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Introduction12.1 This Chapter deals specifically with the new

communities in the District, and each hasspecific proposals setting out therequirements for their development. Theserequirements cover all the aspects needed toenable them to become communities in theirown right.

12.2 The Local Authority has worked closely withthe Department of Health to establish a newuse for the former Knowle Hospital buildings,located in the countryside south of Wickham.The Winchester District Local Plan (1998)therefore provides for the creation of a newvillage containing a range of uses, retainingthe most important buildings and spaces, andrespecting the site's prominent countrysidesetting.

12.3 A larger new community is proposed in thesouth-east of the District, west ofWaterlooville, one of four Major DevelopmentAreas proposed in the adopted CountyStructure Plan (Review). This Plan defines theextent of the area expected to accommodatedevelopment, and sets out the requirementsfor the preparation of a Master Plan, whichshould be prepared before detailed proposalsare considered.

12.4 The adopted County Structure Plan (Review)policy H4 also requires the Local Plan to makeprovision for possible additional MajorDevelopment during the Plan period. Theproposals for West of Waterlooville andWinchester City (North) below (NC.2 andNC.3) identify "areas of search" sites withinwhich such provision will be made, if a needis identified. Work is continuing on refiningthese areas and the aim is to include moredetails in subsequent versions of the LocalPlan.

Knowle

Background

12.5 Outline planning consent for the Knowledevelopment was granted in 1994, inaccordance with the principles of theDevelopment Brief, also adopted in 1994.The Brief requires a comprehensive MasterPlan to be prepared for the site beforedetailed proposals are considered. A MasterPlan was approved in 1998, and thisestablishes a framework for the developmentof the site. An Urban Design Framework wassubsequently approved in 1999.

12.6 The Master Plan incorporates some changeswithin the site to enable a development thatrespects the character of all the buildingsproposed for retention. Since theDevelopment Brief was prepared, the extentand number of listed buildings has beenrevised, and a number of additional buildingsare proposed for retention, including theprominent South Block in the southern partof the site. The Master Plan thereforeproposes a rearrangement of some of theland uses within the Development Brief area,to provide for the retention of the additionalbuildings, and an additional open area infront of the South Block to enhance itssetting. Revisions to the open space areas tobe retained (subject to Proposals RT.1 andRT.2), the retained buildings, and the areas toaccommodate new built development, aretherefore incorporated in Inset Map 16.

12.7 Detailed planning permission has beengranted for parts of the site in accordancewith the principles of the Master Plan, andthe new village is currently underconstruction. A new access road from the A32(in the adjoining Borough of Fareham) was aprerequisite of the development and is nowthe primary access to the site. A legalagreement provides for complementarytraffic management measures on the roadsthat formerly served the Hospital (MaylesLane and River Lane). It also incorporates theprovision of improved public transportservices, and safe pedestrian and cycle routesto the adjacent settlements of Wickham andFareham.

12.8 Some areas within the area subject toProposal H.2 of this Plan are not covered bythe Master Plan. This includes the businessuses on land between the Hospital site andthe railway, and existing residential usesaround the edge of the development. If anydevelopment takes place in these adjoiningareas, the Local Planning Authority will needto ensure that proposals relate well to thenew community, and its access arrangements.

Proposal NC.1

Within the defined policy boundary forKnowle, planning permission will begranted for the re-use of the site andbuildings to create a new rural community,provided that development proposals:

(i) provide a range of appropriate usesto include:

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� a mix of dwelling sizes and types,including affordable housing, inaccordance with Proposals H.5and H.7;

� employment uses falling withinUse Class B1 (Business);

� adequate facilities and services toserve the community, inaccordance with Proposal DP.12,the provisions of theDevelopment Brief and MasterPlan;

� adequate public, private andamenity recreational/open space,in accordance with ProposalsDP.6, DP.7 and RT.3;

(ii) provide, or contribute to theprovision of, the physical and socialinfrastructure necessary to serve thecommunity both on and off-site. Thiswill include: � the completion of the new

primary access between the siteand the A32 prior to theoccupation of the dwellings,traffic management measures todiscourage the use of existingaccesses, and adequate links tothe local footpath and bridlewaynetwork, including provision for abridleway link, to provide acontinuous bridleway route fromFareham to Wickham (as part ofProposal RT.9);

� appropriately enhanced publictransport arrangements andpedestrian and cycle links to andfrom the site;

� upgrading/renewal of thesewerage and water supplysystems, and other physicalinfrastructure;

� the use of the Church as acommunity hall;

� local shopping and associatedsocial facilities in a new villagecentre;

� adequate recreational andeducational facilities;

(iii) retain and bring into beneficial usethe listed and other buildings thatmake a positive contribution to thewhole complex. Proposals for thesebuildings will be expected to:� conserve their architectural

features and scale;

� ensure their upkeep andmaintenance prior to conversion,which should be undertaken inaccordance with an agreedphasing programme;

� accommodate car parking,private amenity space, etc, whilstconserving the relationship of thebuildings to the surroundingspaces, landscaping and otherfeatures;

(iv) incorporate new development/redevelopment, which will beexpected to:� relate well to existing buildings in

terms of size, height and locationto create an attractive communityand a sense of place;

� conserve the main landscapefeatures of the site andincorporate them into thedevelopment proposals. Ofparticular importance are thetrees in the enclosed courtyardareas and around the edge of thesite. New planting will beexpected to reinforce andmaintain or enhance thelandscape features of the site,taking into account its prominentcountryside location;

� conserve the main features ofnature conservation interest.Development proposals will beexpected to incorporateprotective measures, whereappropriate, in accordance withProposals C.8 - C.10;

� include appropriate noiseattenuation measures,particularly in relation to thewestern part of the site;

(v) be planned and managedcomprehensively to ensure that newfacilities and services are provided in

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conjunction with development, inaccordance with the requirements ofProposal DP.12, having regard to theprovisions of the Development Briefand Master Plan;

(vi) accord with Proposal DP.3, otherrelevant proposals of this Plan, andthe provisions of the Knowle VillageDevelopment Brief and Master Plan.

General principles

12.9 The Development Brief and Master Plantogether provide an overall framework forthe development of the site, setting out inmore detail how the requirements ofProposal NC.1 should be implemented.

12.10 New development should relate well to theretained buildings and landscape featuresand form an integral part of the overallcomplex.

12.11 Development should be phased inaccordance with the provisions of the MasterPlan, to ensure that the retained buildings arerestored and converted, infrastructure isprovided in step with development, andproper provision is made for communityfacilities. Development proposals shouldincorporate structural landscaping, retainexisting important trees in the enclosedcourtyard areas, and provide car parking,open space and recreation areas whilstretaining the important features of the site.

12.12 The established landscape features on thesite should be reinforced by substantialstructural landscaping. This should soften theappearance of the development, provide a

new edge to the settlement, and protect theamenities of patients remaining atRavenswood and occupiers of existing andproposed housing. The layout of the siteshould also provide for the retention ofexisting landscape features within the siteand the provision of new landscaping toenhance the appearance of the development.

12.13 There is a woodland area of some ecologicalvalue in the south-western part of the site. Itis to be retained and incorporated within thedevelopment, providing the opportunity forlimited public access. A footpath is to beprovided to link with the proposed bridlewaybetween Fareham and Wickham (ProposalRT.9).

Housing

12.14 About 575 dwellings are expected to bedeveloped at Knowle, and the developmentshould be complete by 2005. The LocalPlanning Authority has sought a proportionof affordable homes, in accordance with therequirements of Proposal H.5, and these arebeing provided as an integral part of thedevelopment. The development shouldinclude a mix of dwelling types and sizes, andachieve a net density of 30 - 50 dwellings perhectare, in accordance with Governmentguidance and Proposal H.7 of this Plan. Atleast 50% of units, including those providedas subsidised affordable homes, should be 1or 2 bedroom units, to increase theavailability of units currently in short supplyin the area.

12.15 The site is bounded to the west by a liverailway line, and to the west of the railwayline there is a shooting ground which maycause noise disturbance from time to time.Any development on the western part of thesite should, therefore, incorporate noiseattenuation measures, although it may bepossible to resolve some of the difficulties offthe development site.

12.16 Development proposals should be of a highdesign standard, complementing andenhancing the character of the retainedbuildings, which are shown on Inset Map 9.The design and layout should particularlyaddress the Hospital's institutional character,whilst maintaining its overall sense of scaleand massing.

