Transcript Development Consultation Forum Havant Road Emsworth (PowerP

Development Consultation
Forum
Havant Road, Emsworth
5th December 2012
Programme
• 18.00 - Introduction – Councillor David Guest
• 18.05 - Explanation of process, policy background and
planning history – Stephen Cantwell / Adele Maher
• 18.15 - Presentation by Developers
• 18.35 - Invited speakers
• 18.40 - Written consultee responses – Stephen Cantwell
• 18.50 - Developer response to issues raised
• 19.00 - Councillor opportunity to ask questions
• 19.30 - Summary of key points – Stephen Cantwell
• 19.40 - Chairman closes Forum meeting
The purpose of the Forum is…
• To allow developer to explain development proposals
directly to councillors, public & key stakeholders at an
early stage
• To allow Councillors to ask questions
• Informs officer pre application discussions with
developer
• Identify any issues that may be considered in any formal
application.
• Enable the developer to shape an application to address
community issues
The Forum is not meant to…
• Negotiate the proposal in public
• Commit councillors or local planning authority to a view
• Allow objectors to frustrate the process
• Address or necessarily identify all the issues that will
need to be considered in a future planning application
• Take the place of normal planning application process or
role of the Development Management Committee
The outcome of the Forum will be…
• Developer will have a list of main points to consider
• Stakeholders and public will be aware of proposals and
can raise their concerns
• Councillors will be better informed on significant planning
issues
• Officers will be better informed as to community
expectations during their pre application negotiations
with developers
Havant Road, Emsworth
Havant Road, Emsworth
Planning Policy – Framework
• Applications for planning permission must be determined
in accordance with the development plan unless material
considerations indicate otherwise.
National Planning Policy Framework (NPPF) 2012
• Development Plan includes:
– Local Plan (Core Strategy) 2011
– Saved policies from 2005 Local Plan
• Other material considerations include:
– NPPF
– Draft Local Plan (Allocations)
Planning Policy – Key policies
Local Plan (Core Strategy) 2011 and saved policies
• Policy CS17 concentrates new development within the
existing urban areas. Development in the non urban
areas are only permitted in accordance with countryside
policies in the NPPF.
• Policy CS11.9 seeks to maintain the undeveloped gaps
between settlements including Emsworth and Havant
• Saved policy UF1: development should not diminish
gaps between settlements, either physically or visually
The proposed development conflicts with these
policies
Planning Policy – Material Considerations
National Planning Policy Framework (NPPF)
• Plan positively to support local development
• Planning should be genuinely plan-led, empowering
local people to shape their surroundings
• In response, HBC are positively progressing the Local
Plan
Draft Local Plan (Allocations)
• Aims to allocate sites to meet development needs
• Consultation currently underway to ensure local people
have an opportunity to shape their surrounding through
plan-led system
• Adoption scheduled December 2013
Planning Policy – Material Considerations
Draft Local Plan (Allocations) – content
• Site is referred to as UE2b: Land at Havant Road
• Not identified as a preferred site to meet the
development needs of Emsworth
• Considered that better sites are available at this time
• If the Council were to apply weight to the Draft Plan,
which is possible through the NPPF, planning policy
would recommend the proposal was not supported
because it is not a preferred site for development
Planning Policy – Material Considerations
Draft Local Plan (Allocations) – aim of consultation
• Decisions on what were the preferred and discounted
sites included in the Draft Local Plan (Allocations) were
made on the basis of evidence available at that point
• There are a number of sites with potential to meet the
development needs of Emsworth
• Each of the sites under consideration brings
opportunities and challenges
• Aim of consultation is for people to make representations
supporting, or objecting to, the draft policies and
allocations
Planning Policy – Material Considerations
Draft Local Plan (Allocations) – decision making
• If the landowner/developer or public disagrees with the
Council’s approach with regard to UE2b, the consultation
provides an opportunity to put forward the reasons why it
should be included
• The correct forum for deciding which sites are most
suitable and should be allocated is through the plan-led
