuildings(atNorthParkFarmBusiness)andmoderncommercialunitsatKnowleVillageBusinessPark.
Knowle lieswithintheadministrativeareaofWinchesterCityCouncilandhasasettlementpolicyboundaryidentifiedontheproposalsmapaccompanying the adopted Winchester District Local Plan Review(2006),asreproducedopposite.
SettlementLocation
Winchester District Local Plan ReviewWinchester District Local Plan Review
KNO
WLE
ADOPTED PLAN
JULY 2006
MAP13
This map is based upon Ordnance Surveymaterial with the permission of the OrdnanceSurvey on behalf of the Controller of HerMajesty’s Stationery Office © Crown Copyright.Unauthorised reproduction infringes Crowncopyright and may lead to prosecution or civilproceedings.
Winchester City Council Licence No. LA 08610X
�
NORTH
LocalPlanMapAerialPhotograph ©GoogleEarth ©WinchesterCityCouncil
Design and Access Statement - October 2013 Page6
Knowleisaccessiblebypublictransport,withtheFirstHampshirebusservicenumber20operatingandbusstopsprovidedalongMaylesLane.ThisserviceservesKnowleVillageandprovidesdirectlinkstoWickhamand Fareham via Funtley around every 70minutes during weekdaysandSaturdays,withdirectlinkstoWickhaminaround10minutesandFarehaminaround20minutes.ThebusservicealsopassesFarehamrailway station,which provides direct services towider regional andnational centres including Southampton, Portsmouth, Brighton andLondon.
PublicTransport
PlanofshowingFirstHampshirebusservicenumber20route
©FirstHampshire
Design and Access Statement - October 2013 Page7
PlanningPolicy
National Planning Policy Guidance
The National Planning Policy Framework (NPPF) was published inMarch 2012 and establishes a presumption in favour of sustainabledevelopment,encompassing,amongstother things,buildingastrongcompetitiveeconomy,deliveringawidechoiceofhighqualityhomesand good design. It is a requirement that Local Planning Authoritiespositivelyseekopportunitiestomeetthedevelopmentneedsoftheirarea(Paragraph14).
Underpinningplan-makinganddecision-taking, theNPPF setsout12core planning principles at paragraph 17. Of particular note, theseprinciplesconsiderthatplanningshould:
• Notsimplybeaboutscrutiny,butinsteadbeacreativeexercise infindingwaystoenhanceandimproveplacesinwhichpeople livetheirlives;• Proactivelydriveandsupportsustainableeconomic development todeliverthehomes,businessandindustrial units,infrastructureandthrivinglocalplacesthatthecountry needs;and• Alwaysseektosecurehighqualitydesign.
Section 6 on housing sets out that theGovernment is committed toincreasing the overall level of supply andmix of housing in order tomeetlocalneeds.
Paragraph49states“Housingapplicationsshouldbeconsideredinthecontextofthepresumptioninfavourofsustainabledevelopment.
Local Plan Part 1 - Joint Core Strategy Adopted 2013
Following considerationby the SouthDownsNational ParkAuthorityand Winchester City Council both planning authorities adopted theWinchesterDistrictLocalPlanPart1–JointCoreStrategyDevelopmentPlanDocumenton19and20March2013respectively.
The adopted Local Plan Part 1 covers the administrative area ofWinchesterDistrictincludingtheareaoftheSouthDownsNationalParkAuthoritythatlieswithintheDistrict.
ThedevelopmentplanfortheWinchesterDistrictnowconsistsofthepoliciesinLocalPlanPart1-JointCoreStrategy,plusthesavedpoliciesintheLocalPlan2006.
ThefollowingLocalPlanPart1policiesarerelevanttosomeoralloftheproposals.Thespecificpolicy implicationsarestatedwithineachsitespecificsectionofthisdocument.
Policy CP2 - Housing Provision and MixNewresidentialdevelopmentshouldmeetarangeofcommunityhousingneedsanddeliverawidechoiceofhomes,withprioritybeinggiventotheprovisionofnewaffordablehousing.Amajorityofhomesshouldbeintheformof2and3bedhouses,unlesslocalcircumstancesindicateanalternativeapproachshouldbetaken,includingwherethereis an imbalance of housing types and sizes in particular parts of theDistrict.
Policy CP3 - Affordable Housing Provision on Market Led Housing SitesInordertohelpmeetaffordablehousingneeds,alldevelopmentwhichincreasesthesupplyofhousingwillbeexpectedtoprovide40%ofthegross number of dwellings as affordable housing, unless this wouldrender the proposal economically unviable. Normally, 70% of theaffordablehomesshouldbeforrent(withrentlevelsbeingdeterminedhavingregardtolocalincomesofthoselivinginpriorityhousingneed),withthebalancebeingIntermediateAffordableHousing.
Policy CP4 - Affordable Housing on Exception Sites to Meet Local NeedsInorder tomaximiseaffordablehousingprovision tomeet identifiedaffordablehousingneedstheLocalPlanningAuthoritywillexceptionallygrantpermissionorallocatesitesfortheprovisionofaffordablehousingtomeetthespecificlocalneedsofparticularsettlements,onlandwherehousingdevelopmentwouldnotnormallybepermitted,andinadditiontogeneralhousingprovisioninPolicyCP1.
Policy MTRA3Confirmsthat“developmentandredevelopmentopportunitieswillbesupported”within the defined boundaries of a range of settlementsin the “MarketTownsandRuralAreas”partof thedistrict, includingatKnowle.Allnewdevelopment“shouldbeappropriateinscaleanddesignandconserveeachsettlement’sidentity,countrysidesetting,keyhistoriccharacteristicsandlocalfeatures..”.
Policy MTRA4Thispolicy relates todevelopment in thecountrysideandstates thatoutsideofthesettlementpolicyboundariesthelocalplanningauthoritywill only permit development that has an operational need for acountrysidelocation,suchasagricultureandhorticulture;proposalsforthe reuseof ruralbuildings foremployment, touristaccommodation,communityuseoraffordablehousing;expansionorredevelopmentofexistingbuildingstofacilitatetheexpansionofestablishedbusinessesorsmallscalesitesforlowkeytouristaccommodation.
Policy CP18 Settlement GapsThisaimstoretainopenandundevelopednatureofgapsidentifiedinthepolicy, includingbetween theproposedNorthFarehamSDA (aka“Welbourne”),KnowleandWickham.
Design and Access Statement - October 2013 Page9
This isan irregularlyshapedsitethatmeasuresaround0.54hectaresthatislocatedtothewestof1-4TotsomeCottages,lyingoutsideofbutadjacenttothesettlementpolicyboundary. Thissiteaccommodatesa terrace of four residential properties that faced northwards withlong rear gardens. These dwellings are in a poor, dilapidated anduninhabitable stateof repair,with thearea surrounding the cottagescomprisingovergrownmaturetreesandvegetation.AnexistingaccesstothesiteisprovidedfromDeanVillastotheeast.
TheTreePreservationOrderinformationcontainedonWinchesterCityCouncil’s onlinemapping identifies that there no protected trees orgroupsoftreesonsite.Therearehoweverseveralgoodqualitytreesonsitethatwillneedtobecarefullyconsideredaspartofanydevelopmentproposals.
SiteA-ParkCottages
AerialPhotograph ©GoogleEarth
PlansshowingTPO’Snear/onthesite ©WinchesterCityCouncil
Winchester District Local Plan ReviewWinchester District Local Plan Review
KNO
WLE
ADOPTED PLAN
JULY 2006
MAP13
This map is based upon Ordnance Surveymaterial with the permission of the OrdnanceSurvey on behalf of the Controller of HerMajesty’s Stationery Office © Crown Copyright.Unauthorised reproduction infringes Crowncopyright and may lead to prosecution or civilproceedings.
Winchester City Council Licence No. LA 08610X
�
NORTH
LocalPlanMap ©WinchesterCityCouncil
Design and Access Statement - October 2013 Page10
PublicRightsofWayinformationcontainedwithintheonlinemappingon Hampshire County Council’s website identifies that there are norightsofwaywithinthesite.Thereishoweverapublicfootpathfromthesoutheasterncornerofthesitethatconnectstothewiderfootpathnetwork inthesouthwesttowardstherailwayandonwardstowardsFuntleyCottages.
Rights of Way Maps Countryside Service
1 :
Select Scale...
Key
Bridleway Byway open to all traffic
Footpath Restricted Byway
5000Current Scale:
Help
About these maps
Check for Traffic Regulation Orders
Page 1 of 1HCC Rights of Way - Webmaps
31/01/2013http://whereilive.hants.gov.uk/rightsofway/Webform1.aspx
Rights of Way Maps Countryside Service
1 :
Select Scale...
Key
Bridleway Byway open to all traffic
Footpath Restricted Byway
5000Current Scale:
Help
About these maps
Check for Traffic Regulation Orders
Page 1 of 1HCC Rights of Way - Webmaps
31/01/2013http://whereilive.hants.gov.uk/rightsofway/Webform1.aspx
Thesiteisnotidentifiedwithinanareaatriskofflooding,asidentifiedontheEnvironmentAgency’sonlinemaps.
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Page 1 of 3Environment Agency - What's in your backyard?
31/01/2013http://maps.environment-agency.gov.uk/wiyby/wiybyController?x=456500.0&y=109500.0&topic=floodmap&ep=map&scale=8&locatio...
SiteA-ParkCottages
PublicRightsofWay © HCC
EnvironmentAgencyPlan ©EnvironmentAgency
DERELICT BOMBSHELTER
WOODLAND
WOODLAND
MH
Area of dense scrub and trees(predominate tree species: ash, oak,cherry, apple, hawthorn and hazel), somelarger cypress (Leyland/Lawson) within.Overall trees are of low individual quality.
T2
T4
T9
T8
G6
G7
T11
T1
T3
G5
G5
G10
G5
G5
G10
G12
T13
G14
T15G16
T17T18
G19
G19
G20
G20
G20
G23
T24G20
T26
T34
T29
G30
T36
T22
T25
T27T28
T31
T32
T33
G35
G37
G40G37
G40G37
G38
G38
T39
T41G42
G43
T44
T45
W46
W46 G21
G47
Tree No Species Height (m) Category RPA Radius
T1 Sycamore 15 C 2.4T2 Oak 18 B 7.2T3 Oak 16 C 3.9T4 Oak 20 B 8.6G5 Acer, cherry 5 C 1.8G6 Oak 20 B 7.2G7 Oak 20 B 5.4T8 Hazel 6 B 4.8T9 Oak 20 B 6.6
G10 Sycamore, cherry 8 C 2.4T11 Oak 21 A 13.8G12 Oak 7 C 3.0T13 Oak 9 C 4.2G14 Holly 7 C 1.2T15 Oak 8 C 1.5G16 Oak 21 B 6.0T17 Oak 19 C 3.6T18 Oak 20 B 6.6G19 Oak 20 B 7.2G20 Oak 21 B 3.0G21 Oak 21 B 6.3T22 Oak 16 C 5.1G23 Oak 21 B 3.9T24 Sycamore 20 B 6.0T25 Cherry 19 C 3.3T26 Oak 20 B 6.0T27 Cherry 20 C 3.6T28 Birch 20 C 5.4T29 Oak 21 B 8.1G30 Oak 21 B 6.0T31 Oak 20 C 4.5T32 Oak 17 U 4.2T33 Oak 18 U 7.8T34 Oak 21 B 5.7G35 Ash, willow 9 U 2.4T36 Oak 22 A 7.2G37 Birch/cherry 17 C 2.4G38 Birch 18 B 3.6T39 Cherry 18 B 5.4G40 Cherry 18 C 4.2T41 Oak 21 B 4.8G42 Oak 19 B 4.5G43 Oak 20 B 4.8T44 Oak 20 A 11.4T45 Scots pine 19 A 6.3W46 Birch, oak 50 B 6.0G47 Cypress 10 C 7.2
Field House, Fordingbridge Business Park,Ashford Road, Fordingbridge SP6 1BYTel: 01425 651470 Fax: 01425 653449www.barrelltreecare.co.uk
Provided Plan Refs: HCA/A079934/SUR/03
Permission is granted to scale from this drawing for Local Authority PlanningApproval purposes relating to tree protection measures only. Whereapplicable this drawing is to be read in conjunction with the arboriculturalreport. This drawing is the copyright of Barrell Tree Consultancy 2013. c
This drawing to be reproduced in colour only.
Barrell Plan Ref: 13002-BT1
Tree constraints planLocation of trees, categorisation and development constraints at Park Cottages, Mayles Lane, Knowle
Confidential - Design Team Use Only -
Do Not Release to Third Parties
This plan is confidential to the client and should not be released toany third parties without authorisation
It does not consider any ecological or other constraints that may existon the site
Assessing constraints is subjective, especially the zone 2 advice, andthe LPA may not agree with the BTC interpretation
The plan is based on provided information and should only be usedfor dealing with the tree issues
All scaled measurements must be checked against the originaldocuments
This constraints guidance is preliminary and only suitable for drawingup initial design proposals
Further consultation with BTC is essential before finalising any layout
Limitations and warnings
How to use the constraints informationOur interpretation of the starting-point recommendations of BS 5837(2013)is that only category A and B trees are sufficiently important to influence alayout, so the category C and U trees are discounted in this constraintsadvice. The constraints that the A and B trees are likely to impose havebeen assessed as follows:
Designers should try to avoid the loss of category A and B trees becausethe LPA will consider them important in determining the full impact of theproposal. Category C trees can be considered for retention if there is scopewithin the scheme. However, their loss should not be a material constraintand layouts do not have to be designed around keeping them. As a startingpoint in the design process, no significant disturbance should occur withinthe RPA of any category A and B trees shown as zone 1. There issometimes scope to reduce this slightly in some directions if acorresponding increase can be achieved in other directions that results inthe RPA remaining the same. However, such changes should be theexception rather than the rule and must be assessed on a tree-by-tree basisby BTC.Under some circumstances, it may be acceptable to place footpaths, roads,services (including drains and soakaways) and unoccupied buildings withinzone 1, but special precautions will be required and should be detailed afterconsultation with BTC. However, designers should always remember thatthe more encroachment there is into the RPA, the more likely the LPA are toobject to the layout. Further consideration is required for occupiedbuildings; areas within the existing or future crown spread of retained treesor in areas of excessive shade should be avoided. This is the zone 2illustrated on the plan. Exceptionally, non-inhabited buildings such asgarages may be acceptable within zone 2, but this would not normally applyto residential occupied buildings. Pruning overhanging branches may alsobe an option, but often prompts objections from LPAs. If such pruning isproposed, BTC must advise on the implications.