Employment

12.17 The area between the former Hospital accessroad and the railway is suitable for small

“Development proposals should retain and bringinto beneficial use the listed and

other buildings”

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industrial and business uses, subject to theiruse falling within Use Class B1 (Business).Uses falling within Class B2 (General Industry)may exceptionally be permitted where thesewould not harm the environment of the area,the amenities of residential properties, orlead to excessive traffic generation, bearing inmind the location of existing and possibleproposed new dwellings and the means ofaccess to the site. The existing avenue ofmature trees that borders this area should beretained and reinforced as appropriate withadditional planting to screen the eastern sideof the site.

Community facilities

12.18 Development should provide adequatecommunity and indoor recreational facilities.The Chapel is to be retained, and may providesuitable accommodation for some of thesefacilities.

12.19 The creation of a new "village centre" isproposed within one of the retainedbuildings. Provision should be made withinthe centre for community and leisurefacilities, including some retail uses. Allfacilities and services provided in conjunctionwith the new development should be inaccordance with the requirements andphasing set out in the Master Plan.

Open space and recreational facilities

12.20 The developer is required to submit details ofall the recreational and sporting provision tothe Local Planning Authority for approval,prior to the occupation of any part of thedevelopment. This provision shouldaccommodate children's play areas, sportsgrounds and general informal open space inaccordance with the requirements ofProposal RT.3 of this Plan.

12.21 Suitable equipped children's play areas,casual play space and space for generalinformal use should be dispersed around theKnowle development, so that all housingareas have ready access to these facilities.The woodland area to the west of the site isalso suitable for some general informal use,although any public access will need to haveregard to the features of nature conservationinterest.

12.22 Most of the sports grounds required shouldbe provided on the retained playing field areaon the north-east side of the site, but a smallamount of the provision should be made in

Wickham, in association with other sportsgrounds needed to serve the parish. Thedevelopers are to make a financialcontribution to allow the land and facilities toserve Knowle to be provided there. Land tothe east of Mill Lane, adjacent to theCommunity Centre, is reserved on Inset Map44, in accordance with Proposal RT.4 of thisPlan.

Access and services

12.23 A new road to serve the development hasbeen constructed from the A32 to the east ofthe site, most of which is off-site and in theadministrative area of Fareham BoroughCouncil.

12.24 Developers will be responsible for providingor upgrading all the roads and sewers neededas a result of development. This will includemeasures necessary to discourage the use ofthe existing access roads. The existing on-siteroads are to be rationalised and a new roadhierarchy created as part of the overalldevelopment of the site.

12.25 Developers will need to ensure that anefficient public transport service is availablebefore the new village becomes established,and this will require discussions with the railand bus operators. Whichever service isadopted, developers will need to provideappropriate bus and/or train stoppingfacilities as part of the development atKnowle.

12.26 The new community will need good access tofootpaths, cycleways and bridleways in theadjacent countryside, and Proposal RT.9 ofthis Local Plan provides for the fullimplementation of a long-distance bridleway.It is already in use to the north of Knowle toWickham and beyond and to the south ofKnowle to Fareham, but a link adjacent to theKnowle area is yet to be provided. The LocalAuthority will seek to enable its provision,and the preferred route is indicated on InsetMap 16. There may, however, need to bevariations to this route, which would beundertaken through the formal bridlewaydedication procedures. The developers are tomake a financial contribution to improvepedestrian and cycle access to the site.

12.27 The developers are also to make financialcontributions towards improving educationalfacilities at Wickham School. These will fundthe cost of the four additional classroomsneeded to serve the Knowle development.

West of Waterlooville

Background

12.28 A new community is proposed at West ofWaterlooville, one of four MajorDevelopment Areas (MDAs) required by theHampshire County Structure Plan 1996-2011(Review). The Structure Plan indicates thatthe new community should help to meet thedevelopment needs of south-east Hampshireand support the continued economicregeneration and associated environmentalimprovements in Portsmouth, Havant and thesurrounding urban area.

12.29 The development area is situated within thesouth-east extremity of the Local Plan Area,adjoining Waterlooville, which is within theadministrative area of Havant BoroughCouncil. The majority of the developmentarea is within Winchester District, but a smallpart is within Havant Borough. WinchesterCity Council and Havant Borough Council aretherefore working in partnership to plan forthe new community. The Winchester DistrictLocal Plan deals only with that part of thedevelopment area that falls within itsadministrative boundary. The HavantBorough District-Wide Local Plan, preparedby Havant Borough Council will set outcomplementary proposals for that part of thedevelopment within its own area. HavantBorough Council has recently published arevised draft deposit Local Plan for theBorough, but this does not at present set outproposals for the new community whichincludes specific proposals for part of theMDA.

12.30 Although the development area straddlestwo local authority boundaries, acomprehensive Masterplan for the wholedevelopment area will be required and it isthe intention that this will be jointly preparedand agreed by Winchester City and HavantBorough Councils. Development will not bepermitted until the Masterplan has beenprepared and adopted. The proposals for theMDA set out in this Plan are based upon aMasterplan Framework which will form thebasis for more detailed work. The mainfeatures of the Masterplan Framework,most of which have also been agreed byHavant Borough Council, are shown forillustrative purposes at Diagram 1 (loose infolder).

Development options

12.31 There are two alternative developmentoptions for the MDA at Waterlooville. Theseare shown on the maps below in a schematicform. The area highlighted represents thatneeded not only for new housing, but alsofor employment, public open space and newsocial and community facilities as well as forlandscaping. Inset Map 41 shows thepreferred option for the new community, butonly deals with that part of the developmentwhich is within the administrative area ofWinchester City Council. Both options havethe same overall development 'footprint'. Thedifference between them relates to howdevelopment might be phased within therespective parts of the site to meet theStructure Plan's immediate requirements, fora mixed-use development of 2000 dwellings,30 ha. of employment land and associatedinfrastructure requirements, and the futurepotential need for an additional 1000dwellings, should a compelling justificationfor this be identified.

12.32 In Option One, development is concentratedaround Waterlooville Town Centre and theBrambles Business Park, to the east of thepowerlines and to the north of the ridgelinethat runs east-west across the site. In thiscase, the "area of search" to meet anyadditional development requirements isconcentrated to the south of the ridgelineand to the west of Purbrook. An area to meetformal and informal recreational needs islocated to the south of Purbrook Heath Road.

12.33 In Option two, the majority of development isagain concentrated around WaterloovilleTown Centre and the Brambles Business Park.However, some development to meet theStructure Plan's immediate requirements isalso proposed to be located south of theridgeline and to the west of Purbrook.Accordingly, in this case, the area of search tomeet any additional developmentrequirements is located further to the westand stretches north-south alongside the 'core'development area. An area to meet formaland informal recreational needs is againlocated to the south of Purbrook Heath Road.

12.34 The main factor accounting for the differentapproach towards the phasing ofdevelopment in the two options is whether asouthern access point to the developmentfrom the Purbrook Heath area should besecured at an early stage as part of an

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integrated transport strategy for the MDAand the surrounding Waterlooville/Purbrookareas. Initial technical work presents a strongcase for securing such a link to help managethe additional traffic arising from the MDAand to alleviate the potential implications ofadditional southbound traffic through thePurbrook area.

12.35 Further work is currently underway toinvestigate the feasibility of securing anaccess point from the Purbrook Heath area.This work will need to include an assessmentof the potential impact of a new road onimportant landscape and nature conservationinterests to the west of Purbrook andconsider the potential implications for theRowans Hospice. It should provide furtheradvice on the likely timing and phasing of thenew road.

12.36 Development Option Two is, subject to theoutcome of the studies referred to underpara. 12.35, currently the preferred option inthis Plan. This scenario is based on the abilityto secure a southern access road to the west

of Purbrook from the Purbrook Heath area atan early stage in the development. Where anew road is environmentally acceptable, isfeasible and can be secured early on, it cancontribute effectively towards an integratedtransportation strategy for the MDA andsurrounding areas. In this case, there wouldbe merit in some development comingforward to the west of Purbrook to meet theStructure Plan's immediate requirements,

(rather than being kept in reserve to meetfuture potential needs) provided that it islocated in a sensitive manner to respectenvironmental interests in this area. Somedevelopment to the west of Purbrook couldhelp to support the Purbrook local centre andwould be well related to the existing facilitiesand services in both Waterlooville andPurbrook. Where an element of developmentaccompanied the new road, it could furtherhelp to support the viability of a good qualitypublic transport link through the MDA.

12.37 Should the results of further technical workinto the southern access road reveal that sucha link is not feasible or cannot be secured; orthat the environmental impact would be

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unacceptable; or that the road would not beneeded unless the additional 1000 dwellingrequirement is triggered, Option One wouldbe considered preferable.

12.38 The results of the further technical work intothe new road will be taken into account inpreparing the Revised Deposit version of theLocal Plan. Proposals for the MDA may needto be amended in the light of these studies.However at the present time, DevelopmentOption Two is the preferred approach andProposal NC.2 below specifically relates tothis option.