system - the Local Plan (Allocations)
• Therefore, it would be premature to consider a planning
application on this site before the public, including all the
landowners/developers, have an opportunity to comment
on the Draft Local Plan (Allocations)
Planning Policy – Material Considerations
Pre- Submission Local Plan (Allocations) – next steps
• Planning Policy advises the applicant to make
representations to the Draft Local Plan (Allocations)
• Planning Policy will consider all the representation received
and advise the Council about which sites it recommends to
allocate in the Pre-Submission Plan
• If UE2b is considered to be the most suitable site, based on
evidence base, it will be recommended for allocation
• Pre-Submission Allocations has a weight, and support could
be recommended on the basis that it is an allocated site in
the emerging plan
• The Pre-Submission Local Plan (Allocations) is scheduled
to be published in April 2013
Presentation by Developers
Invited Speakers
Invited speakers:
Emsworth Residents’ Association
• Housing target could be achieved from
other more preferable sites
• ERA has received representations from
local residents in Selangor Avenue
• Havant Borough is a densely developed
area, the development of the site would
reduce the gap significantly
Invited speakers:
Emsworth Residents’ Association
• Retention of the Havant/Emsworth gap is
essential to maintaining the spatial
character of the area
• Less vulnerable sites should be developed
first
• Since the previous DCF 3 factors should
be considered:
• The no. of houses in Emsworth has
decreased
Invited speakers:
Emsworth Residents’ Association
• Havant has altered its policy regarding
flooding in Emsworth
• Joint infrastructure is essential. A
piecemeal approach is undesirable
• The flood alleviation scheme and new
housing development needs to be
considered and funded in a
comprehensive manner
Invited speakers:
Warblington and Denvilles Residents’
Association
• Would like to be included in the consultation
process in future
• Would like more about the water table, the soil
structure and drainage.
• More evidence that the SUDS scheme is
capable of dealing with the proposed
development
• Would like to see more evidence regarding the
consultation distances for the gas pipeline
Invited speakers:
Warblington and Denvilles Residents’
Association
• The site is downwind of the road and
pollution is likely to be a problem for future
occupiers.
Invited speakers:
Warblington and Denvilles Residents’
Association
Invited speakers:
Havant Tree Wardens
Invited speakers:
Havant Tree Wardens
Invited speakers:
Havant Tree Wardens
Consultee Responses
Consultee Responses:
Emsworth Architect’s Panel
• Identified through the LDF as a discounted
site.
• Small scale of presentation information
makes it hard to assess
• Concern regarding access close to busy
roundabout with A27 underpass
• Concern over scale transition from
bungalows on Selangor Avenue to the 2.5
storey houses
Emsworth Architect’s Panel
• site layout uninspiring
• footpath routes are poorly integrated to the
proposals - on edge and lacks green corridor
• green space at either end – whilst there is a
need to keep trees and hedgerows green space
needs to be more integrated into the scheme
• if green space not integrated could be pressure
for it to be built on.
• site is close to A27 and given the historic
problems of road noise are there not better sites.
Consultee Responses:
Hampshire Highways
• proposed access is suitable subject to
speed data and the appropriate visibility
splays being achieved
• the crossing is being assessed by the
signals team, it is anticipated that the
principle may be acceptable.
Consultee Responses:
HBC Development Engineer (Highways)
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The applicant will need to submit:
Transport Assessment
Travel Plan
Construction Management Plan
A shared off-road section of cycle path up
to Selangor Avenue, with on-road
provision along Selangor Ave to Emsworth
Primary School.
Consultee Responses:
Housing
• Affordable housing provision at 30% equates to
40 units.
• These should be split by tenure 70/30
affordable rented/shared ownership.
• The affordable housing mix should reflect the
mix of units proposed on the site
• Currently there are in excess of 3900 Havant
households registered with Hampshire
Homechoice, the councils waiting list. Any
additional affordable housing provision will help
to meet this increasing demand.
Consultee Responses:
Special Projects Engineer (Drainage)
• The use of SUDS (Sustainable Urban Drainage
Systems) will need to be proven by a
hydrological assessment.