Zone 1 (dense coloured shading): This is called the root protectionarea (RPA) where ground disturbance must be carefully controlled. Ifencroachment is planned within the RPA, then this must be assessedon a tree-by-tree basis by BTC. If important trees are to besuccessfully retained, no significant disturbance should occur within theRPA and a high level of care is needed when working within it.
Zone 2 (light coloured shading): The second constraint is whereshading/dominance/future growth may be an issue and is our estimateof how much space may be needed to retain trees after thedevelopment activity when the pressures of residential occupationcome to bear. Factors such as crown density, future growth potential,orientation in relation to the sun and the number of trees in groups areconsidered to arrive at this second, less restrictive, constraints zone.Zone 2 is not normally suitable for occupied buildings, but uninhabitedstructures and hard surfacing may be acceptable within it.
TX
TX
BS category C
BS category U Trees unsuitable for retention
Trees of low quality
Purpose of this plan and its annotation
This constraints plan provides sufficient information to interpret the treeconstraints when designing a new layout. This guidance must be carefullyreviewed with the individual tree information provided in the schedule onthis plan. If there is any doubt about how to interpret this information, youmust check it out with Barrell Tree Consultancy (BTC) on 01425 651470 [email protected].
The number of each tree, hedge and group is highlighted in colour to enablequick identification of tree categories. Category A and B trees are green;category C and U trees are blue. The number of each A and B tree is setinside a green triangle; the number of each C and U tree is set inside a bluerectangle. Category A trees are shown with double triangles and U treesare shown with double rectangles. Zone 1, indicating the RPA where noground disturbance should occur, is annotated with dark shading. Zone 2,indicating where shading, dominance and/or future growth may be an issue,is annotated with light shading.
Tree schedule
Estimated tree positions not included on originalland survey and adjusted crown spreads
TX BS category A
BS category BTX
Trees of high quality
Trees of moderate quality
TreerootprotectionPlan
Design and Access Statement - October 2013 Page11
Outlineplanningpermissionwasapprovedonthissiteon10thOctober2002thatestablishedtheprincipleoftheerectionoffourreplacementterracedcottages(applicationreference02/02019/OUT).Noreservedmatters application howeverwasmade and the outline consent hasnowlapsed.
Asthesiteislocatedoutsideofthesettlementpolicyboundary,planningpolicyseekstorestrainnewdevelopment.CoreStrategyPolicyMTRA4relates todevelopment in the countrysideand states thatoutsideofthesettlementpolicyboundariesthelocalplanningauthoritywillonlypermit development that has an operational need for a countrysidelocation,suchasagricultureandhorticulture;proposalsforthereuseofruralbuildingsforemployment,touristaccommodation,communityuse or affordable housing; expansion or redevelopment of existingbuildingstofacilitatetheexpansionofestablishedbusinessesorsmallscalesitesforlowkeytouristaccommodation.
CoreStrategyPolicyCP2statesthatnewresidentialdevelopmentshouldmeetarangeofcommunityhousingneedsanddeliverawidechoiceofhomes.Developmentshoulddeliverarangeofdwellingtypes,tenuresand sizes. Amajority of homes should be 2 and 3 bedroom familyhouses,unlesslocalcircumstancesindicateanalternativeapproach.
CoreStrategyPolicyCP3 relates to affordablehousingonmarket ledhousingsitesandstatesthatinordertohelpmeetaffordablehousingneedsalldevelopmentwhichincreasesthenetsupplyofhousingwillbeexpectedtoprovide40%ofthegrossnumberofdwellingsasaffordablehousing, unless it would render the scheme economically unviable.Normally70%oftheaffordablehomesshouldbeforrent.Affordablehousingshouldgenerallybeprovidedon-site,howeveronsitesoflessthan5dwellingsafinancialcontributioninlieuofon-siteprovisionwillbeaccepted.
CoreStrategyPolicyCP4relatestoaffordablehousingonexceptionsitestomeetlocalneeds. Thisstatesthatinordertomaximiseaffordablehousing provision to meet identified affordable housing needs theLocalPlanningAuthoritymayexceptionallygrantpermissionorallocatesites for the provision of affordable housing to meet local need onlandwheredevelopmentwouldnotnormallybepermitted. Thiswillincludemeeting community aspirations set out in a NeighbourhoodPlan.Developmentwillonlybepermittedwhereitissuitableinterms
oflocation,sizeandtenuretomeetidentifiedneeds,theschemeisofadesignandcharacterappropriatetoitslocationandissecuredtomeetlongtermaffordablehousingneeds.Subjecttoneedsofthecommunitythis should be provided for rent, but in exceptional circumstances amodestelementofothertenuresshouldbeprovided,providingatleast70%isproposedtomeetprioritylocalaffordablehousingneeds.
Although the site accommodates four existing cottages and outlineconsentwasgrantedin2002forfourreplacementcottages,asthesiteis locatedoutsideof thedefinedsettlementpolicyboundaryandtheexisting cottages are derelict, it is not considered that proposals formarkethousingwouldbeconsideredfavourablybythelocalplanningauthority.Itisconsideredhoweverthatthereispotentialtoprogressthe site’s redevelopment for a rural exceptions scheme under PolicyCP4tohelpmeettheaffordablehousingneedsofthearea.
Thesitecouldaccommodateupto6dwellings,andit iswellrelatedtothesettlement.ItisconsideredthatthedemolitionoftheexistingcottagesatParkCottagescouldprovideacommunalparkingareawithintheir footprint,with thedevelopmentof six semi-detacheddwellingswithinthegardenareasoftheexistingcottages.Thesedwellingswouldhaveexcellentviewsacross theopenfields to thesouthandproviderelativelysecludedreargardens,satwithinthetrees.
Thedevelopmentofthesitemaythereforerequiretheremovalofsomeexistingtrees(thesiteisnotsubjecttoaTPO)andthemanagementofscrub,andappropriateecological impactswillneedtobeconsideredandthenecessarymitigationimplemented.
TheExtendedPhase1SurveycompletedbyWYGinJanuary2013hasidentifiedthatthereisdenseivycladdingonthewallsofthecottage,tothenorthofthestructureisanareaofscrubandpilesofbrashandtothesouth,eastandwestofthestructureisanareaofbroadleavedwoodlandwith areas of scrub under-storey and small open areas ofsemi-improvedgrassland.
SiteA-ParkCottages
Design and Access Statement - October 2013 Page12
Thebuildingisconsideredtoofferlowtomoderatepotentialforroostingbats.Itisrecommendedhoweverthattwonocturnalbatemergence/returnsurveys(includingoneduskanddawnsurvey)areacarriedoutof thisbuildingduringtheoptimalsurveyseason(MaytoSeptemberinclusive).Thebroadleavedwoodlandareaishighlysuitableforforagingandcommutingbats.Inaddition,thereareanumberoftreeswithinthewoodlandareawhichofferpotentiallysuitablefeaturesforroostingbats.Ifthisareaofhabitatwillbeimpacted,itisrecommendedthatactivitysurveysareacarriedoutduringthebatactiveseason. If treeswillberemovedaspartofthedevelopmentproposalsitisalsorecommendedthatabatroostassessmentiscarriedoutoftreestoberemoved.Itisrecommendedthatthisiscarriedoutassoonaspossibleastheoptimaltimetocompletethissurveyisduringthewintermonths.Iftherearepotentialbatroostingfeatureswithinanytreestoberemoved,furthernocturnalemergence/returnsurveysduringthebatsurveyseasonwillberecommended.
Thewoodlandhabitatonsiteisofhighpotentialfordormiceandiswellconnectedtofurtherareasofwoodlandoff-site.Ifthishabitatwillbeimpactedasaresultofthedevelopmentproposals,itisrecommendedthatdormousepresence/likelyabsencesurveysarecarriedoutbetweenMayandSeptember.
Grassland areas of the site provide moderate potential for reptilesand the areasof brash alsoprovide suitable features for hibernatingreptiles. It is therefore recommended that reptile presence/ likelyabsencesurveysarecarriedoutduringthereptileactiveseason(MarchtoSeptember).
Thewoodlandhabitat offershighpotential for breedingbirds. If thishabitat will be directly impacted, it is recommended that a suite ofbreedingbirdsurveysarecarriedoutbetweenAprilandJune.
No evidence of badgerswas identified during the Extended Phase 1Habitat survey,however it is recommended thatanupdate survey iscarriedoutpriortoanydevelopmentcommencing.
The data search of ecological records has also identified that thewoodland adjacent to thenorthernboundary is designatedas a Siteof Importance forNature Conservation (SINC). This is designated for‘Otherwoodlandwherethereisasignificantelementofancientsemi-
natural woodland surviving’ and it is recommended that there is a15m buffer between the proposed development site and the SINC.Residentialgardenswouldusuallybeincludedaspartoftheproposeddevelopment and therefore the 15mbuffer should be in addition toresidentialgardens.
SiteA-ParkCottages
Botanical•AbotanicalsurveywascompletedofsiteA.•Anumberofancientwoodland indicatorspecieswererecorded.Atthisstagewedonotknowwhatextentofhabitatwillbeimpactedbytheproposeddevelopment.However,oncethishasbeendetermined,amitigationstrategycanbeproposed.•AnumberofinvasivespeciesarealsopresentincludingMontbretia,which is listedonSchedule9of theW&CA.Thesemustbemanagedappropriately.
Protected Species Surveys Summary
Phase2speciessurveyshavebeenundertakeninaccordancewiththeExtendedPhase1survey’srecommendations.ThefindingsofthePhase2surveyscanbesummarisedasfollows:
Reptiles•A‘Low’populationofslowwormswasrecordedatsiteA.•ReptilesurveysarevaliduntilSeptember2015.•AreptilereceptorsitehasbeenidentifiedontheHCA’slandsouthofFuntleyCottages.
Bats•Batemergence/returnsurveyswereundertakenofallbuiltstructuresatthesites(PumpHouseandderelictcottageatSiteE,ParkCottagesatSiteAandbunkersatSiteC).Nobatswererecordedroostingatthesites.•Bat activity surveyswere carriedoutonamonthlybasisbetweenApril andSeptember.Bat activity recordedat the siteswas relativelylow.•Batemergence/returnsurveyswillbevaliduntilAugust2014.•BatactivitysurveyswillbevaliduntilSeptember2015.
Badgers•Nobadgersettswererecordedonorwithin30mofthesitesduringtheextendedPhase1habitatsurvey.SignsofbadgerforagingactivitywereidentifiedwithinSiteA.• An update survey is recommended prior to the developmentcommencing.
Dormice•Nodormicewererecordedatthesites.•DormousesurveysarevaliduntilSeptember2015.
Design and Access Statement - October 2013 Page13
SiteA-ParkCottages
Pre-Application Feedback
APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,commentsforeachsitewereprovided.ForSiteA-ParkCottagestheconceptual layouts (right)werepresentedandreceivedthe followingcomment:
‘Principle of replacement dwellings or 100% affordable acceptable.ThereisscopeforadditionalresidentialdevelopmentasacontinuationofDeanVillas.ThelossoftreesandtheParishCouncil’sdesiretoretainthesiteforopenspacewillbekeyissues.’
Inresponsetothesecomments,thefinallayoutproposesallaffordabledwellings.Alsoitwillminimisethelossofimportanttreestothenorthofthesite.
Design and Access Statement - October 2013 Page14
Refuse Storage
DERELICT BOMB
ProposedMasterplan-Sixaffordablehouses Scale-1:500
SiteA-ParkCottages
Proposed Layout
Theproposedlayoutwillprovide6affordableunitsinthesouthofthedevelopmentsite.Thisavoidsanylossofmatureorimportanttrees,inadditiontomaximisingthesitespotentialforviewstothesouth.
Vehicleaccesswillbetakenfromtherearofeachplot,withparkinginacommunalparkingarea.Thisparkingareawillprovide12spaces(2perdwelling)andwillalsobeusedforemergencyvehicleaccesstothedwellings,withtheparkingareaprovidingaturningareaforvehicles.This area will sit where the derelict houses currently stand, whichprovidesagapinthetrees.
Pedestrianaccessforeachdwellingwillbetakenfromthefrontandtherearoftheplots,withtheproposedfootpathslinkingintothepublicrightofwaythatconnectsintothesouth-easterntipofthesite.
Arefusestoragespacewillbeprovidedattherearofthedwellingsandarefusevehiclebayprovidedontheedgeofthehighway.Thiswillallowshortcarrydistancesforbothresidentsandrefusecollectors.
Design and Access Statement - October 2013 Page16
This is a triangular shaped area of land that measures around0.07hectareslocatedwithinthedefinedsettlementpolicyboundaryofKnowleandformsthenorthernmostpointofDeanVillas,situatednorthandwestofexistingresidentialproperties.Thisisapreviouslydevelopedsitethatformerlyaccommodated11domesticgarages,whichhavenowbeendemolished,andnowaccommodateshardstandings.
