High Level Site Assessment Proforma - Hart District · 2017. 7. 25. · Hart District Council Local Plan Site Assessment: Stage 2 – High Level Site Assessment – STR008 WEST OF

Hart District Council Local Plan Site Assessment: Stage 2 – High Level Site Assessment – STR008 WEST OF FLEET Confidential Draft – 07/04/2015 – Version 1.1

Adams Hendry Consulting Ltd 1

High Level Site Assessment Proforma Site Reference STR008

(Includes SHL040 and SHL044) Site Name West of Fleet

Parish Crookham Village / Fleet Site Address West of Fleet Capacity Assessment and Categorisation Site Size (ha) 45 Estimated Capacity 445 Comments on capacity Estimated capacity takes the flood risks and presence of the SINC (Jackʼs Copse) into account. Further consideration is

made for retaining the existing open space on SHL044.

Housing Strategy Category(s) 3 (Strategic Urban Extensions) Land Supply Category E (Strategic Urban Extensions) Key to Site Assessments: Site Assessment Assessment Criteria Assessment comments Coloured

assessment Accessibility to Employment and services

• Bus Stop (Crookham Rd., no. 72 & 419) – 950m. • Railway Station (Fleet) – 3,200m • Employment (Fleet Town Centre) – 1,450m • Public Open Space (Calthorpe Park – 700m. In practice open space is likely to be provided on-site. • Health facility (Branksomewood Surgery) – 1,750m. It is possible that there would be the potential to provide

an additional health facility on site. • Primary School (All Saints Junior School) – 600m • Secondary School (Calthorpe Park School) – 850m • Supermarket (Waitrose, Fleet) – 1,750m

Infrastructure provision

• Schools: There is a projected (2018) deficit for 3% for Infant/Primary schools in the Fleet area. This takes into account the planned 1FE expansion of Church Crookham Junior School. Therefore additional housing not already planned for will exacerbate the deficit. All Saints Junior School, and Tavistock Infants have each undergone recent expansion. For a site of this scale, there may be the potential to provide an on-site 1FE primary school or to provide a further major expansion of All Saintʼs School. For secondary schools the projected (2018) surplus capacity in the Fleet area is 9%.

• Retail: The most recent evidence found that there is no pressing need to increase convenience and

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



comparison floorspace. However, some of Fleetʼs supermarkets are overtrading (inc. Waitrose) and there is a modest deficit in convenience floorspace. Therefore, additional housing, not already planned for will increase the need to expand retail floorspace (convenience and comparison) in Fleet.

• Health: Richmond Surgery (Fleet) has been identified in a previous PCT Estates Plan as having potential for improvement. Any additional housing not already planned for will exacerbate any deficiencies at that surgery. Given the distance to and limited capacity of existing provision, a new health facility should be sought as part of a strategic development at this site.

• Transport (road): From the available evidence, there are several road/junction improvements in close proximity to the site, including the proposed upgrade of the Reading Road (South)/Connaught Road junction. In addition, the latest available HCC Transport Statement (project schedule) indicates that the other junctions on Reading Road (South) in central Fleet require improvement and this need could be exacerbated by development on this site.

• Transport (other): Stagecoach has recently reorganised several bus routes in Hart, and this has reduced the level of bus service for this site with the end of the routing of the 30 from Fleet to Odiham and North Warnborough via Crookham Village. The only regular bus service within walking distance of the site is the 72, which runs from Farnborough to Reading via Fleet. A strategic development should be expected to support additional provision. However, this could be challenging, if delivering vehicular access to Crookham Road from outside of Fleet is not be feasible. A ʻbus-gateʼ solution may be possible. The HCC Transport Statement notes a wide range of improvements required in the cycle path infrastructure of Fleet and also the on-going improvements required at Fleet Railway Station.

• Green Infrastructure: The Hart Infrastructure Delivery Schedule highlights two strategic projects within close proximity to the site and for which development could help to address this deficit. These are the replacement Hart Leisure Centre at Hitches Lane and the Hitches Lane Country Park improvements. A strategic site should be required to make significant on-site provision that would ideally link effectively to the existing GI assets.