Proposal NC.2

A new, mixed use community comprisingup to 2000 dwellings, employmentprovision, and associated physical andsocial infrastructure is proposed within thearea defined on Inset Map 41 to the atWest of Waterlooville. The part withinWinchester District is defined on InsetMap 41, which also defines themaximum extent of the area forhousing, mixed use, community facilitiesand other associated buildings andinfrastructure. It also defines the areafor employment. Such dDevelopment willbe permitted provided that:

(i) it is in accordance with acomprehensive Masterplan, to beproduced, including a detaileddesign brief which covers the wholesite and has been approved by theLocal Planning Authority;

(ii) it accords with Proposals DP.1 andDP.3 and secures a high quality ofdesign, and Proposal DP.8 whichseeks to minimise the use ofresources;

(iii) an environmental and sustainabilitystatement is submitted, demonstratingthat interests of acknowledgedimportance will be protected and anyadverse impacts mitigated, or thatthere is an overriding justification fordevelopment to take place in thelocation and manner proposed;

(iv) an integrated and balanced mix ofhousing, employment, recreation,education, social and communityfacilities is proposed, whichcontributes towards a sense of identity

for the new community including:� a mix of housing types and sizes,

including affordable housing tomeet identified local needs (seeProposals H.5 and H.7);

� approximately 30 hectares ofemployment development (UseClasses B1 and possibly B2 andB8), the majority to be locatedadjacent as extensions to theexisting Brambles Business Parkand phased in accordance withthe approved Masterplan. Whereappropriate, smaller-scale ClassB1 development may be locatedelsewhere as part of mixed usedevelopment;

� the reservation of land withinthe proposed employment areaadjoining the Brambles BusinessPark for a resource centre, toinclude provision for areplacement household wasterecycling centre and otherappropriate waste managementoperations subject to furtherstudy in the preparation of thedetailed Masterplan for the site;

� adequate facilities and services toserve the new community andwhere appropriate the existinglocal communities, includingprovision for local shopping,education, health care, a place ofworship, a cemetery and othersocial and community facilities asidentified by the Masterplan;

� adequate formal and informalpublic, private and amenityrecreation land/open space, inaccordance with Proposals DP.6,DP.7 and RT.3;

(v) the provision of the physicalinfrastructure necessary to serve thecommunity both on and off-site hasbeen provided or appropriatelysecured, including:

(a) the completion of appropriateaccess routes, including asouthern access route linkingto Purbrook Health Road in thevicinity of the Ladybridgeroundabout, from the

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development to the adjacenttransport network for public,commercial and private transport,cycling and walking. Transportprovision should:

� encourage greater use of publictransport, walking and cyclingand, in particular, integrate withthe A3 bus priority corridorproposals;

� provide good access for thesemodes within the site and toWaterlooville town centre, localemployment areas and schools;

� minimise the impact of trafficfrom the development onsensitive roads and residentialareas; and

� provide parking within thedevelopment in accordance withthe adopted standards.

(b) adequate improvements to thesewerage and water supplysystems, including where feasiblethe implementation of sustainabledrainage systems, are also made,together with arrangements toensure that the development isdesigned to ensure that therewould be no change in run-offand river characteristicsupstream or downstream of thedevelopment site and that itwould not result in any increasein flood risk;

(vi) the proper integration of newdevelopment with WaterloovilleTown Centre is achieved, with thetown centre acting as the focus forshopping, leisure and othercommunity activities for the newcommunity. Development shouldalso support and/or enhance the roleof existing local centres at Purbrookand Hambledon Road;

(vii) arrangements are made to enhanceinformal public access to thecountryside, which may include:� extending and/or improving the

recreational opportunities atPurbrook Heath;

� improving and/or extendingpublic footpath, bridleway andcycleway networks in thesurrounding countryside;

� taking advantage of strategiclandscaping planting within andaround the site, and otherlandscape features, to provideinformal recreational opportunitiesand improved public access to thecountryside;

(viii) the main landscape features of thesite are retained and incorporatedinto the development proposals withappropriate arrangements securedfor their long-term management andmaintenance including: � the substantial woodland blocks

to the west of Purbrook wherethe impact of developmentshould be minimised;

� important trees and hedgerownetworks;

� water features, which could beintegrated with greenways toprovide improved linkages to thecountryside for informal recreation;

� the main ridgeline that runs east-west across the developmentarea, which should form anintegral part of the structurallandscape framework and couldincorporate a linear open spaceto improve access to thecountryside;

� long distance views fromPortsdown Hill and the EastHampshire Area of OutstandingNatural Beauty, which should beprotected as far as possiblethrough the sensitive design andlayout of development and anappropriate landscaping scheme.

An advanced strategic landscapeplanting and management schemeshould be secured, funded andimplemented to reinforce, maintainand enhance the landscapefeatures, both on and off-site,before development commences.

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(ix) the main nature conservationinterests are protected andwherever possible enhanced inaccordance with Proposals C.9 andC.10. In particular, developmentshould avoid wherever possiblethe loss and fragmentation of theSites of Importance for NatureConservation (SINCs) to the west ofPurbrook and protect waterwaysand hedgerow features. Opportunitiesshould be taken to strengthen linksbetween these features to create anetwork of wildlife corridorsthroughout the development.Appropriate long-term managementand maintenance arrangements willbe required. Where development,such as a transport link or item ofinfrastructure, is necessary in aparticular location that affects aSINC, suitable design and mitigationmeasures will be required tominimise the impact;

(x) the local gap between Waterloovilleand Denmead as defined on theInset and Proposals Maps ismaintained in accordance withProposal C.3;

(xi) residential development is phasedand implemented in step with theprovision of employment and socialand physical infrastructure, inaccordance with the Masterplan.;

(xii) it can be demonstrated that themost efficient use is made of landproposed for development havingregard to the provisions of theMasterplan, government guidanceon housing density and theamount of housing permitted inthe early phases of development.

An "area of search" The maximum extentof a reserve area sufficient toaccommodate an additional 1000 dwellingsis also identified. This additionaldevelopment will not be permitted in thisarea unless a compelling strategicjustification for additional housing isidentified by the strategic planningauthorities. Until such time countrysidepolicies will continue to apply to the "areaof search" reserve area. If the reservehousing is required, the precise extent

of the area identified on Inset Map 41within which housing and associatedbuildings will be permitted will dependupon the density proposed and theextent of the land permitted toaccommodate the 2000 dwellings.

No development will be permittedwithin the boundary of the newcommunity which would prejudice itsproper development, including thepossible development of an additional1000 dwellings.

Masterplan

12.39 Inset Map 41 identifies land sufficient toaccommodate a comprehensively planned,mixed use new community comprising up to2000 dwellings, 30 hectares of employmentland and associated physical and socialinfrastructure. The development of this areawill not be permitted until a comprehensiveMasterplan for the whole site has beenadopted by the Local Planning Authority.

12.40 The Masterplan will identify the detailedcapacity of the area to accommodatedevelopment and define a precisedevelopment boundary. It will be required totest possible design solutions for the area,including examining residential densities andthe layout and form of development, tocreate a compact new community, with asense of place that engenders a strongcommunity identity. The appropriate densityof residential development will be dependentupon a variety of factors and will vary acrossthe site. The landform, topography and othernatural features such as hedgerows andwoodlands will exert a major influence on theoverall design concept. PPG3 advises that theresidential development should achieve anaverage net density of not less than 30dwellings per hectare. This will, therefore, bethe minimum acceptable density for thedevelopment as a whole, but theconsequences of achieving significantlyhigher residential densities than this shouldbe tested and expressed through theMasterplan process before a final decision ismade about the most appropriate form ofdevelopment.

12.41 Community involvement in the preparationof the Masterplan will be necessary,particularly in examining the merits ofdifferent design solutions, including higher

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density development options. Work on theMasterplan has commenced and it isanticipated that the Masterplan will be welladvanced by the time the revised depositLocal Plan is published.

Development principles

12.42 The northern part of the area allocated forthe development of 2000 houses (see InsetMap 41) has the scope to accommodate welldesigned, higher density development,particularly where it abuts WaterloovilleTown Centre and the urban edge. This areacould potentially accommodate 2000dwellings or more, should a higher density ofdevelopment be shown to be achievable andacceptable through the Masterplan. Thispossibility must be carefully tested during thepreparation of the Masterplan. The CityCouncil is keen to maximise the developmentpotential of this part of the site, so as toreduce development pressures on the moreenvironmentally sensitive areas to the south,around Purbrook.