SiteB-DeanVillas
AerialPhotograph ©GoogleEarth
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Design and Access Statement - October 2013 Page17
Outlineplanningpermissionwasapprovedonthissiteon17thFebruary2005thatestablishedtheprincipleoftheerectionoftwosemi-detacheddwellingsandfourcarparkingspaces(applicationreference03/01005/OUT).Thisapplicationwasaccompaniedbydevelopmentlayoutoptionswithapreferredapproachidentified.Noreservedmattersapplicationwasmadeandtheoutlineconsenthasnowlapsed.
Page 1
SiteB-DeanVillas
Design and Access Statement - October 2013 Page18
As this site is locatedwithin thedefined settlementpolicy boundaryofKnowle,theprincipleoftheredevelopmentofthesiteisaccepted.PolicyMTRA3oftheWinchesterDistrictLocalPlanPart1-JointCoreStrategy states that development proposals should be tomeet localneeds through development, commensuratewith the size, characterandfunctionofthesettlement;andthatwithinthedefinedsettlementboundaries (including Knowle) development and redevelopmentopportunities will be supported. All new development should beappropriateinscaleanddesignandconservethesettlement’sidentity,countrysidesetting,keyhistoriccharacteristicsandlocalfeatures.
CoreStrategyPolicyCP2statesthatnewresidentialdevelopmentshouldmeetarangeofcommunityhousingneedsanddeliverawidechoiceofhomes.Developmentshoulddeliverarangeofdwellingtypes,tenuresand sizes. Amajority of homes should be 2 and 3 bedroom familyhouses,unlesslocalcircumstancesindicateanalternativeapproach.
CoreStrategyPolicyCP3 relates to affordablehousingonmarket ledhousingsitesandstatesthatinordertohelpmeetaffordablehousingneedsalldevelopmentwhichincreasesthenetsupplyofhousingwillbeexpectedtoprovide40%ofthegrossnumberofdwellingsasaffordablehousing, unless it would render the scheme economically unviable.Normally70%oftheaffordablehomesshouldbeforrent.Affordablehousingshouldgenerallybeprovidedon-site,howeveronsitesoflessthan5dwellingsafinancialcontributioninlieuofon-siteprovisionwillbeaccepted.
TheTreePreservationOrderinformationcontainedonWinchesterCityCouncil’s onlinemapping identifies that there no protected trees onsite. There ishoweverexistingvegetationonthesouthernboundarycomprisingtwocategoryCcherrytrees,agroupofsmallhollybushesandagroupofsmallprivetbushes,butthesedonotposeaconstrainttodevelopment(seerootprotectionplan).
PublicRightsofWayinformationcontainedwithintheonlinemappingon Hampshire County Council’s website identifies that there are norightsofwaywithinthesite.
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SiteB-DeanVillas
PlansshowingTPO’Snear/onthesite ©WinchesterCityCouncil
PublicRightsofWay © HCC
0 Metres 5 10 15 20
Scale: 1:250 @ A3
CONCRETE BASE
CONCRETE BASE
CONCRETE BASE
CONCRETE BASE
MH
tp STAY
Grouping of smallholly bushes.
Group of trees located within adjacentdomestic garden consistent in form,age and condition with that of group 1.
Small group ofprivet bushes.
G1 G2
Tree No Species Height (m) Category RPA Radius
G1 Cherry 9 C 3.0
G2 Cherry 3 C 1.2
Tree constraints plan Location of trees, BS5837 categorisation and radially expressed root protection areas at Dean Villas, Mayles Lane, Knowle
13006-BT1
Field House, Fordingbridge Business Park,Ashford Road, Fordingbridge SP6 1BYTel: 01425 651470 Fax: 01425 653449www.barrelltreecare.co.uk
Provided Plan Refs: HCA/A079934/SUR/04This drawing to be reproduced in colour only.Permission is granted to scale from this drawing for Local Authority Planning
Approval purposes relating to tree protection measures only. Whereapplicable this drawing is to be read in conjunction with the arboriculturalreport. This drawing is the copyright of Barrell Tree Consultancy 2013. c Barrell Plan Ref:
Nominal RPA radii for category C trees of low quality only to beconsidered for retention if there is scope within the layout and donot compromise the potential to establish new trees of higher futuresustainability.
TX BS category C Trees of low quality
Tree schedule
Confidential - Design Team Use Only -
Do Not Release to Third PartiesTreerootprotectionplan
Design and Access Statement - October 2013 Page19
Thesiteisnotidentifiedwithinanareaatriskofflooding,asidentifiedontheEnvironmentAgency’sonlinemaps.
As this site is located within the defined settlement boundary andadjacenttoexistingresidentialpropertiesitisconsideredthatthemostappropriateuseofthissitewouldbeforresidentialdevelopment.Therelationshipofanynewdevelopmentandexistingpropertieswillneedto be carefully considered, however the most appropriate form ofdevelopmentonthissiteislikelytobeapairofsemi-detacheddwellingsthatprincipally faceDeanVillas toeast, consistentwith thepreviousconsent.InordertoaddresstherequirementsofPolicyCP2itislikelythatone2-bedroomeddwellingandone3-bedroomeddwellingwouldbeanappropriatemix.
Asthisproposalwouldincreasethesupplyofhousingitwouldberesultina40%affordablehousingrequirementthroughoff-sitecontributions.ItisrecommendedhoweverthatthesitesinKnowlearepresentedasapackage to the localauthority inorder toagreeanoverall strategyfor affordable housing provisionwhereby Park Cottages and site Cii,KnowleVillageBusinessParkareprovidedtomeetandexceedthe40%affordablehousingrequirement,providingarangeofdwellingtypestomeetlocalneeds.
TheextendedPhase1Surveyhasidentifiedthatthesiteisdominatedbyimprovedgrasslandwithruderalspecies.Thehabitathasmoderatepotentialforreptilesanditisrecommendedthatreptilepresence/likelyabsencesurveysarecarriedoutinthereptileactiveseason.
SiteB-DeanVillas
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Protected Species Surveys SummaryPhase2speciessurveyshavebeenundertakeninaccordancewiththeExtendedPhase1survey’srecommendations.ThefindingsofthePhase2surveyscanbesummarisedasfollows:
Reptiles•‘Good’populationsofslowwormwererecordedatsitesB,DandE.•ReptilesurveysarevaliduntilSeptember2015.•AreptilereceptorsitehasbeenidentifiedontheHCA’slandsouthofFuntleyCottages.
Bats•Batemergence/returnsurveyswereundertakenonsiteswithbuiltstructures,astheirarenononthissitenosurveyswereundertaken.
Badgers•Nobadgersettswererecordedonorwithin30mofthesitesduringtheextendedPhase1habitatsurvey.• An update survey is recommended prior to the developmentcommencing.
Dormice•Nodormicewererecordedatthesites.•DormousesurveysarevaliduntilSeptember2015.
Design and Access Statement - October 2013 Page20
Pre-Application Feedback
APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,comments for each site were provided. For Site B - Dean Villas theconceptual layout (right) was presented and received the followingcomment:
‘Principle of development acceptable. A scheme of a pair of semi-detached properties as suggested would be appropriate as it wouldreflecttheexistingcharacterofdevelopment.’
The proposed developmentwill reflect the street scene and existingcharacterassuggested.
Design and Access Statement - October 2013 Page21
ProposedMasterplan-Twomarkethouses Scale-1:500
SiteB-DeanVillas
Proposed Layout
Theproposedlayoutwillprovide2semi-detachedmarketunitsonthis0.7ha site. This completes the development line running along thisresidentialstreetandwillvisuallyimprovequalityofthestreet.
Each dwellingwill have its own on-site parking,with 2 spaces each.Thesespaceswillbeprovidedalongsidethedwellingstofitinwiththelocalstreetcharacter.
Design and Access Statement - October 2013 Page23
SiteCi,KnowleVillageBusinessPark
Thisisaroughlytriangularshapedareaoflandthatmeasuresaround0.26 hectares located to the north eastern corner of Knowle VillageBusinessPark.Thesitehasagentleeast-westdownwardslopetowardstheexistingbusinessunitsatKnowleVillageBusinessParkandcomprisesanareaofgenerallyopenlandwithagrassedsurfaceandevidenceofanhistoricareaofhardstanding.ThesiteisboundedbyMaylesLanetothenorthandeast,withtheseboundariesmarkedbymaturetreesandvegetation,withanexistingaccessfromMaylesLaneprovidedtothenorth. Thereare twoexistingundergroundbunkersalso locatedtowardsthenorthwesterncornerofthesite,inanareaofundergrowth.
ThesiteislocatedwithinthesettlementpolicyboundaryofKnowle,asshownontheLocalPlanProposalsMap.
TheTreePreservationOrderinformationcontainedonWinchesterCityCouncil’s online mapping identifies that the trees along the easternboundaryofthesiteareprotectedbygroupTPO1762G1.
AerialPhotograph ©GoogleEarth
PlansshowingTPO’Snear/onthesite ©WinchesterCityCouncil
ExistingAccess
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SiteCi,KnowleVillageBusinessPark
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Map legend
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Flood Maps
Flooding from rivers or sea without defences
Extent of extreme flood
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Main rivers
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PublicRightsofWay © HCC
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MH
HARDSTANDING
0 Metres 5 10 15 20
Scale: 1:250 @ A1
Area of scrub with somevery small self sowntrees within.
Small hawthorn suppressedby adjacent holly.
Mature category A oak tree locatedin the frontage of 2 North ParkCottages. Canopy of treeoverhangs public highway.
Area of scrub with lowquality ash trees within.
T2T3
T7
T8
T9
T10
T11
T12
G14
G16
T1
T4
G5
T6
G13
G13
T15
T17
Tree No Species Height (m) Category RPA Radius
T1 Cherry 5 C 3.6T2 Oak 11 B 4.8T3 Holly 11 B 5.4T4 Oak 6 C 1.8G5 Oak 5 C 0.9T6 Holly 8 C 6.0T7 Chestnut 12 B 9.4T8 Chestnut 13 B 9.6T9 Chestnut 13 B 7.4
T10 Chestnut 11 B 5.7T11 Chestnut 16 B 8.1T12 Chestnut 16 B 8.4G13 Ash, oak 10 C 9.0G14 Ash 16 B 6.0T15 Ash 14 C 4.8G16 Ash 15 B 5.4T17 Cherry 6 C 2.4
Field House, Fordingbridge Business Park,Ashford Road, Fordingbridge SP6 1BYTel: 01425 651470 Fax: 01425 653449www.barrelltreecare.co.uk
Provided Plan Refs: HCA/A079934/SUR/01
Permission is granted to scale from this drawing for Local Authority PlanningApproval purposes relating to tree protection measures only. Whereapplicable this drawing is to be read in conjunction with the arboriculturalreport. This drawing is the copyright of Barrell Tree Consultancy 2013. c
This drawing to be reproduced in colour only.
Barrell Plan Ref: 13003-BT1
Tree constraints planLocation of trees, categorisation and development constraints at Knowle Village Business Park (Site C1), Mayles Lane, Knowle
Confidential - Design Team Use Only -
Do Not Release to Third Parties
This plan is confidential to the client and should not be released toany third parties without authorisation
It does not consider any ecological or other constraints that may existon the site
Assessing constraints is subjective, especially the zone 2 advice, andthe LPA may not agree with the BTC interpretation
The plan is based on provided information and should only be usedfor dealing with the tree issues
All scaled measurements must be checked against the originaldocuments
This constraints guidance is preliminary and only suitable for drawingup initial design proposals
Further consultation with BTC is essential before finalising any layout
Limitations and warnings
How to use the constraints informationOur interpretation of the starting-point recommendations of BS 5837(2013)is that only category A and B trees are sufficiently important to influence alayout, so the category C and U trees are discounted in this constraintsadvice. The constraints that the A and B trees are likely to impose havebeen assessed as follows:
Designers should try to avoid the loss of category A and B trees becausethe LPA will consider them important in determining the full impact of theproposal. Category C trees can be considered for retention if there is scopewithin the scheme. However, their loss should not be a material constraintand layouts do not have to be designed around keeping them. As a startingpoint in the design process, no significant disturbance should occur withinthe RPA of any category A and B trees shown as zone 1. There issometimes scope to reduce this slightly in some directions if acorresponding increase can be achieved in other directions that results inthe RPA remaining the same. However, such changes should be theexception rather than the rule and must be assessed on a tree-by-tree basisby BTC.Under some circumstances, it may be acceptable to place footpaths, roads,services (including drains and soakaways) and unoccupied buildings withinzone 1, but special precautions will be required and should be detailed afterconsultation with BTC. However, designers should always remember thatthe more encroachment there is into the RPA, the more likely the LPA are toobject to the layout. Further consideration is required for occupiedbuildings; areas within the existing or future crown spread of retained treesor in areas of excessive shade should be avoided. This is the zone 2illustrated on the plan. Exceptionally, non-inhabited buildings such asgarages may be acceptable within zone 2, but this would not normally applyto residential occupied buildings. Pruning overhanging branches may alsobe an option, but often prompts objections from LPAs. If such pruning isproposed, BTC must advise on the implications.
Zone 1 (dense coloured shading): This is called the root protectionarea (RPA) where ground disturbance must be carefully controlled. Ifencroachment is planned within the RPA, then this must be assessedon a tree-by-tree basis by BTC. If important trees are to besuccessfully retained, no significant disturbance should occur within theRPA and a high level of care is needed when working within it.