• The design should consider how to address the
excess drainage water which currently spills
from the site’s south east corner onto Havant
Road.
• There may be an opportunity to accommodate
additional flows from the north and hence avoid
the need for flood defence works in Selangor
Avenue.
Consultee Responses:
Environmental Health
• Noise exposure – significant?
• Survey work is needed (24hr periods)
• Predict internal & external (garden) noise
levels
• Noise solutions could include orientation,
layout, insulation, bunds, barriers
Consultee Responses:
Landscape Architect
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Landscape Qualities
Attractive enclosed fields on urban fringe
Narrow site with long boundary to A27
A27 on well-wooded embankment, visually
significant
• Mature hedgerow along Havant Road
gives seclusion from public view
Landscape Architect
• Suitability for Development
• Gap Assessment Matrix indicates low
suitability for development:
• Significant site in narrow gap between
Havant and Emsworth
• High sense of separation due to clearly
defined boundary vegetation
Consultee Responses:
HBC Landscape Architect
• Recommendation
• The site is not recommended for development
as an urban extension.
• Reasons
• The site has high landscape value due to its
locally important landscape features. It
• contributes to the separation between the
adjacent urban areas, by representing a large
• proportion of the gap between Emsworth and
Havant.
Main Points of Discussion
Height of properties
There are no longer any 2.5 storey dwellings
abutting Selangor Av
Open space can be negotiated. The area can be
safeguarded by covenant.
Main Points of Discussion
• Noise surveys were carried out across a
period of 5 days in numerous locations
throughout the site and the results are
compared to accepted standards.
• The housing orientation has been designed
to mitigate noise pollution where possible.
• The site layout and the natural barrier
adjacent to the A27 will mitigate noise
pollution
• Special glazing can be utilised if necessary.
Main Points of Discussion
– The sub soil within the site comprises sub
soil and a silty clay, then a loose gravel to
below 2.5 m then 3.6-6 m is sand
– The water table across the site has been
monitored with various bore holes during the
last 12 months. It is 1.13-3 metres deep.
– In early spring during periods of significant
rainfall the ground water was 1.13 and the
lowest level was 2m.
Main Points of Discussion
– Best porosity is at the north and south of the
site
– The calculations will be tested and will have
to satisfy the requirements of the EA and LPA
within any application submitted.
Main Points of Discussion
– The strategic gas main is along the eastern
boundary.
– Discussions with HSC and Southern Gas
have confirmed a safety easement of 55
metres
– Proposed a diversion of the existing gas main
to the western boundary of the site
– The new route would be made with a twin
sickle thickness
Main Points of Discussion
– 6 m safety easement proposed and verified
by Southern Gas
– Discussions with Southern Gas are ongoing
Councillors’ Questions
Q The potential to solve the flooding issue is
attractive. Are there other plans emerging
to solve the flooding issue?
A HBC are working with the EA, HCC and
the Coastal Partnership to address the
problems and create an Emsworth
Alleviation Strategy alongside the
Allocations Plan
Councillors’ Questions
Q Have there been any discussions with the
EA? If not are any planned? Will the
developers be prepared to negotiate a
contribution towards the planned
Emsworth scheme?
A There have been discussions with the EA
re the volume of flooding and this has
helped inform the proposed solutions.
Councillors’ Questions
Q Has a PPG assessment been carried out?
AThere hasn’t been a PPG assessment as it has
been superseded by the NPPF. It could be in
category B or C.
Undeveloped side approximately 55-60 db
The existing barrier adjacent to the road is very
effective.
There is a contour plan showing the acoustic
levels which can be made available.
Councillors’ Questions
Q Concerns regarding drainage are
fundamental to this site and the rest of
Emsworth. Is it correct that the proposed
development does not exacerbate the
existing situation? Emsworth residents are
looking for more than this.
A If existing problems can be mitigated they
will be.
Councillors’ Questions
Q Havant Road is very busy at various times
during the day. Is the proposal adequate?
A Several traffic surveys have been carried out
including CCTV (7 day period in July).