12.43 The southern part of the site, immediately tothe west of Purbrook, raises complex designissues. This area is particularly attractive, withmature woodlands, many of which aredesignated as SINCs. Existing traffic on thelocal highway network already leads to somecongestion along London Road, particularlythrough Purbrook. The need for an adequatetransport solution to avoid the developmentarea exacerbating these problems excessivelyis a major issue for local people. It has beenconcluded that a southern access point to thedevelopment should be secured where thisproves feasible and, for this reason, theproposed development area extendssouthwards to Purbrook Heath Road.

12.44 Development of the land to the west ofPurbrook requires careful consideration toensure that the new road and associateddevelopment can be accommodated toprotect as far as possible important localenvironmental features, particularly theintegrity of the woodland blocks, and tominimise ecological and visual impact. Thepotential impact of a new road on the tranquilsetting of Rowans Hospice will also needcareful consideration. A detailed feasibilitystudy is being carried out to examine possibleoptions for the alignment of a new roadthrough this area, including the issues ofphasing, land ownership and potentialenvironmental impact. The Local Planning

Authority will need to be satisfied that thebenefits of a new southern access pointoutweigh any impact on the woodlands andSINCs. Limited accompanying developmentwill be permitted and should be of highquality, possibly at a lower density, to minimiseenvironmental impact as far as possible.

12.45 Depending on the outcome of the feasibilitystudy referred to above, it may be necessaryfor the new access road to join the A3 to thesouth of Purbrook Heath Road. The Planallows for this possibility, but generally seeksto avoid development to the south ofPurbrook Heath Road, other than forrecreational purposes.

New paragraph Inset Map 41 identifies the maximumextent of the land required for up to 2000dwellings, mixed-use, community facilitiesand other associated buildings andinfrastructure. It is based on an averagenet residential density of approximately 40dwellings per hectare. However, In theinterests of creating a compact newcommunity and minimising land take,developers will be encouraged to build atthe highest appropriate density. A phasedrelease of the land for up to 2000dwellings is therefore proposed to enablethe land take to be reduced if higherdensities than presently envisaged areachieved in the early phases.

New paragraphThere are expected to be considerablevariations from the average net densityacross the site, dependent upon a numberof factors including topography, existingnatural features and the proximity of thetown centre, local facilities and publictransport routes. In particular, higherdensity development should be providedwhere the site abuts Waterlooville TownCentre and the urban edge.

New paragraphSustainable drainage systems (SuDS) havesignificant advantages for the waterenvironment and for nature conservation.Residential development at densities of 40dwellings per hectare or lower is likely topermit the implementation of SuDS. In theevent that higher densities are achievable,developers will need to explore thefeasibility of implementing SuDS.

New paragraphProposed built development is located

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away from the southern part of the MDAto minimise the impact of thedevelopment on sensitive ecologicalfeatures in the area to the west ofPurbrook and on the Rowans Hospice.

The "area of search reserve area"

12.46 Inset Map 41 also shows an "area of search" a"reserve area" for up to an additional 1000dwellings. Some or all of this area may berequired to meet strategic housing needs,should a compelling justification beidentified. The strategic planning authorities(Hampshire County Council, SouthamptonCity Council and Portsmouth City Council) willdetermine whether such a justification hasbeen established. The Masterplan process willdetermine how much of this additional landthe reserve area would be required toprovide the additional 1000 dwellings, takingaccount of the capacity of the allocateddevelopment area.

12.47 Although the need for the additional housinghas not yet been "triggered" by the strategicplanning authorities, it is sensible to plan forthe possibility that all the land will need to bedeveloped. This is particularly important inrelation to the provision of infrastructure andthe design concept adopted. The Masterplanwill, therefore, be required to considerinclude the "area of search" reserve area.

12.48 Unless or until such time that additionaldevelopment is "triggered" the countrysidepolicies of this Plan will be applied to the areaof search reserve area shown on Inset Map41. Moreover, no development will bepermitted that would prejudice the properplanning of the new community includingthe reserve area.

An integrated and balanced community

12.49 The new community will provide for large-scale, mixed use development, including theco-ordinated and integrated development oftransport, housing, employment, health,community and social facilities, shopping,education, formal and informal recreationand leisure facilities and other identified localneeds. The aim is to achieve a high quality,well designed and balanced new communitywith a strong sense of identity and place.

Housing

12.50 Residential development should include agood choice and mix of housing types andsizes. The range of housing types should

include a sizeable proportion of smallerdwellings (1 and 2-bed units) to reflect theidentified housing needs of the local area.Winchester City Council currently seeks 50%smaller dwellings on larger developmentsalthough further work is required to establishwhether it would be appropriate to requirethis proportion in the Waterloovilledevelopment. The results of an updatedhousing survey undertaken in 2002 onbehalf of the local authorities in SouthEast Hampshire conclude that a largeproportion of small units is also requiredto meet needs in South East Hampshire.Therefore 50% of the MDA total housingprovision will be sought in the form ofsmall units (as defined in Proposal H.7).

12.51 The development will be expected to provideaffordable housing and other housing tomeet any special housing needs that may beidentified within the south-east Hampshirearea. This Plan seeks 35% affordable housingin development schemes within WinchesterDistrict (see Proposal H.5). An updatedhousing needs survey is currently beingundertaken by Havant Borough Council inpartnership with Winchester City Council,East Hampshire District Council andPortsmouth City Council. The analysis of theresults will specifically address the role of theMDA in meeting local needs and enable theappropriate proportion of affordable housingfor the development area to be determined(which may be different from the proportionsought under Proposal H.5), along with anyidentified special housing needs. However,the MDA will meet a wider sub-regionalneed, and will contribute to the affordablehousing needs of a number of adjacentLocal Authorities in addition to thisDistrict. The updated housing need surveyreferred to above concludes that a 50%proportion of affordable housing wouldbe justified in the MDA, and split betweenrented and shared equity, the proportionsto be determined in the light of up to datesurvey work. The Local Planning Authoritywill therefore seek a proportion of 50%subsidised affordable homes within theMDA. Affordable housing provision will beexpected to be fully integrated with thedevelopment of market housing and to bedispersed within the development area.Concentrations of large numbers of affordablehousing should be avoided in one location.

12.52 It may be appropriate to locate affordable

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housing closest to public transport andcommunity facilities, where residents arelikely to have limited car ownership levels.This is particularly important for any specialneeds provision.

Employment

12.53 The new community will includeapproximately 30 hectares of newemployment land, most of which should belocated adjacent provided as extensions tothe existing Brambles Business Park, to takeadvantage of the good accessibility to theA3(M) and strategic road network. Expandingthe Brambles Business Park would create asignificant strategic site (approximately 57hectares in total) and provide a location andaccommodation that is needed by localbusinesses. The remainder of theemployment provision should be providedin the form of mixed use development orsmall-scale workshops adjoining the localcentre or at other appropriate locationswithin the MDA.

12.54 Employment development should includeprovision suitable for local businessexpansion and relocation. In Havant BoroughCouncil's recent Business Property NeedsSurvey (August 2000), 76% of respondentssaid that half to nearly all their workforcewere local residents and these were thebusinesses most likely to have increased theirworkforce in the last five years. Allowing forthe expansion of existing businesses willtherefore help to avoid losses of localemployment and secure a viabledevelopment, based on known demand.

12.55 The decline in the manufacturing sectorlocally suggests that the main emphasisshould be on the generation of jobs, biasedtowards the industrial sector, especiallymanufacturing. However, there should be amix of uses within Use Classes B1, B2 and B8,in order to promote diversification andgreater robustness in the area's employmentbase, although B8 uses (Storage andDistribution) should be limited due to theirgenerally low employment generation andhigh commercial vehicle use. The distance ofthe area from the motorway network alsoindicates that the site is less likely to beattractive to such uses.

12.56 Developers will be expected to contribute tothe provision of training schemes for localpeople, which will assist with development

and business take-up. This will be especiallyimportant where new businesses are likely torequire skills that are not available locally.There may be scope for linkage to SingleRegeneration Budget funding, where benefitsto the areas such as Wecock and Leigh Parkcan be shown.

12.57 The successful enterprise centres at BramblesBusiness Park and Broadmarsh indicate that asimilar centre may be appropriate to cater forstart-up businesses, as well asaccommodation for businesses that need toexpand. There may also be the opportunityfor a business cluster or innovation hub,building on the uses at Brambles BusinessPark and Aston Road/Aysgarth Roadindustrial estate. This would help to reinforcethe role of the older industrial estate andintegrate with the MDA. Links to a University,such as Portsmouth or Brunel, or otherresearch establishments, such as the DefenceEvaluation Research Agency (DERA), couldalso benefit the development of businesses.