Zone 2 (light coloured shading): The second constraint is whereshading/dominance/future growth may be an issue and is our estimateof how much space may be needed to retain trees after thedevelopment activity when the pressures of residential occupationcome to bear. Factors such as crown density, future growth potential,orientation in relation to the sun and the number of trees in groups areconsidered to arrive at this second, less restrictive, constraints zone.Zone 2 is not normally suitable for occupied buildings, but uninhabitedstructures and hard surfacing may be acceptable within it.
TX
TX
BS category C
BS category U Trees unsuitable for retention
Trees of low quality
Purpose of this plan and its annotation
This constraints plan provides sufficient information to interpret the treeconstraints when designing a new layout. This guidance must be carefullyreviewed with the individual tree information provided in the schedule onthis plan. If there is any doubt about how to interpret this information, youmust check it out with Barrell Tree Consultancy (BTC) on 01425 651470 [email protected].
The number of each tree, hedge and group is highlighted in colour to enablequick identification of tree categories. Category A and B trees are green;category C and U trees are blue. The number of each A and B tree is setinside a green triangle; the number of each C and U tree is set inside a bluerectangle. Category A trees are shown with double triangles and U treesare shown with double rectangles. Zone 1, indicating the RPA where noground disturbance should occur, is annotated with dark shading. Zone 2,indicating where shading, dominance and/or future growth may be an issue,is annotated with light shading.
Tree schedule
Estimated tree positions not included on originalland survey and adjusted crown spreads
TX BS category A
BS category BTX
Trees of high quality
Trees of moderate quality
Treerootprotectionplan
Design and Access Statement - October 2013 Page25
SiteCi,KnowleVillageBusinessPark
Page 1
Page 1
SiteMasterplanapprovedunderpermission02/01477/FUL
Masterplanforapplication04/00173/FUL
AsthissiteislocatedwithinthedefinedsettlementpolicyboundaryofKnowle,theprincipleoftheredevelopmentofthesiteisaccepted.PolicyMTRA3oftheWinchesterDistrictLocalPlanPart1-JointCoreStrategy(which is now being used for development control purposes) statesthat development proposals should be tomeet local needs throughdevelopment, commensuratewith their size, character and function.Within the defined boundaries (including Knowle) development andredevelopmentopportunitieswillbe supported. Otherdevelopmentproposalsmaybe supportedwhich reinforce a settlement’s role andfunctiontomeetaneedorcommunityaspiration.Allnewdevelopmentshouldbeappropriateinscaleanddesignandconservethesettlement’sidentity, countryside setting, key historic characteristics and localfeatures.
CoreStrategyPolicyCP2statesthatnewresidentialdevelopmentshouldmeetarangeofcommunityhousingneedsanddeliverawidechoiceofhomes.Developmentshoulddeliverarangeofdwellingtypes,tenuresand sizes. Amajority of homes should be 2 and 3 bedroom familyhouses,unlesslocalcircumstancesindicateanalternativeapproach.
CoreStrategyPolicyCP3 relates to affordablehousingonmarket ledhousingsitesandstatesthatinordertohelpmeetaffordablehousingneedsalldevelopmentwhichincreasesthenetsupplyofhousingwillbeexpectedtoprovide40%ofthegrossnumberofdwellingsasaffordablehousing, unless it would render the scheme economically unviable.Normally70%oftheaffordablehomesshouldbeforrent.Affordablehousingshouldgenerallybeprovidedon-site,howeveronsitesoflessthan5dwellingsafinancialcontributioninlieuofon-siteprovisionwillbeaccepted.
Although Site Ci has not been consented for any commercial/employment use, it was clearly within the area identified for suchusesonthesitemasterplanforKnowleVillageBusinessPark,butanyfutureemploymentusewouldrequireconsent. Notwithstandingthishowever,itisconsideredthat,duetothesite’slocationandthecurrentsignificant level of vacant employment accommodation at KnowleVillageBusinessPark, itwouldnotbeviableornecessary toprovidefurthersuchemploymentaccommodationat this siteand thiswoulddo little to provide any additional employment opportunities. It isconsideredthereforethatitwouldbemorebeneficialtoredevelopthesiteforresidentialuses.
Design and Access Statement - October 2013 Page26
SiteCistandsoppositefrontagehousingtothenorth-eastanditliesatahigherlevelthanthebusinesspark,suchthatitcanbeappropriatelyseparated from the business park. Re-use of the existing accessfromMaylesLane to thenorthwould furtherseparate thesite. It isconsidered therefore that the site can satisfactorily accommodate asmallresidentialdevelopment,facingtowardsandaccessedfromMaylesLane, thatwouldbeappropriate to the characterandappearanceofitssurroundings,withouteitheraffectingtheoperationofthebusinessparkortheamenityofnearbyresidents.
Anydevelopmentproposalshoweverwouldneedtocarefullyconsiderimpacts on trees and in particular impacts on the TPO’d tree groupalong theeasternboundary,aswell asboundary treatmentwith thebusinesspark,toscreenthedevelopmentsfromoneanother.Itislikelythat a traditionally styled development that respected the styling ofpropertiesoppositewouldbemostappropriate in this location,with2 pairs of 3-bedroomed semi-detached houses likely to be themostappropriateformofdevelopment.
Asthisproposalwouldincreasethesupplyofhousingitwouldberesultina40%affordablehousingrequirementthroughoff-sitecontributions.ItisrecommendedhoweverthatthesitesinKnowlearepresentedasapackagetothelocalauthorityinordertoagreeanoverallstrategyforaffordablehousingprovisionwherebyParkCottagesandsiteCii,KnowleVillageBusinessParkareprovidedasaffordablehousing,providingarangeofdwellingtypestomeetlocalneeds.
TheExtendedPhase1ecologicalsurveycompletedbyWYGinJanuary2013hasidentifiedthatthesitecomprisesanareaofmanagedimprovedgrassland that is bordered by scrub along the northern, eastern andsouthernboundaries.Thewesternboundaryisborderedbyamanagedspecies-poor hedgerow with semi-mature ivy-clad trees along thenorthernboundary.
It was identified that the underground bunkers along the northernboundarywereofmoderatepotentialforhibernatingandroostingbats.Hibernationsurveyshavebeenundertakenbyplacingautomatedbatdetectors into the bunkers, the results are currently being analysed,butnobatshavebeenrecordedtodate.Inaddition,batemergence/returnsurveysare recommendedduring thebatactiveseason (May-September).
SiteCi,KnowleVillageBusinessPark
Protected Species Surveys Summary
Phase2speciessurveyshavebeenundertakeninaccordancewiththeExtendedPhase1survey’srecommendations.ThefindingsofthePhase2surveyscanbesummarisedasfollows:
Bats•Batemergence/returnsurveyswereundertakenofallbuiltstructuresatthesites(PumpHouseandderelictcottageatSiteE,ParkCottagesatSiteAandbunkersatSiteC).Nobatswererecordedroostingatthesites.•Bat activity surveyswere carriedoutonamonthlybasisbetweenAprilandSeptember.Weareyettoanalysethebatdatahowever,batactivityrecordedatthesiteswasrelativelylow.•Batemergence/returnsurveyswillbevaliduntilAugust2014.•BatactivitysurveyswillbevaliduntilSeptember2015.
Badgers•Nobadgersettswererecordedonorwithin30mofthesitesduringtheextendedPhase1habitatsurvey.• An update survey is recommended prior to the developmentcommencing.
Dormice•Nodormicewererecordedatthesites.•DormousesurveysarevaliduntilSeptember2015.
Design and Access Statement - October 2013 Page27
Pre-Application Feedback
APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,comments for each site were provided. For Site Ci - Knowle VillageBusinessParktheconceptuallayout(right)waspresentedandreceivedthefollowingcomment:
‘Principle of development acceptable. A linear development facingexistingpropertieswouldbeappropriate.Visualimpactwouldbeakeyconsiderationhereduetolevels.’
Theproposalswillcarefullyconsiderthestreetsceneandcharacter,withthedwellingswellcontainedwithinthesitebythestronghedgerowandtreessurroundingit.
Design and Access Statement - October 2013 Page28
SiteCi,KnowleVillageBusinessPark re
203 1 21 C
Refuse Storage
Area
Refuse Storage
Area
ProposedMasterplan-Fourmarkethouses Scale-1:500
Proposed Development
The proposed layout on this site is for four semi-detached marketdwellings.These largermarketdwellingshavebeendesignedtofit inwith the local street character, however they are set back from thehighwayandseparatedbya largehedgerowandtrees.Thereforetheproposeddwellingshavealowvisualimpactonthestreetscene.
Eachdwellingwillbeprovidedwithtwoparkingspaces,eightintotal.
Thewholesiteiswellboundedbytreesandhedgerows,meaningthesite is well contained and provides desirable setting for these newdwellings.
Design and Access Statement - October 2013 Page30
SiteCii,KnowleVillageBusinessPark
This is a triangular shaped area of land that measures around0.21hectares located within the southern part of Knowle VillageBusiness Park and comprises an area of generally open rough grasswiththeeasternandwesternboundarieswithMaylesLanemarkedbymaturetreesandvegetation.AccesstothesiteiscurrentlyprovidedbytheaccessroadtoKnowleVillageBusinessPark,withanopennorthernboundary.
ThesiteislocatedwithinthesettlementpolicyboundaryofKnowle,asshownontheLocalPlanProposalsMap.
TheTreePreservationOrderinformationcontainedonWinchesterCityCouncil’s online mapping identifies that the trees along the easternboundaryofthesiteareprotectedbygroupTPO1762G1.
AerialPhotograph ©GoogleEarth
PlansshowingTPO’Snear/onthesite ©WinchesterCityCouncil
Winchester District Local Plan ReviewWinchester District Local Plan Review
KNO
WLE
ADOPTED PLAN
JULY 2006
MAP13
This map is based upon Ordnance Surveymaterial with the permission of the OrdnanceSurvey on behalf of the Controller of HerMajesty’s Stationery Office © Crown Copyright.Unauthorised reproduction infringes Crowncopyright and may lead to prosecution or civilproceedings.
Winchester City Council Licence No. LA 08610X
�
NORTH
LocalPlanMap ©WinchesterCityCouncil
Design and Access Statement - October 2013 Page31
PublicRightsofWayinformationcontainedwithintheonlinemappingon Hampshire County Council’s website identifies that there are norightsofwaywithinthesite.
SiteCii,KnowleVillageBusinessPark
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Thesiteisnotidentifiedwithinanareaatriskofflooding,asidentifiedontheEnvironmentAgency’sonlinemaps.
Map legend
Click on the map to see what is the Risk of Flooding at a particular location.
Flood Maps
Flooding from rivers or sea without defences
Extent of extreme flood
Flood defences (Not all may be shown*)
Areas benefiting from flood defences (Not all may be shown*)
Main rivers
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Knowle, Hampshire
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Knowle, Hampshire at scale 1:10,000
Page 1 of 3Environment Agency - What's in your backyard?
31/01/2013http://maps.environment-agency.gov.uk/wiyby/wiybyController?x=456500.0&y=109500.0&topic=floodmap&ep=map&scale=8&locatio...PublicRightsofWay © HCC
EnvironmentAgencyPlan ©EnvironmentAgency
Tree No Species Height (m) Category RPA Radius
T1 Chestnut 22 B 11.4T2 Chestnut 21 B 9.0T3 Chestnut 21 B 8.7T4 Chestnut 20 B 8.7T5 Chestnut 14 B 7.2T6 Chestnut 20 B 12.3T7 Chestnut 6 U 9.6T8 Chestnut 18 B 7.8G9 Chestnut, cherry 6 C 1.2T10 Yew 3 C 1.2G11 Sycamore 9 C 1.8T12 Ash 9 C 1.8T13 Ash 12 C 3.6G14 Western red cedar 18 B 7.5
0 Metres 5 10 15 20
Scale: 1:250 @ A1
MHMH
T1
T2
T3
T4
T5
T6
T8
G14
T7
T13
T12
G11
G11
G11
T10
G9
G9
Field House, Fordingbridge Business Park,Ashford Road, Fordingbridge SP6 1BYTel: 01425 651470 Fax: 01425 653449www.barrelltreecare.co.uk
Provided Plan Refs: HCA/A079934/SUR/02
Permission is granted to scale from this drawing for Local Authority PlanningApproval purposes relating to tree protection measures only. Whereapplicable this drawing is to be read in conjunction with the arboriculturalreport. This drawing is the copyright of Barrell Tree Consultancy 2013. c
This drawing to be reproduced in colour only.
Barrell Plan Ref: 13003-BT2
Tree constraints planLocation of trees, categorisation and development constraints at Knowle Village Business Park (Site C2), Mayles Lane, Knowle
Confidential - Design Team Use Only -
Do Not Release to Third Parties
This plan is confidential to the client and should not be released toany third parties without authorisation
It does not consider any ecological or other constraints that may existon the site
Assessing constraints is subjective, especially the zone 2 advice, andthe LPA may not agree with the BTC interpretation
The plan is based on provided information and should only be usedfor dealing with the tree issues
All scaled measurements must be checked against the originaldocuments
This constraints guidance is preliminary and only suitable for drawingup initial design proposals
Further consultation with BTC is essential before finalising any layout
Limitations and warnings
How to use the constraints informationOur interpretation of the starting-point recommendations of BS 5837(2013)is that only category A and B trees are sufficiently important to influence alayout, so the category C and U trees are discounted in this constraintsadvice. The constraints that the A and B trees are likely to impose havebeen assessed as follows:
Designers should try to avoid the loss of category A and B trees becausethe LPA will consider them important in determining the full impact of theproposal. Category C trees can be considered for retention if there is scopewithin the scheme. However, their loss should not be a material constraintand layouts do not have to be designed around keeping them. As a startingpoint in the design process, no significant disturbance should occur withinthe RPA of any category A and B trees shown as zone 1. There issometimes scope to reduce this slightly in some directions if acorresponding increase can be achieved in other directions that results inthe RPA remaining the same. However, such changes should be theexception rather than the rule and must be assessed on a tree-by-tree basisby BTC.Under some circumstances, it may be acceptable to place footpaths, roads,services (including drains and soakaways) and unoccupied buildings withinzone 1, but special precautions will be required and should be detailed afterconsultation with BTC. However, designers should always remember thatthe more encroachment there is into the RPA, the more likely the LPA are toobject to the layout. Further consideration is required for occupiedbuildings; areas within the existing or future crown spread of retained treesor in areas of excessive shade should be avoided. This is the zone 2illustrated on the plan. Exceptionally, non-inhabited buildings such asgarages may be acceptable within zone 2, but this would not normally applyto residential occupied buildings. Pruning overhanging branches may alsobe an option, but often prompts objections from LPAs. If such pruning isproposed, BTC must advise on the implications.