Current Use and Relevant Planning History

Current use is mainly agricultural land, with a small area (SHL044) used as informal open space. Planning history: Outline planning application for 423 dwellings on SHL040. See separate sheet for details.

Nature Conservation Site is within the 5km Thames Basin Heaths SPA Zone of Influence. A site of this scale would go beyond the capacity of the existing Hitches Lane SANG to mitigate its potential impact on the TBH SPA. Therefore it is anticipated that any strategic scale of development at the site would require the provision of appropriate on-site SANGs. East of Hitches Lane, Netherhouse Cops is listed by Natural England as Ancient Woodland and should be protected in any development of the site. There are also several small areas subject to TPOs along the boundary with Fleet and along the public right of way between Larmer Close and Hitches Lane, and a larger area abutting Hitches Lane at the north of the site. West of Hitches Lane, Jackʼs Copse is Ancient Woodland and also



designated a SINC.

Minerals Resources The Hampshire Minerals and Waste Plan Policies Map indicates that there are potential sharp sand and gravel safeguarding areas within the site, associated with the Floodplain of the River Hart. As these appear to be limited in extent to the areas within Flood Zone 3, it is unlikely that any development at the site would conflict with the safeguarding Policy of the Hampshire Minerals and Waste Plan (Policy 15).

Landscape HCC Integrated LCA (2012): Landscape type: lowland mosaic medium scale Landscape Character Area: Loddon Valley and Forest of Eversley West Hart District LCA 1997: Landscape type: Mixed Farmland and Woodland Large Scale Landscape Character Area: Hart Valley Main features of the Hart Valley LCA: Whilst the valley landform is indistinct and the landscape lacks a real cohesion, the presence of the river brings a number of unifying features along the broad flat low-lying valley floor. These include willow-lined watercourses and river pastures with well-treed boundaries. The countryside within the Hart Valley was considered to be attractive and of good quality, although with a notable deterioration due to the loss of hedgerows and trees associated with agricultural intensification. Summary assessment: The strategic straddles both sites of Hitches Lane from the River Hart in the west to the existing residential areas of Western Fleet n the east. Whilst to the west of Hitches Lane, the tree-bounded low-lying fields are typical of the Hart River Valley landscape character area, to the west of Hitches Lane, the higher altitude and larger field structure are less characteristic. Development in this area nevertheless has potential to harm landscape character, due to the likelihood that development on the land sloping up towards Fleet would be visible from the surrounding countryside.

Agricultural Land Agricultural land within the site has been assessed as a mixture of Grades 3 and 4. It is possible that the north of the site contains some ʻbest and most versatileʼ (BMV) agricultural land, but this would need to be confirmed through survey.

Heritage Assets Listed buildings at Grove Farm, approximately 100m to the south of the site, are set within the Basingstoke Canal Conservation Area, although no part of this designation falls within the site.

Water resources and quality

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



Air Quality There are not believed to be any Air Quality Management Areas in close proximity to the site. On the basis of evidence seen, none of the surrounding land uses would be likely to cause any air quality issues for the site.

Flood risk • River flooding: Much of the site area to the west of Hitches Lane is within Flood Zone 3 and is not generally suitable for residential development. This has been taken into account in estimating site capacity.

• Surface water flooding: The areas at risk from surface water flooding are similar in extent to those within Flood Zone 3. In addition, small areas surrounding Netherhouse Copse are also at risk, although mitigation is likely to be possible in this area to overcome this.

• Flooding from Reservoirs: The potential flooding risk from the Bourley No. 5 Military Reservoir is extensive to the west of Hitches Lane, although the likelihood of any flood event is low.

• Groundwater flooding: The entire site is noted from the Draft SFRA as having limited potential for groundwater flooding.

Overall, the risks from flooding are severe to the west of Hitches lane, whilst the eastern area is not significantly constrained by flood risk.