Time bands were used:
7.30-9am Length of delay in terms of time
Average delay varied during the day up to a
maximum of 2 minutes 30 seconds.
Councillors’ Questions
100 vehicles: 40-50 egress onto Havant Rd.
Not significant given figure of 1800 vehicles
along Havant Rd during peak periods.
Proposal within capacity test for the junction.
Q What will the proposed timetable for progressing
with the development is?
A If the site were included in the AP – Dec 2013
onwards. If not included will have to be
considered further.
Councillors’ Questions
Q How much traffic movement is anticipated out of
the proposed site during peak times?
A Estimated 90 vehicles per hour in peak times.
Majority out of the site (only 25 entering the
junction)
80% would be expected to turn right towards
Havant and the A27. Therefore little impact on
Emsworth expected. This site has less HW
impact than other proposed sites.
Councillors’ Questions
Q Core Strategy contains a pollution policy
which refers to the impact of pollution on
children living close by. How will potential
pollution be considered and mitigated?
A Monitored and information available on
web
Councillors’ Questions
Q Why are there 2 bends in the road which
will result in the occupiers of flats being
closer to the A27?
A The flats are easier to design in terms of
noise pollution as they don’t incorporate
gardens. Glazing can be incorporated to
prevent internal noise from being a
problem. Natural traffic calming and to
provide interest in the layout.
Councillors’ Questions
The road could be narrowed as an
alternative form of traffic calming.
Q Please explain the proposed works to the
highway.
A The proposed access is along the south
boundary (in orange)
There is an existing cycle track along the
front of the site. This is to be widened to
allow 2 way cycles (i.e. east and west)
Councillors’ Questions
A The proposed crossing will enable safer
crossing
The crossing will also create gaps in the
traffic which will aid drivers wanting to exit
onto Havant Road from Selangor Avenue
Q Will cyclists still have to cross a road (the
proposed access)
A Yes, but the proposed access will have far
fewer motorists and therefore be safer.
Councillors’ Questions
Currently cyclists have to cross Havant
Road twice to get to the underpass. The
proposal will prevent having to cross
Havant Road twice.
Speaker Questions
Q Will the developer consider contributing
towards flood mitigation measures being
investigated for Emsworth?
AThe site will not exacerbate the situation.
Will seek to improve the situation (if
affordable) by funding further studies.
Questions from the floor
Q Can the developer explain the benefits of the
proposed site compared to other sites in the
allocations plan?
A The proposed site has more direct access onto
Havant Road.
Q Are Barratt aiming to improve the situation for
the community or to create profit?
A The development seeks to generate income and
to improve the environment for the community
e.g. cycling, open space and drainage.
Questions from the floor
How will the proposal address issues re
infrastructure?
AThe planning process consults to ensure
proposals provide contributions towards
the infrastructure.
Q Will the drainage pump water from the
north to the south?
A Water will be collected in tanks then slowly
released into the soil.
Questions from the floor
The tanks will be numerous and substantial in
size to meet a 1 in 100 year flood risk. The water
can only be released at the ‘green field rate’ to
allow the water to soak away.
Southern Water will allow water to be linked to
the existing sewer to the south. The volume to
be discharged will be agreed with Southern
Water for overflow water.
Questions from the floor
Q What does the blue line represent at the
south of the site?
A This is an existing ditch.
Q The ditch is often flooded.
A Drainage is important and will be
considered in detail.
Questions from the floor
Q When was the noise survey carried out?
A April
Q When there is no foliage on the trees the
noise levels are substantially higher so the
survey should be carried out during the
winter.
A The foliage cannot noticeably mitigate
noise pollution.
Questions from the floor
Further noise surveys can be carried out
during the winter to provide peace of mind.
The results can be published.
Q Given that the proposed houses will have
a high proportion of families in them, traffic
towards Emsworth is likely to be
significant. Can this be taken into
consideration?
What Happens Next?
• Summary notes circulated to attendees
• Officers will discuss outcomes with
developer
• Developer will continue to develop
proposals and consider issues raised by
Forum
• Decision as to form of application and
timing of submission rests with developer.