New subheadingResource Centre

New paragraphThe employment allocation includes areservation of approximately 2.8ha. for a'resource centre', the purpose of which isto make the community as sustainable aspossible in terms of the consumption ofnatural resources. In terms of waste, thiswill mean minimising the need for wastedisposal facilities by maximising reuse andrecycling through the provision of localreception and processing facilities. Theresource centre will include a site ofaround 0.4ha for a new Household WasteRecycling Centre to replace the existingfacility off Hambledon Road, which hasoutgrown its location. The exact nature ofother uses required by Hampshire CountyCouncil as Waste Disposal Authority wouldbe determined by the precise location ofthe site, its access, proximity to dwellingsand the needs in the area at the time ofsite availability. The resource centre couldalso include a site of approximately 0.5hafor a small 'biomass plant'. This would be afacility to generate a small amount of heatand power from coppice arisings andsimilar material that would provide asource of sustainable and renewableenergy to serve part of the needs of thenew development. Detailed proposals for

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any of the elements of the resource centrewill need to provide for the satisfactoryrouteing of heavy goods vehicles tominimise any adverse impact on Denmead,Hambledon and Southwick.

Transport

12.58 Innovative transport solutions will be criticalto the success of the development area, itsrelationship to Waterlooville and itsacceptance by the local community.Development proposals should be aimed atavoiding exacerbating transport problems onthe existing network excessively, if possibleseeking to alleviate congestion on the A3corridor, and to improve transport choice byensuring that the new community has goodpedestrian, cycling and public transportaccess to Waterlooville town centre.

12.59 Careful consideration has been given to howaccess to the new community can bestcontribute to these objectives and a numberof potential means of access have beenidentified. Further transport studies andassessments will be required before a finaldecision is taken. However, the potentialchoice of access has been influenced by thedesire to avoid loading excessive additionaltraffic onto the A3 corridor, particularlythrough Purbrook. The proposed southernaccess point is particularly sensitive, since thealignment of a new road to the west ofPurbrook is likely to have some impact onnature conservation interests and may affectthe tranquil setting of the Rowans Hospice.As a matter of priority a feasibility study isunder way to examine these matters.

12.60 The location of the new communityimmediately adjacent to Waterlooville towncentre offers substantial opportunities toencourage walking, cycling and publictransport. The Masterplan for the newdevelopment will promote a developmentdesign and layout that maximises travelchoice by these modes.

12.61 The South Hampshire Rapid Transit proposalsare integral to the local transport strategy forthe Waterlooville area. The A3 bus prioritycorridor proposals are already beingimplemented and improvements along thecorridor are being phased over the next fewyears and are due to reach Waterloovilletown centre by 2004/5. Provision for A anew bus priority link through thedevelopment area should be secured to

ensure an integrated transport system for thewhole area.

New paragraphCareful consideration has been given to howaccess to the new community can bestcontribute to transport objectives. Theproposed vehicular access points are shownon Inset Map 41. They include an access fromthe A3 at or in the vicinity of the Ladybridgeroundabout to provide a southern accessroad for the new community.

New paragraph The southern access road is required tominimise the volume of traffic originatingfrom the MDA needing to use the A3through Purbrook. It is also required toenable the provision of a good qualitypublic transport link through the MDA.The southern access road is thereforeexpected to be provided at an early stagein the development. Its alignment willneed careful design to minimise its impacton important nature conservation andlandscape features to the west ofPurbrook and to preserve the tranquilsetting of the Rowans Hospice.

New paragraph At the northern end of the development,provision is made for two access pointsonto Hambledon Road. The northernmostof these is intended to be constructed inconjunction with a bus-only link within thesite to further facilitate the provision of agood quality public transport link throughthe MDA including a connection withCowplain Secondary School to the north.

New paragraph Vehicular access to the main newemployment areas is proposed fromElettra Avenue and Waterberry Drive(within the Brambles Business Park) tominimise the volume of heavy goodsvehicles needing to use the roads withinthe MDA. It is also expected that there willbe vehicular connections, as well aspedestrian and cycle links, between theemployment areas and the remainder ofthe MDA to facilitate access for othertraffic including buses. Appropriate trafficmanagement measures will need to beconsidered to restrict the use of theseconnections by heavy goods vehicles.

New paragraphNo vehicular access to the MDA will bepermitted from Closewood Road or

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Newlands Lane. Careful consideration willbe given to the appropriate routing ofconstruction traffic before planningpermission is granted for anydevelopment.

Community services and facilities

12.62 Provision should be made for new and/orimproved local services and facilities to meetthe needs of the new community, in step withor advance of new housing provision. It willbe important to ensure that new socialinfrastructure is in place early on in thedevelopment of the community. Some of themain community facilities that will be neededare considered below, but a range of otherfacilities and services required by thedevelopment will be identified in theMasterplan.

Education provision

12.63 The Local Education Authority's policy is that,where possible, primary schools should bewithin walking distance from the homes ofpupils within the area to be served, with safe(preferably segregated) routes for journeyson foot or bicycle and related to publictransport. Therefore, provision for primaryeducation should be made within thedevelopment area.

12.64 The development of 2,000 houses willgenerate a need for one new primary schooland if development extends to 3,000 housesa second primary school would be required.Given the aim of educating primary childrenlocally, the new primary school should beavailable very early in the developmentprogramme. Because it can take three yearsfrom initial programming to completion of aschool, temporary accommodation is likely tobe needed whilst a permanent school is beingbuilt.

12.65 The development will also generate ademand for secondary school places, but thiswould be insufficient to require a newsecondary school. Therefore, appropriateimprovements will be required to existingsecondary schools in the local area and saferoutes to schools should be established. Thiswill need to be reflected in design of thefootpath/cycleway network and publictransport links within the development area,and improvements to off-site links are alsolikely to be needed.

12.66 Government and local authority funding fornew schools is insufficient to cover the full

cost of provision. As the need for educationprovision is generated by the development,developers will be expected to provide alleducation facilities needed on-site (includinga second primary school when required) andcontribute to improved provision off-site forsecondary education.

12.67 The Education Authority must secureadequate provision of pre-school education,currently for all 4 year olds and to beextended to 3 year olds in the near future. Itis not normally a provider, this being achievedby involving the voluntary/community sectorand "not for profit" or fully commercialproviders. There will also be a need for daycare facilities for children in the 0-4 agerange. It will, therefore, be necessary to makeprovision for pre-school facilities. Increasingdemands, in terms of space and time,suggest that dedicated accommodation willbe needed, which should be provided by thedevelopers.

Health provision

12.68 Existing primary care services in theWaterlooville area are at capacity and newand/or improved primary health care facilitieswill be required as a consequence of the newdevelopment. Primary health care includes GPservices, pharmacies and dentists. The preciserequirements are still to be determined, butnew facilities could take the form of asurgery/health centre, a drop-in centre or amultifunctional building, which would meet arange of community needs. The Masterplanwill establish specific developmentrequirements, to which developers will berequired to contribute.

Neighbourhood centre

12.69 A new neighbourhood centre, acting a focalpoint for the new community, will berequired. This is likely to support a smallconvenience store and possibly other smallretail units. Community buildings, such as theprimary school and place of worship mayappropriately be located in theneighbourhood centre, which should also belocated having regard to the existingneighbourhood centres at Hambledon Roadand Purbrook.

New subheadingCemetery

New paragraphA cemetery is proposed on the land to thenorth of the Rowans Hospice with

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vehicular access from the proposedsouthern access road.

Integration with Waterlooville town centre

12.70 Waterlooville Town Centre will provide higherorder facilities and services and thedevelopment should be physically integratedwith it. The Masterplan will examine ways inwhich pedestrian, cycle and public transportlinks can be improved between the towncentre and the new community, including thefeasibility of changes to Maurepas Way toimprove accessibility and reduce trafficimpact. The town centre is currentlyorientated away from the development area.Havant Borough Council is looking a at waysin which the town centre can be better linkedto the development and detailed proposalswill be set out in the Masterplan.

Recreation and open space

12.71 Provision should be made for formal andinformal recreation and open space in linewith Winchester's and Havant's standards ofprovision, taking into account existing

deficiencies in the local area. This shouldinclude provision for children's play, sportsgrounds (including playing pitches) andgeneral open space. There is an identifiedshortfall of playing fields and sports pitchesin both the Waterlooville and Denmead areas,which new development will exacerbateunless appropriate new provision is made. Anarea of land within Havant Borough's partof the MDA adjoining London Road andPlant Farm is proposed in the HavantBorough-Wide Local Plan as an urban park.The proposed urban park is intended to

include provision for part of the MDAsports pitch requirement.