Zone 1 (dense coloured shading): This is called the root protectionarea (RPA) where ground disturbance must be carefully controlled. Ifencroachment is planned within the RPA, then this must be assessedon a tree-by-tree basis by BTC. If important trees are to besuccessfully retained, no significant disturbance should occur within theRPA and a high level of care is needed when working within it.
Zone 2 (light coloured shading): The second constraint is whereshading/dominance/future growth may be an issue and is our estimateof how much space may be needed to retain trees after thedevelopment activity when the pressures of residential occupationcome to bear. Factors such as crown density, future growth potential,orientation in relation to the sun and the number of trees in groups areconsidered to arrive at this second, less restrictive, constraints zone.Zone 2 is not normally suitable for occupied buildings, but uninhabitedstructures and hard surfacing may be acceptable within it.
TX
TX
BS category C
BS category U Trees unsuitable for retention
Trees of low quality
Purpose of this plan and its annotation
This constraints plan provides sufficient information to interpret the treeconstraints when designing a new layout. This guidance must be carefullyreviewed with the individual tree information provided in the schedule onthis plan. If there is any doubt about how to interpret this information, youmust check it out with Barrell Tree Consultancy (BTC) on 01425 651470 [email protected].
The number of each tree, hedge and group is highlighted in colour to enablequick identification of tree categories. Category A and B trees are green;category C and U trees are blue. The number of each A and B tree is setinside a green triangle; the number of each C and U tree is set inside a bluerectangle. Category A trees are shown with double triangles and U treesare shown with double rectangles. Zone 1, indicating the RPA where noground disturbance should occur, is annotated with dark shading. Zone 2,indicating where shading, dominance and/or future growth may be an issue,is annotated with light shading.
Tree schedule
Estimated tree positions not included on originalland survey and adjusted crown spreads
TX BS category A
BS category BTX
Trees of high quality
Trees of moderate quality
Treerootprotectionplan
Design and Access Statement - October 2013 Page32
As referred to above, Knowle Village Business Park was consentedunderplanningpermission02/01477/FULdated4thSeptember2003for theerectionof5No. light industrialbuildingsB1 (bandc),1No.OfficebuildingB1(a)andnewvehicularaccessoffMaylesLane. Thesite formed part of this previous consent, annotated as ‘Site K1’ onthe site masterplan, to provide a B1 office building and 16 parkingspaces. This part of the consent however was never constructed,althoughas the remainderof theconsentwas implemented thiswillremainextant.Asubsequentapplicationwasapprovedonthissiteforofficeaccommodation (02/02363/FUL). Theofficebuildingopposite,approved under subsequent consent (01/02363/FUL), is currentlyvacant.
SiteCii,KnowleVillageBusinessPark
Page 1
SiteMasterplanapprovedunderpermission02/01477/FUL
As this site is locatedwithin thedefinedsettlementpolicyboundaryofKnowle,theprincipleoftheredevelopmentofthesiteisaccepted.PolicyMTRA3oftheWinchesterDistrictLocalPlanPart1-JointCoreStrategystatesthatdevelopmentproposalsshouldbetomeetlocalneedsthroughdevelopment, commensurate with the size, character and functionof the settlement. Within the defined boundaries (including Knowle)developmentandredevelopmentopportunitieswillbesupported.Otherdevelopmentproposalsmaybesupportedwhichreinforceasettlement’srole and function to meet a need or community aspiration. All newdevelopmentshouldbeappropriateinscaleanddesignandconservethesettlement’sidentity,countrysidesetting,keyhistoriccharacteristicsandlocalfeatures.
CoreStrategyPolicyCP2statesthatnewresidentialdevelopmentshouldmeetarangeofcommunityhousingneedsanddeliverawidechoiceofhomes. Developmentshoulddeliverarangeofdwellingtypes, tenuresandsizes.Amajorityofhomesshouldbe2and3bedroomfamilyhouses,unlesslocalcircumstancesindicateanalternativeapproach.
CoreStrategyPolicyCP3relatestoaffordablehousingonmarketledhousingsitesandstatesthat inordertohelpmeetaffordablehousingneedsalldevelopmentwhichincreasesthenetsupplyofhousingwillbeexpectedtoprovide40%ofthegrossnumberofdwellingsasaffordablehousing,unlessitwouldrendertheschemeeconomicallyunviable.Normally70%of theaffordablehomesshouldbe for rent. Affordablehousingshouldgenerallybeprovidedon-site,howeveronsitesoflessthan5dwellingsafinancialcontributioninlieuofon-siteprovisionwillbeaccepted.
AlthoughSiteCiiwasconsentedforofficedevelopmentitisnotconsideredthatthislocationlendsitselftotheprovisionoffurtheremploymentuses,especiallyduetothecurrentlevelofvacancyatKnowleVillageBusinessPark including the office building opposite the site. It is consideredtherefore that it would be more beneficial to redevelop the site forresidentialuses,especiallyinlightoftherecentMinisterialannouncementof new permitted development rights to enable the change of use ofofficestoresidentialuseswithouttheneedforconsent.
Anyresidentialproposalswouldneedtohaveregardtotheneedforamixofdwellings,inaccordancewithPolicyCP2,whichseekstopromoteamixofdwellingswiththemajorityofhomeshaving2and3bedrooms.
Design and Access Statement - October 2013 Page33
SiteCiiislocatedattheentrancetoKnowleVillageBusinessPark,assuchthe siting, design and layout of any development on sitewould need torespecttheoperationofthebusinesspark.DuetothegroupofTPO’dtreeson the eastern boundary it is likely that accesswould need to be takenfromtheroadthatrunsalongthewesternboundaryofthesite.Duetothenatureof the surroundingsand the constraintspresentedby theexistingvegetationand shapeof the site, aflatteddevelopment ina singleblockwithfive2-bedroomedflatswithsharedamenityspaceandparkingislikelytobemostappropriate.Thiswouldbeconsistentwiththeconsentedofficebuilding.ThiswouldpresentedasasingleproposalwithSiteCi,asbothsitesarelocatedwithinthebusinesspark.
Asthisproposalwouldincreasethesupplyofhousingitwouldresult ina40% affordable housing requirement through off-site contributions. It isrecommendedhoweverthatthesitesinKnowlearepresentedasapackageto the local authority in order to agree anoverall strategy for affordablehousing provision whereby this site and Park Cottages are provided asaffordablehousing,providingarangeofdwellingtypestomeetlocalneeds.
Anydevelopmentproposalswouldneedtocarefullyconsidertherelationshipwith the business park, with appropriate amenity space to the front, toprotect the amenity of residents. However, as the site is used for amixofB1(c)/officeusesthenthesearelikelytobecompatiblewitharesidentpopulation.Itislikelythatacontemporarystyleddevelopmentconsistentwiththeofficebuildingoppositewouldbemostappropriateinthislocation.
These proposalswould need to consider ecological issues. The extendedphase1HabitatSurveycompletedbyWYGinJanuary2013hasidentifiedthatthesitecomprisesanareaof improvedgrassland,partsofwhichareunmanaged.Thesiteisborderedtotheeastbybramblesscrubinterspersedwithtrees,withanumberofmatureandsemi-maturehorsechestnuttressalongtheeasternboundary.Itwasrecommendedthatthegrasslandmarginsoffermoderatepotentialforreptileandthatreptilepresence/likelyabsencesurveysarecarriedoutduringthereptileactiveseason.
The grassland habitat is ofmoderate potential as commuting habitat forgreatcrestednewts.Thereisonepondwithin500mofthesitethatprovidespotentiallysuitablebreedinghabitat for thisspecies.Howeverduetothesmallsizeofthesiteitisnotconsideredthatgreatcrestednewtswouldbeimpactedasaresultoftheworks.TheNaturalEnglandriskcalculatorwasusedanddeterminedthatanoffenceundertheConservationofHabitatsofSpeciesRegulations(Amended)2012ishighlyunlikely.
SiteCii,KnowleVillageBusinessPark
SiteCii,KnowleVillageBusinessPark
ExistingaccesstoKnowleVillageBusinessPark
Existingofficebuildingopposite
Protected Species Surveys Summary
Phase2speciessurveyshavebeenundertakeninaccordancewiththeExtendedPhase1survey’srecommendations.ThefindingsofthePhase2surveyscanbesummarisedasfollows:
Reptiles•Reptilesurveysnotundertakenonthissite.•AreptilereceptorsitehasbeenidentifiedontheHCA’slandsouthofFuntleyCottages.
Bats•Batemergence/returnsurveyswereundertakenofallbuiltstructuresatthesites(PumpHouseandderelictcottageatSiteE,ParkCottagesatSiteAandbunkersatSiteC).Nobatswererecordedroostingatthesites.•Bat activity surveyswere carriedoutonamonthlybasisbetweenAprilandSeptember.Weareyettoanalysethebatdatahowever,batactivityrecordedatthesiteswasrelativelylow.•Batemergence/returnsurveyswillbevaliduntilAugust2014.•BatactivitysurveyswillbevaliduntilSeptember2015.
Badgers•Nobadgersettswererecordedonorwithin30mofthesitesduringtheextendedPhase1habitatsurvey.• An update survey is recommended prior to the developmentcommencing.
Dormice•Nodormicewererecordedatthesites.•DormousesurveysarevaliduntilSeptember2015.
Design and Access Statement - October 2013 Page34
Pre-Application Feedback
APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,comments for each site were provided. For Site Cii - Knowle VillageBusinessParktheconceptuallayout(right)waspresentedandreceivedthefollowingcomment:
‘Principleofdevelopmentacceptable.Duetotheshapeofthesiteandexistinglevelstheremaybeaconcernwithprovidingsufficientusableamenityspaceandparkingareasfortheresidentialdevelopment.Thepreviouspermissionforanofficedevelopmenthereisnoted.’
Theproposedlayoutforthissitewilltakeintoconsiderationthesitesconstraints.Theparkingfortheresidentswillbeprovidedoutsideofthecanopyareasofthetreesandamenityspacewillbeprovidedaroundthebuilding.
Design and Access Statement - October 2013 Page35
SiteCii,KnowleVillageBusinessPark
9
ProposedMasterplan-5affordableflats Scale-1:500
Proposed Development
Theproposedlayoutonthissiteisone2-storeyflatbuilding,whichwillcontainfiveaffordableresidentialflats.
Eachdwellingwill beprovidedwith twoparking spaces, ten in total.Thesespaceshavebeencarefullylocatedoutsideofthecanopiesofthetreesonsite.
Communalamenityspaceisprovidedtothenorth,eastandsouthofthesite,providingopengrassspacesandcoveredtreespaces.
Afootpathrunsthroughthesiteandconnectsittothemainsettlementof Knowle via a pedestrian crossing of Mayles Lane. This providesa connection to allow residents to walk and cycle to the shops andfacilitiesofKnowlewithease.
Design and Access Statement - October 2013 Page37
SiteD-FuntleyCottages
ThisisaroughlytriangularshapedsitethatislocatedoffMaylesLane,around70msouthwestofthesettlementpolicyboundary(asthecrowflies),beyondtherailwaywhichislocatedincloseproximitytothesite’seasternboundarywithaccesstothesettlementprovidedviaanarrowrailwaybridge.
The site accommodates the remains of three residential dwellingsthatfellintoapoorstateandhavelargelybeendemolished,althoughelementsof thesepropertiesare still evidenton site. This ispartofawider landholding owned by theHCAwhich includes the adjacentagricultural land. Outline planning permissionwas approvedon thissiteon1stOctober2002thatestablishedtheprincipleoftheerectionofthreereplacementterracedcottages(applicationreference02/02020/OUT). No reservedmatters application howeverwasmade and theoutlineconsenthasnowlapsed.
TheTreePreservationOrderinformationcontainedonWinchesterCityCouncil’s onlinemapping identifies that there no protected trees onsite.
AerialPhotograph ©GoogleEarth
PlansshowingTPO’Snear/onthesite ©WinchesterCityCouncil
Winchester District Local Plan ReviewWinchester District Local Plan Review
KNO
WLE
ADOPTED PLAN
JULY 2006
MAP13
This map is based upon Ordnance Surveymaterial with the permission of the OrdnanceSurvey on behalf of the Controller of HerMajesty’s Stationery Office © Crown Copyright.Unauthorised reproduction infringes Crowncopyright and may lead to prosecution or civilproceedings.
