High Level Site Assessment Proforma - Home | Hart … most notably, The Old Parsonage, The Close, Holly Cottage, Greensleeves, Limetrees, and The Dormers. Given the limited screening

Hart District Council Local Plan Site Assessment: Stage 2 – High Level Site Assessment – SHL076 – Parsonage Meadow, Crondall Confidential Draft - 1.1 – May 2015

Adams Hendry Consulting Ltd 1

High Level Site Assessment Proforma Site Reference SHL076 Site Name Parsonage Meadow Parish Crondall Site Address Parsonage Meadow, Crondall Capacity Assessment and Categorisation Site Size (ha) 1.3ha Estimated Capacity 31 Comments on capacity The capacity was calculated using the site area and a dph figure of 24 (in accordance with gross-to-net ratio of 80%).

Housing Strategy Category(s) Strategy 1 (settlement focus) Land Supply Category Category A: Land within existing urban areas Key to Site Assessments: Site Assessment Assessment Criteria Assessment comments Coloured

assessment Accessibility to Employment and services

o Bus Stop – (The Horns, Bowling Alley) 1.38km o Railway Station – (Farnham) 6.33km o Employment Centre – (Redfields Business Park) 2.96km o Public Open Space: - (Croft Lane recreation ground) 0.28km o Health Facility – (Crondall New Surgery) 1.03km o Primary School – (Crondall Primary School) 0.15km o Secondary School – (Calthorpe Park) 5.7km o Supermarket – (Waitrose, Farnham) 5.58km

Infrastructure provision

• Schools: There is a projected (2018) deficit of 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. Crondall Primary School is unlikely to have any capacity, as it is currently oversubscribed. For secondary schools the projected (2018) surplus in the Fleet area is 9%.

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

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.

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



• 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.

• Transport (road): From the available evidence, there are no proposed road/junction improvements in close

proximity to the site. However there will be a scheme to reduce the amount of HGV traffic through Crondall Village.

• Transport (other): Stagecoach has recently reorganised several bus routes in Hart, and this has significantly

reduced the level of bus service for this site with the end of the routing of the 72 from Fleet to Aldershot via Church Crookham and Ewshot. Crondall no longer has any regular bus service.

• Green Infrastructure: This site is located outside of the Hitches Lane SANG catchment area, therefore due to

the size of this site it is not possible to determine whether there will enough capacity left in the Hitches Lane SANG to provide for this development, it is also unlikely that a site of this size would be able to provide its own SANG.

There is a lack of provision in certain types of infrastructure in the area and development on the site will only increase the pressure on existing services. It is unlikely that the site is of sufficient size to provide the supporting infrastructure onsite.

Current Use and Relevant Planning History

The site is apparently being used as a small pasture field. The planning history includes several applications for residential development, the most recent of which was dismissed on appeal in 2004. See separate sheet for planning history.

Nature Conservation Site is within the 5km Thames Basin Heaths SPA Zone of Influence. Development of a site of this scale is not likely to be within the capacity of the Hitches Lane SANG to mitigate its potential impact on the TBH SPA. Therefore, any development at the site would require contributions for the provision of appropriate off-site SANGs. There are no nature conservation designations on or in close proximity to the site.

Minerals Resources The Hampshire Minerals and Waste Plan Policies Map indicates that there are no areas within the site that are subject to minerals safeguarding.

Landscape HCC Integrated LCA (2012) Landscape type: Downland mosaic large scale Landscape character: Northeast Hampshire open downs



Hart District LCA 1997: Landscape type: Intensive arable cultivation Landscape Character Area: Hart Downs Main features of the Hart Downs LCA: Typical chalk scenery, with strong rolling landforms, rounded hilltops and dry valleys. The LCA does contain scattered blocks of woodland and varied hedgerows with weaker structures on the flatter, more exposed hilltops, and stronger structures in the central and southern parts of the downs on the steeper slopes where there is more shelter. The LCA is rural with few detracting influences except for Odiham airfield, the B3349 and prominent overhead power lines. There is a dispersed pattern of small villages, hamlets and minor roads with an unspoilt rural character. Summary Assessment: The site is a pasture field, but is entirely surrounded by residential development, with the traditional older core of Crondall to the north, west and west and the more modern residential estate at Glebe Road to the south. Due to its surrounding land uses, development of the site is not likely to harm the overall landscape character. However, given that there is only limited and intermittent screening at the boundaries of the site, it is anticipated that development would have a significant and potentially harmful visual impact on the surrounding properties to the west and east in particular.