12.72 Provision for children's play will need toinclude Local Areas for Play (LAPs), LocalEquipped Areas for Play (LEAPs) and aNeighbourhood Equipped Area for Play(NEAP). Provision for young people shouldalso be considered. This could take the formof a multi-use games area or skateboard areaand will be determined by the Masterplan,following further consultation with localcommunity groups.

New subheadingAllotments

New paragraphA small part of the existing allotments atPlant Farm lie within Winchester District.These will be retained in allotments use.Provision will also need to be made fornew allotments within the MDA to servethe needs of the new community.

Enhanced access to the countryside

12.73 There are significant opportunities to improveand enhance public access to the countrysideon foot and by cycle by careful attention tothe layout and design of new development.Links should be provided from the urbanedge of Waterlooville across the developmentarea to the wider countryside beyond.Existing water courses, footpath networksand the ridgeline provide the more obviousopportunities for achieving greenwaysrunning east-west through the development.There are also opportunities to improvenorth-south footpath links to the existingPurbrook Heath recreation area. The area tothe south of Purbrook Heath Road has beenspecifically highlighted on Inset Map 41 as anarea for improved and enhanced recreationand public access, both to serve the needs ofthe new community and to protect itscharacter and value to the setting ofPortsdown Hill.

12.74 The development area is situated adjacent tothe Forest of Bere for which HampshireCounty Council has developed a strategy toencourage green tourism and informalcountryside recreation to support the localeconomy, in addition to promoting a widerange of other land management objectives.The opportunity should be taken to developstrong links with the Forest of Bere Project inplanning for informal recreation andimproved access to the countryside as part of

“The development should be physically integratedwith Waterlooville Town Centre”

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the MDA proposals. In particular,opportunities exist subject to landownerconsent to improve access and links toCreech Wood to the west of the developmentarea and to provide circular walks of differinglengths through the development area to thecountryside beyond.

Landscape and nature conservation

12.75 The most important landscape features,which tend to be to the west of Purbrook,should be protected and utilised to providean attractive setting for new development.The main woodlands should be retainedintact as far as possible, taking account of theneed for a southern access point. Thewoodlands are important for natureconservation and designated as SINCs.Opportunities to strengthen links betweenwoodland blocks by maintaining wildlifecorridors should be taken. Where loss ofwildlife habitat is unavoidable, appropriatemitigation proposals will be required.

12.76 The ridgeline running across the centre of thearea should form part of the structurallandscape framework. A linear open spaceshould be provided to maintain a green linkto the countryside and provide for informalrecreation. The ridgeline is visible in longdistance views from Portsdown Hill in thesouth and the East Hampshire AONB to thenorth, and this will need to be taken intoaccount when devising the structurallandscaping framework.

12.77 Waterways are also an important featurewhich should be enhanced and utilised toprovide both an attractive setting for newdevelopment and for their informalrecreation value. Opportunities also exist toenhance the nature conservation value ofthese areas.

12.78 The northern part of the site has fewdistinguishing landscape features and isgenerally open, with low nature conservationvalue. The opportunity should be taken toimprove tree cover, protect hedgerow networksand enhance habitats wherever possible.

12.79 A prerequisite to development is thatadvance structural landscaping is provided. Aplanting scheme should be agreed andimplemented at the earliest possibleopportunity and satisfactory arrangementsfor its long-term management put in place.

Local gap

12.80 A local gap to protect the separate identity ofDenmead has been designated. The area ofsouth of Purbrook Heath Road should also bekept free from development and is set asidefor recreational use and to enableimprovements in public access to thecountryside. This will respect the landscapequality of the area and help to protect thesetting of Portsdown Hill.

Phasing

12.81 Phasing will be determined through theMasterplan process but development is likelyto commence in the northern part of the site.adjoining the access points fromHambledon Road, Maurepas Way andLondon Road. However, if feasible, a newroad access from the south The proposedsouthern access road should be provided atthe earliest opportunity and development tothe west of Purbrook may be permitted tofacilitate its early provision to relievePurbrook of additional traffic flows and toprovide a route for a good quality busservice and construction traffic.

Design statement

12.82 A design statement will be required toaccompany all development proposals inaccordance with Proposal DP.1. The CityCouncil wishes to secure a high quality ofdesign and layout within the developmentarea to provide an attractive living andworking environment. All developmentproposals will also be expected todemonstrate that best use of resources hasbeen made in accordance with the provisionsof Proposal DP.8. Innovative and sustainablesolutions for energy and water conservationare encouraged along with sustainableconstruction methods.

Developer contributions

12.83 Hampshire County Council is currentlypreparing supplementary planning guidancefor Major Development Areas, which will beused to guide and determine developmentcontributions towards infrastructure andfacilities for the new community. Theparagraphs above set out some of the mainprovision that will be required but is notintended to be fully comprehensive. Moredetailed requirements will be established aspart of the Masterplan process.

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Winchester City (North)12.84 The Hampshire County Structure Plan 1996-

2001 (Review) requires a "reserve" housingallocation to be made in the Local Plan for aMajor Development Area capable ofaccommodating 2000 dwellings andassociated infrastructure at Winchester City(North). The land will, however, only bereleased for development if a compellingjustification for additional housing has beenidentified by the strategic planningauthorities (Hampshire County Council,Southampton City Council and PortsmouthCity Council). Until such time, the City Councilwill strongly resist any developmentproposals at Winchester City (North) andcountryside policies will continue to beapplied.

12.85 Unlike other Major Development Areaproposals in the County, an indicative mapwas not produced by the StrategicAuthorities as part of the backgroundtechnical work to show which area wasconsidered to be suitable for majordevelopment in the north Winchester area.Accordingly, the first stage of the technicalwork has been to evaluate the broad meritsand ability of different locations in the northWinchester area to accommodatedevelopment on the scale envisaged. Theresults of this work have enabled an "area ofsearch" for the development to be identifiedin this the Deposit Local Plan Review. InsetMap 45 indicates the extent and location ofthis area to the north of Winchester City. Thesearch for a specific site for the developmentwill be concentrated in this location.

New paragraphHowever, fFurther detailed studies andsurveys will need to be have been carried outbefore to determine a specific developmentsite can be defined., should thedevelopment be needed. The site for thereserve Major Development Area isindicated on Inset Map 45. Beforeplanning permission is granted for suchdevelopment, a compelling justificationwould need to be identified by thestrategic planning authorities and anumber of other requirements met,including the approval of a Masterplan.These Planning permission will not begranted for development at Winchester City(North) unless a number of requirements aremet, as set out in Proposal NC.3.

Proposal NC.3

An "area of search", within which Areserve site for a major development areacomprising approximately 2000dwellings and associated physical andsocial infrastructure will be located ifneeded, is identified on Inset Map 45.Development in this area on this site willnot only be permitted if unless: the LocalPlanning Authority is satisfied that acompelling justification for additionalhousing in the Winchester District hasbeen identified by the strategicplanning authorities, and provided that:

(i) the Local Planning Authority issatisfied that a compellingjustification for additional housinghas been identified by the strategicplanning authorities. Until such timecountryside policies will apply;

(ii) a specific development site has beenidentified following further detailedstudies and assessments which havebeen carried out in accordance withaccepted standards and as specifiedby the Local Planning Authority.These studies will need to include thefollowing:• landscape appraisal;

• ecological surveys;

• an "appropriate assessment" ofthe impact of development onthe River Itchen;

• transport assessment;

• hydrogeological and hydrologicalsurveys;

• other studies that may be neededto address site specific issues.

In defining the site boundary, therequirements of Structure Plan policyMDA1 should be taken into account.

(iii) (i) a comprehensive Masterplan for thedevelopment has been prepared andadopted by the Local PlanningAuthority.

(ii) it accords with Proposals DP.1 andDP.3 and secures a high quality ofdesign, and Proposal DP.8 whichseeks to minimise the use ofresources;

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(iii) an environmental andsustainability statement issubmitted, demonstrating thatinterests of acknowledgedimportance will be protected andany adverse impacts mitigated, orthat there is an overridingjustification for development totake place in the location andmanner proposed;

(iv) an integrated and balanced mix ofhousing, employment, recreation,education, social and communityfacilities is proposed, whichcontributes towards a sense ofidentity for the new communitiesincluding:� a mix of housing types and

sizes, including affordablehousing to meet identifiedlocal needs (see Proposals H.5and H.7);

� appropriate employmentdevelopment, which mayinclude provision for a resourcecentre for recycling uses toserve the area;

� adequate facilities and servicesto serve the new community,including provision for localshopping, education, healthcare and other social andcommunity facilities asidentified by the Masterplan;

� adequate formal and informalpublic, private and amenityrecreation land/open space, inaccordance with ProposalsDP.6, DP.7 and RT.3;

(v) the physical infrastructurenecessary to serve the communityboth on and off-site has beenprovided or appropriately secured,including:

(a) appropriate access routes to linkthe development to the transportnetwork for public, commercialand private vehicles, cyclists andpedestrians. Transport provisionshould: � encourage greater use of

public transport, walking andcycling;

� provide good access for thesemodes within the site and tolocal schools, the town centre,and the railway station;

� minimise the impact of trafficfrom the development onsensitive roads and residentialareas; and

� provide parking within thedevelopment in accordancewith the adopted standards.