Winchester City Council Licence No. LA 08610X
�
NORTH
LocalPlanMap ©WinchesterCityCouncil
Design and Access Statement - October 2013 Page38
SiteD-FuntleyCottages
PublicRightsofWayinformationcontainedwithintheonlinemappingon Hampshire County Council’s website identifies that there are norightsofwaywithinthesite. HoweverthesectionofMaylesLanetothewestofthesiteisidentifiedasapublicfootpath,connectingtothewiderpublicfootpathnetworktothenortheasttowardsDeanVillasandtothewesttowardsTitchfieldLane.Thereisalsoabridlewayrunningalongtheeasternboundaryofthesite,adjacenttotherailway,whichconnectstothepublicfootpathnetworktothenorthofthesiteandtothewidernetworktothesouthtowardsFareham.
Thesiteisnotidentifiedwithinanareaatriskofflooding,asidentifiedontheEnvironmentAgency’sonlinemaps.
Rights of Way Maps Countryside Service
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Bridleway Byway open to all traffic
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Map legend
Click on the map to see what is the Risk of Flooding at a particular location.
Flood Maps
Flooding from rivers or sea without defences
Extent of extreme flood
Flood defences (Not all may be shown*)
Areas benefiting from flood defences (Not all may be shown*)
Main rivers
Data search Text only version
Cymraeg About us Jobs Contact us Sitemap Help | Search Enter keywords here
Enter a postcode or place name:
Knowle, Hampshire
Other topics for this area...
Risk of Flooding from Rivers and Sea
Risk of Flooding from Rivers and Sea
Knowle, Hampshire at scale 1:10,000
Page 1 of 3Environment Agency - What's in your backyard?
31/01/2013http://maps.environment-agency.gov.uk/wiyby/wiybyController?x=456500.0&y=109500.0&topic=floodmap&ep=map&scale=8&locatio...
PublicRightsofWay © HCC
EnvironmentAgencyPlan ©EnvironmentAgencyTree No Species Height (m) Category RPA Radius
T1 Holm oak 14 B 7.8
G2 Field maple, elm 7 C 1.8
T3 Oak 17 B 5.4G4 Elm 6 U 1.8T5 Hawthorn 6 C 1.2T6 Oak 9 C 2.1T7 Field maple 10 C 4.8T8 Ash 12 C 3.3G9 Oak, ash, fruit 9 C 2.4
G10 Cypress 18 C 6.0T11 Cherry 12 C 3.0T12 Willow 10 C 4.2T13 Oak 9 C 2.4
DENSE VEGETATION - UNABLETO SURVEY
DENSE VEGETATION - UNABLETO SURVEY
0 Metres 5 10 15
Scale: 1:200 @ A1
G4
T13
T12 T11
G10
G10
G2
G2T5
T6
T7
G2
T8
G9
T3
T1Area ofunmanagedlaurel
Some overhang fromsmall trees locatedoffsite at edge ofbridlewayArea of scrub with
various self sownsmall trees (cherry,ash, fruit and elm)
Field House, Fordingbridge Business Park,Ashford Road, Fordingbridge SP6 1BYTel: 01425 651470 Fax: 01425 653449www.barrelltreecare.co.uk
Provided Plan Refs: HCA/A079934/SUR/05
Permission is granted to scale from this drawing for Local Authority PlanningApproval purposes relating to tree protection measures only. Whereapplicable this drawing is to be read in conjunction with the arboriculturalreport. This drawing is the copyright of Barrell Tree Consultancy 2013. c
This drawing to be reproduced in colour only.
Barrell Plan Ref: 13004-BT1
Tree constraints planLocation of trees, categorisation and development constraints at Funtley Cottages, Mayles Lane, Knowle
Confidential - Design Team Use Only -
Do Not Release to Third Parties
This plan is confidential to the client and should not be released toany third parties without authorisation
It does not consider any ecological or other constraints that may existon the site
Assessing constraints is subjective, especially the zone 2 advice, andthe LPA may not agree with the BTC interpretation
The plan is based on provided information and should only be usedfor dealing with the tree issues
All scaled measurements must be checked against the originaldocuments
This constraints guidance is preliminary and only suitable for drawingup initial design proposals
Further consultation with BTC is essential before finalising any layout
Limitations and warnings
How to use the constraints informationOur interpretation of the starting-point recommendations of BS 5837(2013)is that only category A and B trees are sufficiently important to influence alayout, so the category C and U trees are discounted in this constraintsadvice. The constraints that the A and B trees are likely to impose havebeen assessed as follows:
Designers should try to avoid the loss of category A and B trees becausethe LPA will consider them important in determining the full impact of theproposal. Category C trees can be considered for retention if there is scopewithin the scheme. However, their loss should not be a material constraintand layouts do not have to be designed around keeping them. As a startingpoint in the design process, no significant disturbance should occur withinthe RPA of any category A and B trees shown as zone 1. There issometimes scope to reduce this slightly in some directions if acorresponding increase can be achieved in other directions that results inthe RPA remaining the same. However, such changes should be theexception rather than the rule and must be assessed on a tree-by-tree basisby BTC.Under some circumstances, it may be acceptable to place footpaths, roads,services (including drains and soakaways) and unoccupied buildings withinzone 1, but special precautions will be required and should be detailed afterconsultation with BTC. However, designers should always remember thatthe more encroachment there is into the RPA, the more likely the LPA are toobject to the layout. Further consideration is required for occupiedbuildings; areas within the existing or future crown spread of retained treesor in areas of excessive shade should be avoided. This is the zone 2illustrated on the plan. Exceptionally, non-inhabited buildings such asgarages may be acceptable within zone 2, but this would not normally applyto residential occupied buildings. Pruning overhanging branches may alsobe an option, but often prompts objections from LPAs. If such pruning isproposed, BTC must advise on the implications.
Zone 1 (dense coloured shading): This is called the root protectionarea (RPA) where ground disturbance must be carefully controlled. Ifencroachment is planned within the RPA, then this must be assessedon a tree-by-tree basis by BTC. If important trees are to besuccessfully retained, no significant disturbance should occur within theRPA and a high level of care is needed when working within it.
Zone 2 (light coloured shading): The second constraint is whereshading/dominance/future growth may be an issue and is our estimateof how much space may be needed to retain trees after thedevelopment activity when the pressures of residential occupationcome to bear. Factors such as crown density, future growth potential,orientation in relation to the sun and the number of trees in groups areconsidered to arrive at this second, less restrictive, constraints zone.Zone 2 is not normally suitable for occupied buildings, but uninhabitedstructures and hard surfacing may be acceptable within it.
TX
TX
BS category C
BS category U Trees unsuitable for retention
Trees of low quality
Purpose of this plan and its annotation
This constraints plan provides sufficient information to interpret the treeconstraints when designing a new layout. This guidance must be carefullyreviewed with the individual tree information provided in the schedule onthis plan. If there is any doubt about how to interpret this information, youmust check it out with Barrell Tree Consultancy (BTC) on 01425 651470 [email protected].
The number of each tree, hedge and group is highlighted in colour to enablequick identification of tree categories. Category A and B trees are green;category C and U trees are blue. The number of each A and B tree is setinside a green triangle; the number of each C and U tree is set inside a bluerectangle. Category A trees are shown with double triangles and U treesare shown with double rectangles. Zone 1, indicating the RPA where noground disturbance should occur, is annotated with dark shading. Zone 2,indicating where shading, dominance and/or future growth may be an issue,is annotated with light shading.
Tree schedule
Estimated tree positions not included on originalland survey and adjusted crown spreads
TX BS category A
BS category BTX
Trees of high quality
Trees of moderate quality
Treerootprotectionplan
CoreStrategyPolicyCP18relatestoStrategicGapsandstatesthatwithintheseareasonlydevelopmentthatdoesnotphysicallyorvisuallydiminishthegapwillbeallowed.ThesiteliesoutsideoftheNorthofFarehamSDASettlementGapbetweentheproposedSDA,WickhamandKnowle.
Asthesiteislocatedoutsideofthesettlementpolicyboundary,planningpolicy seeks to restrainnewdevelopment. Core StrategyPolicyMTRA4relatestodevelopmentinthecountrysideandstatesthatoutsideofthesettlementpolicyboundariesthelocalplanningauthoritywillonlypermitdevelopmentthathasanoperationalneedforacountrysidelocation,suchasagricultureandhorticulture;proposalsforthereuseofruralbuildingsfor employment, tourist accommodation, community use or affordablehousing;expansionorredevelopmentofexistingbuildingstofacilitatetheexpansionofestablishedbusinessesorsmallscalesitesforlowkeytouristaccommodation.
CoreStrategyPolicyCP2statesthatnewresidentialdevelopmentshouldmeetarangeofcommunityhousingneedsanddeliverawidechoiceofhomes. Development shoulddeliver a rangeofdwelling types, tenuresandsizes.Amajorityofhomesshouldbe2and3bedroomfamilyhouses,unlesslocalcircumstancesindicateanalternativeapproach.
CoreStrategyPolicyCP3relatestoaffordablehousingonmarketledhousingsitesand states that inorder tohelpmeetaffordablehousingneedsalldevelopmentwhichincreasesthenetsupplyofhousingwillbeexpectedtoprovide40%of thegrossnumberofdwellingsasaffordablehousing,unlessitwouldrendertheschemeeconomicallyunviable.Normally70%of the affordablehomes shouldbe for rent. Affordablehousing shouldgenerallybeprovidedon-site,howeveronsitesoflessthan5dwellingsafinancialcontributioninlieuofon-siteprovisionwillbeaccepted.
Althoughthesiteaccommodatedresidentialproperties,asthesiteisnotwithinanexistingsettlementpolicyboundaryanditissituatedwithintheStrategicGap, it isnotconsideredthataapplicationtoreplace3formercottages would be viewed favourably by the local planning authority.Notwithstanding this, it is considered that a scheme to provide twodetached houses similar to the properties opposite could be discussedwiththe localplanningauthority. It isnotconsideredthatapairofnewhouseswouldphysicallyorvisuallydiminishthegaporhaveanyadditionalimpactontheopennessorappearanceofthearea.
Design and Access Statement - October 2013 Page39
SiteD-FuntleyCottages
The Extended Phase 1 Survey completed byWYG in January 2013 hasidentifiedthatthesitecomprisestheremainsofabuildingstructure,whichhasbeenovergrownwithscrubandruderalvegetation.Tothesouthofthebuildingstructureisanareaofself-settimmaturebroadleavedwoodlandandscrub.Thereareasmallnumberofsemi-matureLeylandcypresstreesandsemimaturebroadleavedtreespecies.Therearealsomoreopenareasofsemi-improvedgrassland.
Theremainsofthebuildingstructureprovideslowpotentialforbatsandit is recommended that any cracks or crevices in the building structureareinspectedwithanendoscopeduringthebatactiveseasoninordertodetermineifthereisevidenceofroostingbats.Ifevidenceisfound,furtheremergence/returnsurveyswouldberecommended.
The grassland/ scrub interfaces and open areas of grassland providemoderatepotentialforreptilesandtheremainsofthebuildingstructureprovidesasuitablefeatureforhibernatingreptiles.Itisrecommendedthatreptilepresence/likelyabsencesurveysarecarriedoutduringthereptileactiveseason.
Badgerforagingholeswereidentifiedwithinthesite,tothesouthofthebuildingstructure.Nosettswereidentifiedonorwithin30mofthesite,but it is recommendedthatanupdatesurvey iscarriedoutprior to thedevelopmentcommencing.
Protected Species Surveys Summary
Phase2speciessurveyshavebeenundertakeninaccordancewiththeExtendedPhase1survey’srecommendations.ThefindingsofthePhase2surveyscanbesummarisedasfollows:
Reptiles•‘Good’populationsofslowwormwererecordedatsitesB,DandE.•ReptilesurveysarevaliduntilSeptember2015.•AreptilereceptorsitehasbeenidentifiedontheHCA’slandsouthofFuntleyCottages.
Bats•Batemergence/returnsurveyswereundertakenonsiteswithbuiltstructures,astheirarenononthissitenosurveyswereundertaken.
Badgers•Nobadgersettswererecordedonorwithin30mofthesitesduringtheextendedPhase1habitatsurvey.• An update survey is recommended prior to the developmentcommencing.
Dormice•Nodormicewererecordedatthesites.•DormousesurveysarevaliduntilSeptember2015.
Design and Access Statement - October 2013 Page40
Pre-Application Feedback
APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,comments foreach sitewereprovided. ForSiteD - FuntleyCottagestheconceptuallayout(right)waspresentedandreceivedthefollowingcomment:
‘Derelict site, remains of dwellings visible. Potential to considerredevelopment formarket housing as an exception to Policy as partoftheoverallmasterplan.Oneortwodwellingstoreflecttheexistingpattern of residential development opposite the site would beconsidered.Improvementstoanexistingfootpathtolinkthesitewiththevillagewerediscussed,aswasthepotentialtouselandtothesouthofthesiteasopenspaceforthevillage.’
The proposed dwellings on site this will reflect the pattern of theimmediatelylocalareabymirroringthedwellingsopposite.
Design and Access Statement - October 2013 Page41
SiteD-FuntleyCottages
m
ProposedMasterplan-twomarkethouses Scale-1:500
Proposed Development
Theproposedlayoutonthissiteisfortwodetachedmarketdwellings,andtwodetacheddoublegarages.Thenumberofproposeddwellingsand their layoutmirror theother sideof the road,which isalso twofrontfacing,detacheddwellingswithgarages.
Eachdwellingwillbeprovidedwithtwoparkingspacesinfrontofthedoublegarages.Inaddition,eachdwellinghasageneroussizedplot.
The site iswell connected to themain settlementof Knowle,with apublicrightofwayrunningpastthesite.Thisfootpathcontinuesoverthefootbridgeatthenorthofthesite,pasttheParkCottagessiteandintothesettlementofKnowle.