Agricultural Land This site is on urban land.

Heritage Assets The whole site is within the Crondall Conservation Area and were it to be developed, some significant views within and into the Conservation Area may be lost or harmed. The site is also surrounded by several Grade II Listed Buildings, most notably, The Old Parsonage, The Close, Holly Cottage, Greensleeves, Limetrees, and The Dormers. Given the limited screening and the likely importance of the siteʼs openness to the setting of some or all of these Listed Buildings, it is anticipated the development of the site would cause harm to the heritage assets.

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 Aras in close proximity to the site. On the basis of the evidence seen, none of the surrounding land uses would be likely to cause any air quality issues for the site.

Flood risk This site is located within Flood Zone 1 and has minimal risk of surface water flooding. At the borders of the site along the roads and gullies there is a slightly raised risk of surface water flooding but the evidence shown does not suggest this would affect the site. The site is however, constrained by groundwater flood risks, with approximately half of the site having a significant risk of groundwater flooding at the surface and the other half having a risk of groundwater flooding to basements.



Location and scale of development

The site is greenfield and is not located in a local or strategic gap. The site is located in the centre of Crondall Village, well within the settlement boundary. Existing development in the surrounding area tends to be large detached properties and if the site were considered acceptable then it would be appropriate for any proposals to reflect the densities of the built form in the vicinity. Conversely, any proposals for medium or high-density dwellings are likely to be incongruous and risk causing significant harm to the character of the village.

Un-neighbourly Uses

No un-neighbourly uses are evident.

Availability Assessment

The site is believed to be available and this is supported by the fact that the site was submitted to HDC for inclusion in the 2013 SHLAA. The agent has indicated that the site would be available in the short term (0-5 years) but we are not aware of any recent correspondence.

Site Access

There are potential access points to the southern edge of the site along Croft Lane, although a study would be required to investigate where the safest place to locate access in terms of maximum visibility for vehicles using the new and existing junctions in the village. The study would also need to assess whether Croft Lane would require any additional upgrades or improvements to support the additional traffic associated with construction traffic and longer-term traffic associated with the new houses.

Summary of Constraints

Infrastructure deficiencies have been identified and accessibility to services is poor, particularly to public transport, secondary schools and supermarkets. The availability of the site is not known. It is very likely that views of the site can be achieved from surrounding properties and harm to the character of the village may result from this. Harm is also likely to be caused to Crondallʼs Conservation Area and to the setting of a number of Listed Buildings. The site is subject to groundwater flooding risks, including flooding at the surface in relation to the east of the site.

Summary of Opportunities

The site is within the built-up area of Crondall and could provide a limited number of new homes, assuming the various constraints can be overcome, in particular those in relation to the heritage assets and character of the village.

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

Infrastructure deficiencies will need to be addressed. The potential access options for the site need to be investigated. The availability of the land will need to be confirmed. The potential for development to cause harm to the Conservation Area and the Listed Buildings needs to be considered. The ability for the proposal to address the potential visual impact of the development will also need to be investigated. The risks posed by groundwater flooding need to be assessed.

Site Assessment Completed by

Name: PH Date: 12/05/15

HDC Conclusion and recommendation

Shortlist the site:

Do not shortlist the site:



HDC Comments:

0 125 250 375 50062.5Meters

1:12,500

±Key

SHLAA Site 076Listed 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

SHLAA Site 076 - Constraints

0 125 250 375 50062.5Meters

1:12,500

±Key

SHLAA Site 076Flood 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

SHLAA Site 076 - Flood Risk

Documents

High Level Site Assessment Proforma - Home | Hart … most notably, The Old Parsonage, The Close, Holly Cottage, Greensleeves, Limetrees, and The Dormers. Given the limited screening