Location and scale of development

The site appears to be entirely greenfield and, to the east of Hitches Lane, is located adjacent to and partially within, the existing settlement boundary of Fleet. The HDC Policies Map indicates that the area between Hitches Lane and Fleet is within the Crookham Village / Fleet Local Gap. Development of this site is likely to increase settlement coalescence between Fleet and Crookham village. To the west of Hitches Lane, the site is surrounded to the north and west the countryside of the River Hart Valley. It is physically separated from the eastern half of the site by Hitches Lane, so that even if the east were developed, the west would effectively remain isolated within the countryside. East of Hitches Lane, the site is surrounded by open fields to the west and south. To the north, school playing fields can be found and to the east, is the built-up area of Fleet. The development to the east comprises relatively modern residential estates and a number of schools.

Un-neighbourly Uses

Overhead power lines traverse a small part of the west of the site. There are no other un-neighbourly uses evident.

Availability Assessment

The site is believed to be available and the current outline planning application for a development on a larger site that includes SHL040 supports this. The availability SHL044 would need to be confirmed.

Site Access

In terms of vehicular access, this would almost certainly be achieved onto Hitches Lane, with the potential for a secondary access onto Pilcot Road. The need to junction improvements to facilitate access to a strategic site would need to be considered. It would be important that any strategic site developed was effectively integrated with



the existing Fleet urban area. This could be achieved through enhancing existing rights of way, including through SHL044.

Summary of Constraints

• The western side of the site is heavily constrained by significant levels of flood risk; • Any significant development at the site is likely to have harmful impacts on the landscape character of the Hart River Valley

LCA and mitigation of impacts may be required; • Development at the site could lead to settlement coalescence between Crookham Village and Fleet. • Part of the site is currently in use as public open space which would be lost if the site were developed; • Development of the part of the site within the Fleet urban area site may impact negatively on the townscape character of the

area; • Various public rights of way pass through the site.

Summary of Opportunities

Assuming the various constraints can be overcome or mitigated, the site provides an opportunity for a strategic site with the potential for large additional areas of green infrastructure (including SANGs) to be provided for the strategic benefit of western Fleet. Given the permitted development to the north of the site and the committed extension to Edenbrook Country Park, the opportunity is presented to develop an significant belt of accessible natural greenspace, focussed on the Hart River Valley, extending from the railway in the north to Dogmersfield in the south, although would require further land at Pilcot Farm to be released for the purpose. That land is believed to be under the same ownership as the main body of the site (SHL040).

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

• The potential to achieve an on-site SANG needs to be considered; • The extent to which the flood risks can be overcome through mitigation; • The potential impact of development near the Jackʼs Copse SINC needs to be more fully understood; • The extent to which development could lead to settlement coalescence and how this might be mitigated; • The extent to which development could lead to negative impacts on landscape character needs to be properly assessed; • The potential to mitigate the loss of open space within the Fleet urban area, were SHL044 to be developed.

Site Assessment Completed by

Name: PH Date: 10/2/2015 (Revised 07/04/2015)

HDC Conclusion and recommendation

Shortlist the site:

Do not shortlist the site:

HDC Comments:

0 125 250 375 50062.5Meters

1:12,500

±Key

STR008 - West of FleetListed Buildings

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

Contains Ordnance Survey Data Crown copyright and database right 2015

STR 008 - Constraints

0 125 250 375 50062.5Meters

1:12,500

±Key

STR008 - West of FleetFlood Zone 3Flood Zone 2Reservoir Flood OutlinesSurface Water Flooding (1 in 30 year AEP)Surface Water Flooding (1 in 100 year AEP)Groundwater Flooding (Limited)Groundwater Flooding (Potential flooding to basements)Groundwater Flooding (Potential flooding at surface)

Contains Ordnance Survey Data Crown copyright and database right 2015

STR 008 - Flood Risk

Documents

High Level Site Assessment Proforma - Hart District · 2017. 7. 25. · Hart District Council Local Plan Site Assessment: Stage 2 – High Level Site Assessment – STR008 WEST OF