Design and Access Statement - October 2013 Page43
ThisisanirregularlyshapedsitethatislocatedatthesouthernendofMaylesLane,closetoitsjunctionwithRiverLane/FuntleyRoad,beyondtherailwaywithaccesstothesettlementprovidedviaanarrowrailwaybridge.ThesiteislocatedwithinanareaidentifiedasStrategicGap,asidentifiedintheadoptedWinchesterDistrictLocalPlanReview(2006).ThesiteisclosetotheadministrativeboundarywithFarehamBoroughCouncil.
The site accommodates the existing former pumping station withperiod character and its associated outbuildings and an adjacentdetachedhousethatisinadilapidatedandpoorstateofrepairandiscurrentlyuninhabitable.Outlineplanningpermissionwasapprovedonthissiteon30thJune2003fortheerectionofareplacementdwelling(application reference 03/01010/OUT), although we have no detailsof this application from theCouncil’swebsite it is assumed that thisis to replace the adjacent detached dwelling. No reserved mattersapplicationhoweverwasmadeandtheoutlineconsenthasnowlapsed.
Afurtherplanningapplicationwasgrantedon17thFebruary2005forthechangeofuseofthepumpingstationtoalive/workunit(applicationreference03/01077/FUL).Thispermissionwasalsonotimplementedandithasnowlapsed.
SiteE-FormerPumpingStation&adjacentdetachedhouse
AerialPhotograph ©GoogleEarth
Design and Access Statement - October 2013 Page44
PublicRightsofWayinformationcontainedwithintheonlinemappingon Hampshire County Council’s website identifies that there are norightsofwaywithinthesite.
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Bridleway Byway open to all traffic
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Thesiteisnotidentifiedwithinanareaatriskofflooding,asidentifiedontheEnvironmentAgency’sonlinemaps
????????????????????????????????????
SiteE-FormerPumpingStation&adjacentdetachedhouse
Map legend
Click on the map to see what is the Risk of Flooding at a particular location.
Flood Maps
Flooding from rivers or sea without defences
Extent of extreme flood
Flood defences (Not all may be shown*)
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Main rivers
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Enter a postcode or place name:
Knowle, Hampshire
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PublicRightsofWay © HCC
EnvironmentAgencyPlan ©EnvironmentAgency
MH
MHMH
MH
MH
MH
MH
MH
PUMPINGSTATION
MH
MH
MHMH
MHMH
CULVERTHEADWALL
DENSE VEGETATION - UNABLETO SURVEY
0 Metres 5 10 15
Scale: 1:200 @ A1
G6
G7
T12
T13
G10
G11
T9
T8
G4
T14
T1
T2G3
G5
Ivy clad remains of dead tree
Incomplete failure ofoffsite apple tree
Tree No Species Height (m) Category RPA Radius
T1 Ash 10 C 3.6T2 Ash 11 C 5.4G3 Ash 10 C 1.8G4 Ash 6 C 0.9G5 Cypress, maple, thorn, hazel 9 C 4.8G6 Beech 10 B 4.8G7 Field maple 9 B 3.0T8 Ash 10 C 3.0T9 Ash 8 C 1.2
G10 Cherry, ash 8 C 1.2G11 Cypress 12 C 4.8T12 Beech 14 B 7.2T13 Willow 10 C 8.1T14 Willow 11 C 4.2G15 Ash 11 C 3.0
Field House, Fordingbridge Business Park,Ashford Road, Fordingbridge SP6 1BYTel: 01425 651470 Fax: 01425 653449www.barrelltreecare.co.uk
Provided Plan Refs: HCA/A079934/SUR/06
Permission is granted to scale from this drawing for Local Authority PlanningApproval purposes relating to tree protection measures only. Whereapplicable this drawing is to be read in conjunction with the arboriculturalreport. This drawing is the copyright of Barrell Tree Consultancy 2013. c
This drawing to be reproduced in colour only.
Barrell Plan Ref: 13005-BT1
Tree constraints planLocation of trees, categorisation and development constraints at Former Pumping Station & Adjacent Detached House, Knowle
Confidential - Design Team Use Only -
Do Not Release to Third Parties
This plan is confidential to the client and should not be released toany third parties without authorisation
It does not consider any ecological or other constraints that may existon the site
Assessing constraints is subjective, especially the zone 2 advice, andthe LPA may not agree with the BTC interpretation
The plan is based on provided information and should only be usedfor dealing with the tree issues
All scaled measurements must be checked against the originaldocuments
This constraints guidance is preliminary and only suitable for drawingup initial design proposals
Further consultation with BTC is essential before finalising any layout
Limitations and warnings
How to use the constraints informationOur interpretation of the starting-point recommendations of BS 5837(2013)is that only category A and B trees are sufficiently important to influence alayout, so the category C and U trees are discounted in this constraintsadvice. The constraints that the A and B trees are likely to impose havebeen assessed as follows:
Designers should try to avoid the loss of category A and B trees becausethe LPA will consider them important in determining the full impact of theproposal. Category C trees can be considered for retention if there is scopewithin the scheme. However, their loss should not be a material constraintand layouts do not have to be designed around keeping them. As a startingpoint in the design process, no significant disturbance should occur withinthe RPA of any category A and B trees shown as zone 1. There issometimes scope to reduce this slightly in some directions if acorresponding increase can be achieved in other directions that results inthe RPA remaining the same. However, such changes should be theexception rather than the rule and must be assessed on a tree-by-tree basisby BTC.Under some circumstances, it may be acceptable to place footpaths, roads,services (including drains and soakaways) and unoccupied buildings withinzone 1, but special precautions will be required and should be detailed afterconsultation with BTC. However, designers should always remember thatthe more encroachment there is into the RPA, the more likely the LPA are toobject to the layout. Further consideration is required for occupiedbuildings; areas within the existing or future crown spread of retained treesor in areas of excessive shade should be avoided. This is the zone 2illustrated on the plan. Exceptionally, non-inhabited buildings such asgarages may be acceptable within zone 2, but this would not normally applyto residential occupied buildings. Pruning overhanging branches may alsobe an option, but often prompts objections from LPAs. If such pruning isproposed, BTC must advise on the implications.
Zone 1 (dense coloured shading): This is called the root protectionarea (RPA) where ground disturbance must be carefully controlled. Ifencroachment is planned within the RPA, then this must be assessedon a tree-by-tree basis by BTC. If important trees are to besuccessfully retained, no significant disturbance should occur within theRPA and a high level of care is needed when working within it.
Zone 2 (light coloured shading): The second constraint is whereshading/dominance/future growth may be an issue and is our estimateof how much space may be needed to retain trees after thedevelopment activity when the pressures of residential occupationcome to bear. Factors such as crown density, future growth potential,orientation in relation to the sun and the number of trees in groups areconsidered to arrive at this second, less restrictive, constraints zone.Zone 2 is not normally suitable for occupied buildings, but uninhabitedstructures and hard surfacing may be acceptable within it.
TX
TX
BS category C
BS category U Trees unsuitable for retention
Trees of low quality
Purpose of this plan and its annotation
This constraints plan provides sufficient information to interpret the treeconstraints when designing a new layout. This guidance must be carefullyreviewed with the individual tree information provided in the schedule onthis plan. If there is any doubt about how to interpret this information, youmust check it out with Barrell Tree Consultancy (BTC) on 01425 651470 [email protected].
The number of each tree, hedge and group is highlighted in colour to enablequick identification of tree categories. Category A and B trees are green;category C and U trees are blue. The number of each A and B tree is setinside a green triangle; the number of each C and U tree is set inside a bluerectangle. Category A trees are shown with double triangles and U treesare shown with double rectangles. Zone 1, indicating the RPA where noground disturbance should occur, is annotated with dark shading. Zone 2,indicating where shading, dominance and/or future growth may be an issue,is annotated with light shading.
Tree schedule
Estimated tree positions not included on originalland survey and adjusted crown spreads
TX BS category A
BS category BTX
Trees of high quality
Trees of moderate quality
Treerootprotectionplan
Design and Access Statement - October 2013 Page45
SiteE-FormerPumpingStation&adjacentdetachedhouse
Core Strategy Policy CP18 relates to Strategic Gaps and states thatwithintheseareasonlydevelopmentthatdoesnotphysicallyorvisuallydiminish the gapwill be allowed. The site lies outside of theNorthofFarehamSDASettlementGapbetweentheproposedSDA,WickhamandKnowle.
Asthesiteislocatedoutsideofthesettlementpolicyboundary,planningpolicyseekstorestrainnewdevelopment.CoreStrategyPolicyMTRA4relates todevelopment in the countrysideand states thatoutsideofthesettlementpolicyboundariesthelocalplanningauthoritywillonlypermit development that has an operational need for a countrysidelocation,suchasagricultureandhorticulture;proposalsforthereuseofruralbuildingsforemployment,touristaccommodation,communityuse or affordable housing; expansion or redevelopment of existingbuildingstofacilitatetheexpansionofestablishedbusinessesorsmallscalesitesforlowkeytouristaccommodation.
CoreStrategyPolicyCP2statesthatnewresidentialdevelopmentshouldmeetarangeofcommunityhousingneedsanddeliverawidechoiceofhomes.Developmentshoulddeliverarangeofdwellingtypes,tenuresand sizes. Amajority of homes should be 2 and 3 bedroom familyhouses,unlesslocalcircumstancesindicateanalternativeapproach.
CoreStrategyPolicyCP3 relates to affordablehousingonmarket ledhousingsitesandstatesthatinordertohelpmeetaffordablehousingneedsalldevelopmentwhichincreasesthenetsupplyofhousingwillbeexpectedtoprovide40%ofthegrossnumberofdwellingsasaffordablehousing, unless it would render the scheme economically unviable.Normally70%oftheaffordablehomesshouldbeforrent.Affordablehousingshouldgenerallybeprovidedon-site,howeveronsitesoflessthan5dwellingsafinancialcontributioninlieuofon-siteprovisionwillbeaccepted.
It is understood that the current occupier of the pumping stationoccupiesthebuildinginordertoprovideanon-sitesecuritypresenceandtoundertakecaretakingduties.Consequentlyitisnotconsideredthatthisbuildingiscurrentlyinanemploymentuse.Furthermore,itisnotconsideredthatthebuildingrepresentsaviableemploymentre-useduetothelevelofinvestmentrequiredtorenovatethebuildingtoanappropriatestandard.
Asthesiteaccommodatesanexistinghouseandtheformerpumpingstation and residential reuse of both properties was established in2003and2005 respectively (with the latteras a live/workunit), it isconsideredthatadualstrategycouldbepursued.
Asthesiteaccommodatestwoexistingbuildings,permissionissoughttore-establishthepreviousconsentsforareplacementdwellingonsiteandthechangeofuseofthepumpingstationtoalive/workunit,bothwith paddocks to the rear. The existing detached dwellingwould bereplacedbyanewdwelling,whilstthepumpingstationbuildingwouldberetainedforconversionwithextensions.
Asthisproposalmayincreasethesupplyofhousingitcouldresultina40%affordablehousingrequirementthroughoff-sitecontributions.ItisrecommendedhoweverthatthesitesinKnowlearepresentedasapackagetothelocalauthorityinordertoagreeanoverallstrategyforaffordablehousing.
The Extended Phase 1 ecological survey identified that the sitecomprises the existing buildings surrounded by scrub and trees. Noevidence of roosting bats was identified inside the pump house.However,anumberoffeatureswereidentifiedontheexteriorofthebuilding teherfore which would be potentially suitable for roostingbats.Theseincludedenseivy,slippedrooftilesandgapsbeneathridgetiles.Thisbuildingisthereforeconsideredtooffermoderatepotentialfor roosting bats. Access was not possible into the derelict cottagefor health and safety reasons, however, potentially suitable roostingfeatureswereidentifiedontheoutsideofthecottagesuchasdenseivy,woodenboardingandgapsbeneathroofingfelt.Itisconsideredthatthisbuildingoffersmoderatepotentialforroostingbatsandtherefore,at least twonocturnal emergence/ return surveysare recommendedfor each building betweenMay and August (including one dusk anddawnsurvey).
Thehabitatsurroundingthebuildingscomprisesscrubandunmanagedimprovedgrassland,offeringmoderatepotential for reptiles and it isrecommendedthatreptilepresence/likelyabsencesurveysarecarriedoutduringthereptileactiveseason.There are two ditches within close proximity to the proposeddevelopmentthatcouldprovidepotentiallysuitablebreedinghabitatforgreatcrestednewts.ItisrecommendedthatahabitatSuitabilityIndex
(HSI)iscarriedoutfortheseditchesinFebruary,whichwilldeterminewhethergreatcrestednewtsurveyswouldberecommended.
Design and Access Statement - October 2013 Page46
Protected Species Surveys Summary
Phase2speciessurveyshavebeenundertakeninaccordancewiththeExtendedPhase1survey’srecommendations.ThefindingsofthePhase2surveyscanbesummarisedasfollows:
Reptiles•‘Good’populationsofslowwormwererecordedatsitesB,DandE.•AnareaoflandtothenorthofthePumpHousehasbeensurveyedas a potential reptile receptor site, where the slow worms can betranslocated to prior to development commencing, once planningpermissionhasbeengranted.•Alowpopulationofslowwormshasbeenrecordedinthereceptorarea.Thehabitatatthesitecurrentlycomprisesheavilyhorsegrazedpasture, which is of low suitability for reptiles. Therefore, there ispotential to significantly enhance the area for reptiles. This site isconsideredtobeasuitablereptilereceptorsite.•ReptilesurveysarevaliduntilSeptember2015.