(b) adequate improvements to thesewerage and water supplysystems, including where feasiblethe implementation of sustainabledrainage systems;

(c) measures to avoid the risk offlooding, both on and off-site,including appropriate siting ofbuildings, design of drainagesystems and measures to alleviateany adverse impacts off-site; inparticular the dry valley indicativegroundwater flood hazard areaidentified on Inset Map 45 shouldbe kept free of any builtdevelopment, including privateopen space;

(vi) the new development is properlyintegrated with the existing built-up area of Winchester;

(vii) arrangements are made toenhance informal public access tothe countryside, including:� the provision of informal

recreation land and facilities tothe east of the railway line;

� improving and/or extendingpublic footpath, bridleway andcycleway networks in thesurrounding countryside;

� taking advantage of strategiclandscape planting within andaround the site, and otherlandscape features, to provideinformal recreationalopportunities and improvedpublic access to thecountryside;

(viii) the main landscape features of thesite are retained and incorporated

into the development proposalswith appropriate arrangementssecured for their long-termmanagement and maintenanceincluding the woodland belt alongthe Barton Farm ridgeline andother important trees andhedgerow networks. An advancedstrategic landscape planting andmanagement scheme should besecured, funded and implementedto reinforce, maintain andenhance the landscape features,both on and off-site, beforedevelopment commences;

(ix) any important nature conservationinterests are protected andwherever possible enhanced inaccordance with Proposals C.9 andC.10. An 'appropriate assessment'of the effect of development onthe River Itchen, a candidateSpecial Area of Conservation(cSAC) will be required.Opportunities should be taken tostrengthen links between thesefeatures and others off the site tocreate a network of wildlifecorridors throughout thedevelopment. Appropriate long-term management andmaintenance arrangements will berequired;

(x) residential development is phasedand implemented in step with theprovision of social and physicalinfrastructure and employment, inaccordance with the Masterplan.

Countryside policies will continue toapply until such time as the land isrequired for the development of a newcommunity.

12.86 The Local Planning Authority will not permitdevelopment at Winchester City (North)unless it is satisfied that a compellingjustification for the release of additionalhousing land has been identified by thestrategic planning authorities. Until such timecountryside policies will continue to apply.

12.87 The area of search extends to approximately255 hectares. The area needed for large scaledevelopment sufficient to meet the StructurePlan's 2000 dwellings requirement, including

associated infrastructure and open space isexpected to be approximately 100 hectares.Further detailed studies and surveys withinthis preferred area will need to be conductedto identify a specific site. The Local PlanningAuthority will wish to work with landownersto agree the precise scope of the studies thatwill be required. However at the very leastthese will need to include a full landscapeappraisal of the area, a detailed ecologicalstudy, full transport appraisal, analysis ofhydrogeological and hydrological conditions,including land drainage, water supply anddisposal. In addition, an 'appropriateassessment' under the Conservation (NaturalHabitats, etc) Regulations 1994 will need tobe carried out to assess the potential effectsof a major development proposal on the RiverItchen Site of Special Scientific Interest (SSSI)and candidate Special Area of Conservation(cSAC).

12.88 In defining the site boundary, account mustalso be given to the requirements ofStructure Plan Policy MDA1 which sets outguidance on planning for major developmentareas and to the sustainability principles setout elsewhere in this Plan and in GovernmentGuidance, particularly in PPG3 on housing.

12.89 A detailed Masterplan for the developmentarea will also need to be produced. Thisshould be in place and be agreed by the LocalPlanning Authority before development cango ahead. The development will alsorequire an environmental statement to besubmitted, which should meet therequirements set out in the 'ScopingOpinion' produced by the City Council inFebruary 2002, as well as any more recentGovernment or best practice advice.

New paragraphThe Masterplan will be required to testpossible design solutions for the area,including examining residential densitiesand the layout and form of development,to create a compact new community, witha sense of place that engenders a strongcommunity identity. The appropriatedensity of residential development will bedependent upon a variety of factors andwill vary across the site. The landform,topography and other natural featuressuch as hedgerows and tree belts will exerta major influence on the overall designconcept. PPG3 advises that residentialdevelopment should achieve an average

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net density of not less than 30 dwellingsper hectare. This will, therefore, be theminimum acceptable density for thedevelopment as a whole, but an averagedensity of at least 40 dwellings per hectareshould be tested through the Masterplanprocess before a final decision is madeabout the most appropriate form ofdevelopment. Community involvement inthe preparation of the Masterplan will benecessary, particularly in examining themerits of different design solutions.

New subheading An integrated and balanced community

New paragraphThe new community will provide for large-scale, mixed use development, includingthe co-ordinated and integrateddevelopment of transport, housing,employment, health, community andsocial facilities, shopping, education,formal and informal recreation and leisurefacilities and other identified local needs.The aim is to achieve a high quality, welldesigned and balanced new communitywith a strong sense of identity and place,which will complement Winchester'senvironmental character and result in anattractive and integrated newneighbourhood.

New subheading Housing

New paragraph Residential development should include agood choice and mix of housing types andsizes. The range of housing types shouldinclude a sizable proportion of smallerdwellings (1 and 2 bed units) to reflect theidentified housing needs of the local area(see Proposal H.7). The development willalso be expected to provide affordablehousing and other housing to meet anyspecial housing needs that may beidentified within the Winchester area. ThisPlan seeks 35% affordable housing indevelopment schemes within the District(see Proposal H.5). An updated housingneeds survey is currently being undertakenwhich may result in a higher requirementbeing sought for the reserve MDA.Affordable housing provision will beexpected to be fully integrated with thedevelopment of market housing and to bedispersed within the development area.Concentrations of large numbers of

affordable housing should be avoided inone location.

New subheadingEmployment

New paragraphCurrent indications are that there is a needonly for limited employment provision,given the existing imbalance between thenumber of jobs and the workingpopulation of Winchester. However,accurate and up to date information is notcurrently available and the situation willneed to be reviewed in the light of theresults of the 2001 Census, and furtheranalysis which should be undertaken if theneed for the development is confirmed. Itis currently estimated that no more than 6hectares of employment land will beneeded, mainly within Use Classes B1 andB2, but which may include provision for a'resource centre' for recycling uses to servethe area. Depending on the needs of localorganisations, there may be scope foremployment to be more appropriatelyprovided through the expansion of localbusinesses and services, such as the highereducation sector.

New subheading Transport

New paragraphA planning application for developmentwould need to be supported by a fullTransport Assessment of the proposals.The impact of the development on theroad network in the town centre, northWinchester and the adjoining rural areaneeds to be minimised by encouraging theuse of alternative modes of transport tothe private car. Solutions to stimulatewalking, cycling and bus usage, will berequired and particular attention shouldbe directed at measures to ensure theviability of public transport provision. Thefollowing should be examined andprovided where appropriate:

� a network of high quality footpathsand cycleways through the site, lit andsigned where appropriate, linking themain traffic generators within andadjacent to the site, including theprovision of new routes to Worthy Road;

� improvements to the footway on theAndover Road site frontage tofacilitate cycle movement;

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� a new foot and cycle bridge adjoiningthe Andover Road rail crossing andother necessary improvements tofacilitate pedestrian and cyclemovement between the site and thetown centre;

� bus priority measures at the site accessand egress points;

� a bus route through the developmentthat is convenient and attractive forbus passengers and operators and theprovision of high quality waiting andinformation facilities;

� the use of innovative technology toprovide public transport and tripinformation;

� the provision of a frequent, highquality bus service via Andover Roadfrom the outset of development totown centre destinations, including therailway station, where theopportunities for enhancedinterchange facilities should also beexamined; and

� the potential for the development of apark and ride site within or adjoiningthe development.