Bats•Batemergence/returnsurveyswereundertakenofallbuiltstructuresatthesites(PumpHouseandderelictcottageatSiteE,ParkCottagesatSiteAandbunkersatSiteC).Nobatswererecordedroostingatthesites.•Bat activity surveyswere carriedoutonamonthlybasisbetweenApril andSeptember.Bat activity recordedat the siteswas relativelylow.•Batemergence/returnsurveyswillbevaliduntilAugust2014.•BatactivitysurveyswillbevaliduntilSeptember2015.
Badgers•Nobadgersettswererecordedonorwithin30mofthesitesduringtheextendedPhase1habitatsurvey.SignsofbadgerforagingactivitywereidentifiedwithinSiteA.• An update survey is recommended prior to the developmentcommencing.
Dormice•Nodormicewererecordedatthesites.•DormousesurveysarevaliduntilSeptember2015.
Design and Access Statement - October 2013 Page47
Pre-Application Feedback
APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,comments for each sitewereprovided. For Site E - FormerPumpingStation&adjacentdetachedhouse theconceptual layout (right)waspresentedandreceivedthefollowingcomment:
‘Existing dwelling and former pump house building run down.Replacement of the dwelling would be acceptable. It is considereddesirable toretain thepumphouseas it isanattractivebuildingandformspartofthevillageheritage.Achangeofusetoresidentialwouldbeconsideredif itcanbedemonstratedthatthis istheonlypracticalwayoffundingitsretention.’
TheproposalforthissiteistoreplacetheexistingdwellingandchangetheuseofthePumpingStationbuildingtoresidential.Thiswillprovideanopportunityforthisdesirablebuildingtoberenovatedandbecomeakeyvisualassetwithinthelocalarea.
Design and Access Statement - October 2013 Page48
ProposedMasterplan Scale-1:1000
SiteE-FormerPumpingStation&adjacentdetachedhouse
Proposed Development
Theproposed layouton this site is for thedemolitionof thederelictresidential dwelling and providing a replacement dwelling. Thisdetachedmarketdwellingwillbenefitfromviewsacrosstheopenfieldtothenorthandwillhavetheuseofa0.4hapaddocktotheeastofthedwellingplot.
This replacement dwelling will also have its own detached, doublegarageandalargeparkingarea.Inadditiontothis,theproposalrespectsthesitesexistingattributesbutretainingthematuretreetothesouthoftheplot.
The use Pumping Stationbuildingwill be changed to residential andthebuildingrenovated.Thiswillcreateaninterestingnewhome,whichwillbenefitfromthebuilding’speriodfeatures,viewsacrosstherearpaddock(0.5ha).
ThePumpStationplotwillhavetwoparkingspaces,withmorespacefor informal parking. A large garagewill also be providedwithin theexistingbuilding.
Design and Access Statement - October 2013 Page50
TheHCAalsoownsanareaofagriculturallandextending3.5hatotheeastofMaylesLaneatitssouthernend.DuetoaneedforpublicopenspaceinandaroundKnowle,thislandprovidesapotentialopportunityforcommunityrecreationaluse.
TheproposedopenspacewillsitbetweentheproposeddevelopmentsatFuntleyCottagestothenorthandthePumpHousetothesouth.TheopenspacewillbeaccessibleviathePublicRightofWaythatrunsfromParkCottages,overarailwaybridgeandsouthtotheproposedopenspace.
AgriculturalLand
AerialPhotograph ©GoogleEarth
Design and Access Statement - October 2013 Page51
PublicRightsofWayinformationcontainedwithintheonlinemappingon Hampshire County Council’s website identifies that there are norightsofwaywithinthesite.ThesiteiswellrelatedtothenetworkofexistingPublicRightsofWaywhichprovideconnectionstoKnowle.
Rights of Way Maps Countryside Service
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Key
Bridleway Byway open to all traffic
Footpath Restricted Byway
5000Current Scale:
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About these maps
Check for Traffic Regulation Orders
Page 1 of 1HCC Rights of Way - Webmaps
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Thesiteisnotidentifiedwithinanareaatriskofflooding,asidentifiedontheEnvironmentAgency’sonlinemaps
AgriculturalLand
Map legend
Click on the map to see what is the Risk of Flooding at a particular location.
Flood Maps
Flooding from rivers or sea without defences
Extent of extreme flood
Flood defences (Not all may be shown*)
Areas benefiting from flood defences (Not all may be shown*)
Main rivers
Data search Text only version
Cymraeg About us Jobs Contact us Sitemap Help | Search Enter keywords here
Enter a postcode or place name:
Knowle, Hampshire
Other topics for this area...
Risk of Flooding from Rivers and Sea
Risk of Flooding from Rivers and Sea
Knowle, Hampshire at scale 1:10,000
Page 1 of 3Environment Agency - What's in your backyard?
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PublicRightsofWay © HCC
EnvironmentAgencyPlan ©EnvironmentAgency
Design and Access Statement - October 2013 Page52181
17.7m
176
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33
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21 28
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191
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184
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180
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18.9m
MAYLES LANE
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23.2m
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25.3m
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7DEERGRASS WALK
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200
203 13 NOCTULE COURT23.2m
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South
Brandt House
PastonH
ouse1
to9
ESS
47
67
58
5042
38
41
34 36
37
8to
10
East Mews
1to7
1to
15
33 3531 32
22 to 29
1921
18 20 15 17
11
16
12to15
1 to 6
12
97 6
Corner
1 to 6
Bickleigh
House
Mayles
5
1
Amberley
Court
221
220
KNOWLE AVENUE
1
5
LESSER HORSESHOE CLOSE
233
232
11
21
15
7
1
PIPISTRELLE
WALK
8
Crowlin House
1to8
9
Chapel
25
47
4339
4440
1
41
31
Posts
45 46
Playground
Victoria Mews10 12 9 11
1
6 8 5 7 4
El Sub Sta
1
16
18
Posts
4
25
2
The To
rrs
1to3
21
2
20
GREATER
HORSESHOEW
AY
30
19
2729
Playground
2
10 1214 16
Hall
18
79
Games Court
11Cottage
Torrs
3
19
KNOWLE AVENUE5
1115
Playing Field
Skateboard Bowl
Path (um)
Track
Cemetery
MAYLES
LANE
41
4745
49
57
El Sub Sta
4555
00
4556
00
4557
00
4558
00
4559
00
4560
00
4561
00
4562
00
4563
00
4564
00
108500
108600
108700
108800
108900
109000
109100
109200
109300
109400
109500
109600
109700
109800
A2
TITLE
DATEDRG NO SCALE SIZE
PURPOSE OF ISSUE REV. DATE INITIALS
Tel: 0300 1234500Email - [email protected]
www.homesandcommunities.co.uk
Information shown is correct to the best of Spatial Intelligence Department's knowledge at date of issue.This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of theController of Her Majesty's Stationery Office. © Crown Copyright.Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings.Homes and Communities Agency GD 100024393
31/01/2013 1:2,500GML870_OS
KNOWLE HOSPITALWINCHESTER
AgriculturalLand
EnvironmentAgencyPlan
This public open space could provide considerable amentity spacefortheresidentsofKnowleforinformalrecreation,andiswellplacedadjactenttoexistingPublicRightsofWaytobeaccessibletoresidents.
Key:
Pedestrianpointsofaccess
Footpath
Bridleway
PublicOpenSpace(3.3ha)
Design and Access Statement - October 2013 Page54
KnowleVisionOverview
Thisfinalsectionofthereportprovidesasummaryoftheproposalsforeachofthesixsites,whichareadvancedasapackage.Theproposalsofferthesensitivereuseofcurrentlyvacantlandandbuildings.ThesedevelopmentsaimtoenhancethequalityofplacesurroundingKnowleandprovidegoodqualityhousing,includingaffordablehousingtomeetlocalneeds,bringingbackintousecurrentlyunusedbrownfieldlandinpublicownership.
9
m
re
203 1 21 C
Refuse Storage
Area
Refuse Storage
Area
Refuse Storage
DERELICT BOMB
Site Market Affordable Area (ha)
ParkCottages 6 0.54DeanVillas 2 0.07BusinessPark1 4 0.26BusinessPark2 5 0.21
Site Market Affordable Area (ha) FuntleyCottages 2 0.21PumpingStation 2 1.25 Total 10 11 2.54
ParkCottages-6no.affordablehouses DeanVillas-2no.markethouses
FuntleyCottages-2no.markethouses PumpingStationandAdjacentDetachedHouse-2no.markethouses
BusinessParki-4no.markethouses
BusinessParkii-5no.affordablehouses
Design and Access Statement - October 2013 Page55181
17.7m
176
168
Drain
33
27
35 38
19 RO
EBUC
KA 1
3
STAGW
AY
21 28
32
3
2
4
1
1511
LANESR
DrainB Slope
191
RH
14.6m
184
LB
Works
Track
HouseMill
180
Drain
Def
Path(um
)
18.9m
MAYLES LANE
43
40
Path
FF
23.2m
FB
Path
CottageDell
Funtley Dell
Def
Und
1
2
Post
MP .5CottagesDell Vue
30.5m
Post
FB
se Farm
Pond
LodgeKnowle
25.3m
26.5mStaSubEl
7DEERGRASS WALK
23.2m
14
11
ORCHID CLOSE
8
2
1
69
2
16
113
111
103
Playground
River M
eon
Dra
in
Sluices
The Sidings
Post
H3
AB1
KNOW
LEAVENUE
117
Playground
15 to 49
BarbastelleW
alk 1 to 3
Lincoln House
1
8
1to3
201
Beacon House
200
203 13 NOCTULE COURT23.2m
H1
G3
G1
B2
ESS
E1
E2
F3
CottagesFarm
4
F1
21
3 Business Centre
C1
C2
Business ParkKnowle Village
4to6 7
Corner
Mayles
14
1to3
4
3
1
Mushes Coppice Path
Pond
22.6m
ViaductKnowle Hatches
Drain
Drain
Drain
Drai
n
North Park
5
1
Knowle Farm
North Park Farm
2
Works
33
27
Path(um
)
(disused)Pit
Dean Villas
12
VillasDean 1a 1b
1
Dean Villas
CottagesTotsome
4
5 6
10
5
1311
Path (um)
Track
Co Const, CP & ED Bdy
Def
BERE LANE
11
65
61
House
Aldford
82
Fitzgerald Court
75
1to5
1 to 8Mackeith Court
1
107
VillasDean
83
1 to 8
88
Coe
Hou
se
ESS
PORTLAND WAY
6
4
1to
9
1
1to
9
1
7074
ESS
58 1to3
4 to 12
Pembroke
Place
Allington
House
1to
6
1to9
95
91
1
6
SERO
TINE
CLOSE
87
Appleby Court
1 to 9
Chesnut House
6
1to
13
BOUNDARY WALK
Pater Court
Shawcross Place
Kingswood Place
14to20
Regents
Court1 to 12
21to
32
3
Manley Hou
se
1to9 1 to 621
15
33to38
CourtSaxe1 to 12
39to
47
36
11
18
14
12
CHARITY VIEW
5
26
PARKAPPROACH
1
2
1
1to9
1to
14
CONSO
RTM
EWS
868284
West Mews
1to7
Cardingham Court1516
ESS
212
18
Court1
to15
Carisbrooke
Portchester
House
8to
14
SquareNorth
1to8
76
Square
1to
9
South
Brandt House
PastonH
ouse1
to9
ESS
47
67
58
5042
38
41
34 36
37
8to
10
East Mews
1to7
1to
15
33 3531 32
22 to 29
1921
18 20 15 17
11
16
12to15
1 to 6
12
97 6
Corner
1 to 6
Bickleigh
House
Mayles
5
1
Amberley
Court
221
220
KNOWLE AVENUE
1
5
LESSER HORSESHOE CLOSE
233
232
11
21
15
7
1
PIPISTRELLE
WALK
8
Crowlin House
1to8
9
Chapel
25
47
4339
4440
1
41
31
Posts
45 46
Playground
Victoria Mews10 12 9 11
1
6 8 5 7 4
El Sub Sta
1
16
18
Posts
4
25
2
The To
rrs
1to3
21
2
20
GREATER
HORSESHOEW
AY
30
19
2729
Playground
2
10 1214 16
Hall
18
79
Games Court
11
Cottage
Torrs
3
19
KNOWLE AVENUE
5
1115
Playing Field
Skateboard Bowl
Path (um)
Track
Cemetery
MAYLES
LANE
41
4745
49
57
El Sub Sta
4555
00
4556
00
4557
00
4558
00
4559
00
4560
00
4561
00
4562
00
4563
00
4564
00
108500
108600
108700
108800
108900
109000
109100
109200
109300
109400
109500
109600
109700
109800
A2
TITLE
DATEDRG NO SCALE SIZE
PURPOSE OF ISSUE REV. DATE INITIALS
Tel: 0300 1234500Email - [email protected]
www.homesandcommunities.co.uk
Information shown is correct to the best of Spatial Intelligence Department's knowledge at date of issue.This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of theController of Her Majesty's Stationery Office. © Crown Copyright.Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings.Homes and Communities Agency GD 100024393
31/01/2013 1:2,500GML870_OS
KNOWLE HOSPITALWINCHESTER
AB
D
Agricultural Land
E
Cii
Ci
KnowleVisionOverview
This package of proposalswill deliver 21 dwellings, 11 ofwhichwill beaffordablehousingunitsofferingamixofflatsandfamilyhousestomeetarangeoflocalneeds.Thebalanceof10markethousesareamixofnewdetachedandsemi-detachedunits,andonebuildingconversion.Ineachcase,thedesignofhousingproposedisbestsuitedtothesite’scontext.
Themainreasonwhythesesitesareproposedasapackageisthat,inthisway,thedirectprovisionofaffordablehousingcanbeachieved.Thiswillmaximisethecommunitybenefitarisingfromthere-useofthesesites.