New paragraphIt is likely that principal vehicular access tothe site would be gained from AndoverRoad at two or more points. Secondaryvehicular access is likely to be needed ontoWell House Lane and the need for animprovement to the junction betweenAndover Road and Well House Lane shouldbe investigated. No provision should bemade for vehicular movement through therailway underpass to Worthy Road. Theroad layout within the site should bedesigned to discourage high traffic speedsand the movement of through traffic.Measures would also need to beconsidered to:

� reduce traffic speeds on Well HouseLane, Down Farm Lane and BedfieldLane, Kings Worthy;

� improve safety at the junction betweenthe A33 and London Road (B3047),Kings Worthy; and

� minimise the volume of traffic usingthe Andover Road (north)/A34 TrunkRoad route for destinations withinWinchester.

New subheadingDrainage and flooding

New paragraphThe southern part of the site forms part ofa dry valley, which is sometimes subject toflooding when groundwater levels in theunderlying chalk are high. To avoid the riskof property flooding and the nuisancecaused when private open spaces, such asgardens flood, new development shouldbe located away from this dry valleybottom although it may be suitable forpublic open space. Any access roads,public footpaths and cycleways across thedry valley should be elevated abovepotential flood levels and be providedwith flood conveyance openings. Theindicative extent of the groundwater floodhazard area is shown on Inset Map 45 butits precise extent will need to be refined toinform planning application decisions. Adetailed flood risk assessment will berequired as part of any planningapplication or environmental statement,which should not only assess flood risk onthe site and incorporate appropriatepreventative measures, but which shouldalso assess the off-site impact of changesto drainage systems (see Proposals DP.10and DP.11). The site is underlain bypermeable chalk and the EnvironmentAgency's current advice is that maximumuse should therefore be made ofsoakaways for the disposal of cleansurface water within the limitationsimposed by the need to avoid increasingthe risk of groundwater flooding on-site ordownstream. Because of the significanceof this development, if triggered, andbecause of its potential impact ondownstream flooding, developers will beexpected to contribute to a joint study offlooding issues in Winchester, which isbeing led by the Environment Agency.

New subheadingCommunity services and facilities

New paragraphProvision should be made for new and/orimproved local services and facilities tomeet the needs of the new community, instep with or in advance of new housingprovision. It will be important to ensurethat new social infrastructure is in placeearly on in the development of thecommunity. Some of the main community

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facilities that will be needed areconsidered below, but a range of otherfacilities and services required by thedevelopment will be identified in theMasterplan.

New subheadingEducation provision

New paragraphThe Local Education Authority's policy is that,where possible, primary schools should bewithin walking distance from the homes ofpupils within the area to be served, with safe(preferably segregated) routes for journeyson foot or bicycle and related to publictransport. Therefore, provision for primaryeducation should be made within thedevelopment area. The development of2,000 houses would generate a need for onenew primary school. Given the aim ofeducating primary children locally, the newprimary school should be available very earlyin the development programme.

New paragraphThe development will also generate ademand for secondary school places, butthis would be insufficient to require a newsecondary school. Therefore, appropriateimprovements will be required to existingsecondary schools in the local area(particularly Henry Beaufort School) andsafe routes to school should beestablished. This will need to be reflectedin the design of the footpath/cyclewaynetwork and public transport links withinthe development area, and improvementsto off-site links are also likely to be needed.

New paragraphGovernment and local authority fundingfor new schools is insufficient to cover thefull cost of provision. As the need foreducation provision is generated by thedevelopment, developers will be expectedto provide all education facilities neededon-site and contribute to improvedprovision off-site for secondary education.

New paragraphThe Education Authority must secureadequate provision of pre-schooleducation, currently for all 4 year olds andto be extended to 3 year olds in the nearfuture. It is not normally a provider, thisbeing achieved by involving thevoluntary/community sector and "not forprofit" or fully commercial providers. Therewill also be a need for day care facilities

for children in the 0-4 age range. It will,therefore, be necessary to make provisionfor pre-school facilities. Increasingdemands, in terms of space and time,suggest that dedicated accommodationwill be needed, which should be providedby the developers.

New subheadingHealth provision

New paragraphPrimary health care services should beprovided on-site, within the local centre.Such services should include GP services,district nursing and dentistry. The preciserequirements are still to be determined,but new facilities could take the form of asurgery/health centre, a drop-in centre or amultifunctional building, which wouldmeet a range of community needs. TheMasterplan will establish specificdevelopment requirements, to whichdevelopers will be expected to contribute.

New subheadingLocal centre

New paragraphA new local centre, acting as a focal pointfor the new neighbourhood, will berequired. This is likely to support aconvenience store and possibly other smallretail units. A small/medium sized foodstore may be appropriate, to serve thenorthern suburbs of Winchester, providedthe potential transport issues can beresolved. The most appropriate form ofretail provision should be tested as part ofthe Masterplanning process. Communitybuildings, such as the primary school, mayappropriately be located in or adjoiningthe local centre.

New subheadingRecreation and open space

New paragraphProvision should be made for formal andinformal recreation and open space in linewith the Local Plan's standards ofprovision, taking into account existingdeficiencies in the area. This shouldinclude provision for children's play, sportsgrounds (including playing pitches) andgeneral open space. There is a substantialidentified shortfall of playing fields andsports pitches in Winchester, which theLocal Plan proposes should be made up onseveral allocated sites around the town,

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including land to the east of the railwayline adjoining the reserve MDA site.Although not required to serve the reserveMDA, provision should be made for thisopen space to be provided in conjunctionwith an area of informal open space andrecreation to the east of the railway line.

New paragraphProvision for children's play will need toinclude Local Areas for Play (LAPs), LocalEquipped Areas for Play (LEAPs) and aNeighbourhood Equipped Area for Play(NEAP). Provision for young people shouldalso be included and will be determined bythe Masterplan, following furtherconsultation with local communitygroups.

New subheadingAccess to the countryside

New paragraphThe routes across the site are well used forinformal recreation and attractive routesthrough the site and into the undevelopedcountryside beyond should be maintainedand provided. Links should be providedfrom the urban edge of Winchester acrossthe development area to the widercountryside beyond including additionalpedestrian and cycle access across therailway line. Existing footpath networksand the ridgeline provide the moreobvious opportunities for achievinggreenways running through thedevelopment, although new pedestrianand cycle routes should also be provided.

New subheadingLandscape and nature conservation

New paragraphThe most important landscape features, inparticular the Barton Farm ridgeline andexisting hedgerows, should be protectedand utilised to provide an attractivesetting for new development. The BartonFarm ridgeline should form part of thestructural landscape framework. There isalso scope to provide a linear open spaceto the south of the site, in the dry valleywhere built development should beavoided. The potential visibility ofdevelopment in long distance views willneed to be taken into account whendevising the structural landscapingframework. In particular, the relationshipof the development to Winchester and its

setting needs careful consideration andplanting should be used to help minimisethe visual intrusion of development to thenorth of the Barton Farm ridgeline.

New paragraphParts of the site have few distinguishinglandscape features and are generally open,with low nature conservation value. Theopportunity should be taken to improvetree cover, protect hedgerow networksand enhance habitats wherever possible.A prerequisite to development is thatadvance structural landscaping isprovided. A planting scheme should beagreed and implemented at the earliestpossible opportunity, especially to helpreduce the visual impact of developmenton land immediately to the south of WellHouse Lane, and satisfactoryarrangements for its long-termmanagement should be put in place.

New paragraphThe River Itchen is designated as acandidate Special Area of Conservation(cSAC) and is of European importance as ahabitat for certain species. Therefore, an'appropriate assessment' of the effect ofdevelopment will need to be undertaken,once the Itchen Sustainability Study(currently underway) has identified howvarious changes may affect the conditionof the River. Whilst the development isunlikely to have any direct impact on theRiver's ecology, the assessment will needto concentrate on matters such as theeffects of changes that will be needed towater supply and disposal systems.

New subheadingLocal gap

New paragraphA local gap to protect the separateidentities of Kings Worthy/HeadbourneWorthy and Winchester has beendesignated, covering the land to the eastof the railway line. Open recreational andinformal open space are proposed in thisarea to maintain its undeveloped character.

New subheadingDesign statement

New paragraphA design statement will be required toaccompany all development proposals inaccordance with Proposal DP.1. The CityCouncil wishes to secure a high quality of

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design and layout within the developmentarea to provide an attractive living andworking environment. All developmentproposals will also be expected todemonstrate that the best use of resourceshas been made in accordance with theprovisions of Proposal DP.8. Innovative andsustainable solutions for energy and waterconservation are encouraged along withsustainable construction methods.

New subheadingDeveloper contributions

New paragraphHampshire County Council is currentlypreparing supplementary planningguidance on developer contributions for arange of facilities, which will help to guideand determine development contributionstowards infrastructure and facilities forthe new community. The paragraphsabove set out some of the main provisionthat will be required but are not intendedto be fully comprehensive. More detailedrequirements will be established as part ofthe Masterplan process.

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