Transcript Slide 1

Development Consultation
Forum
Woodcroft Farm
January 2012
Programme
• 17.30 – Developers display
• 18.00 – Introduction – Councillor Guest
• 18.05 – Explanation of process and policy
background
• 18.15 – Presentation by the Developer
• 18.35 – Invited speakers
• 19.05 – Comments from other consultees
• 19.15 – Developer response to issues raised
• 19.25 – Councillor opportunity to ask questions
• 19.50 – Summary of key points
• 20.00 – 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
• Informs officer pre application discussions with
developer
• Identify 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
Woodcroft Farm
Strategic Site Profile
Site location: Woodcroft Farm
Site 5
Woodcroft Farm
Policy Background
• National Planning Policy Statements
• Havant Borough Core Strategy 2011
Policy CS18 – Strategic Sites
• Contributions Policy (SPD)
– Local Transport Strategy
– Playspace
– CIL
Core Strategy - allocation
Key Planning Issues
• Principle of development
– Policy CS18 Allocates
indicative 340 dwellings
residential
• Residential mix
– No.
and size of houses
• Highways and access
– Assessment
of traffic
• Design
– Context
of surrounding properties
development
Key Planning Issues
• Neighbouring properties
– Assessing relationships
• Open space
– Location and amount
• Landscaping
– Existing on site trees and site boundaries
• Site conditions and Drainage
- Sustainable drainage (SUDS) and sink holes
Key Planning Issues
• Relocation of playing field
- From Woodcroft School
• Diversion of bridleway
- Woodcroft Lane
• Nature Conservation
- James Copse SINC
• Possibility of other development
- Fields to north and south
• Existing mobile phone mast
Developer’s Presentation
Main Points for Discussion:
Waterlooville Community Board
• Main concerns relate to traffic movements during
construction and later residential access
• Proposals for junction movements in Eagle Av, Milton Rd
& Lovedean Lane incl. London Rd junction
• Interaction between site traffic, footpaths and relocated
bridleway
• Impact of possible extension to Woodcroft Farm
development on cumulative traffic flow
• Site traffic flows and time of day patterns across the
WV/A3(M)
• Impact of parking and mov.t of commercial vehicles
during the construction period
Main Points for Discussion:
Waterlooville Community Board
• Impact of development in Winchester on
land adjacent to the site
• Request that HCC Highways publish
analysis of traffic impact survey
• Traffic impact statements must incorporate
possible future development in adjoining
areas
Consultee Comments
Housing Services Manager
– Policy CS9 requires min 30% affordable
– Low % affordable housing within Hart Plain
ward (22%) therefore no justification for
decreased provision
– Tenure expectation 70:30 (affordable rent:
shared ownership)
– Accommodation mix will be flexible
Consultee Comments
Housing Services Manager contd..
• Affordable housing to be ‘pepper potted’ and
indistinguishable from private housing
• Hampshire Homechoice (choice based lettings
scheme) demonstrates housing need:
- 1155 require 2 bed accommodation
- 654 require 3 bed accommodation
- 473 require 4 bed accommodation
Consultee Comments
Housing Services Manager cont.d
• Homes in Hants shared ownership/equity
housing:
76% require 2&3 bed accommodation
• Broad guidelines agreed with Savills:
65% 2 bed
30% 3 bed
4% 4 bed
• No 1 bed houses proposed
Consultee Comments
Housing Services Manager cont.d
• The location is best suited for families
• Initial proposals indicate that sizes of dwellings
will equate to the upper levels of the HBC
Housing Quality Indicators (Housing SPD)
Consultee Comments
Hampshire Highways: Highways Officer
• A traffic assessment will be required
• The traffic assessment will need to assess
committed developments and cumulative
impacts.
• The surrounding junctions will be assessed,
also linkages to public transport
Consultee Comments
Drainage - HBC Special Projects Engineer
• Design utilises Sustainable Urban Drainage
(SUDS) in accordance with current best practice
• The design recognises and responds to the
constraint imposed by the swallow holes.
• The design allows for detention and treatment
on site using a mixture of open ponds, shallow
roadside ditches ('swales') and underground
storage, using buried cellular boxes.
• Future maintenance of SUDS features
Consultee Comments
Drainage - HBC Special Projects Engineer
cont.d
• Southern Water have verified the capacity for
foul water sewerage
• A s106 will be required for maintenance
issues
Consultee Comments
HBC Open Spaces Team Leader
• Sufficient sports pitches for hire to teams for organised
sport in the Borough but quality issues and a lack of
artificial turf pitches.
• Deficient in allotments, burial land and areas of formal
horticulture.
• Wecock is well provided for in terms of informal open
space, equipped play and youth provision although the
play equipment is ageing.
• There is a move towards more natural playable spaces
and there may be scope for this.
Consultee Comments
HBC Open Spaces cont.d
• Facilities and public spaces need to be have
regard to proximity to houses and anti-social
behaviour and noise nuisance to residence.
• The need to design out difficult to maintain areas
and litter traps
• The need to be aware of traveller incursions
and designing out or defending against these.
Consultee Comments
Planning Policy Requirements (CS18)
• Provision of a mixed community to include
private market housing
• 30% affordable housing in accordance with
policy CS9 Housing
• Code for Sustainable Home requirements
Consultee Comments
Planning Policy Requirements cont.d
(Policies CS18 & DM6 Coordination of Development)
• Policy CS18 acknowledges potential larger
overall site 700 homes (400 outside Borough)
• Larger site promoted to Winchester City Council
and East Hants DC.
• Policy DM6 only permits development that does
not undermine future development potential of
adjacent land.
Consultee Comments
Planning Policy Requirements cont.d
• Highway impacts beyond the immediate site
• Close working with HCC regarding access via
surplus land at Meadowlands School.
• Diversion of existing bridleway accommodated
Consultee Comments
Planning Policy Requirements cont.d
• Development will need to have regard to the
adjacent SINC designation
• Minimise tree loss, include new planting
• Suitable provision required for sports
facilities/play space
Consultee Comments
Planning Policy Requirements cont.d
• Identify & deliver wider regeneration benefits:
(policy CS6.5 Regeneration of the Borough: Wecock
Farm).
• HBC/ Skills and Employability Partnership:
developing a skills and employment guidance note to
maximise site training & employment opportunities
Consultee Comments
Urban Design and Landscape
• Proposal integrates existing landscape assets
with the overall design and layout.
• Masterplan needed, including land beyond
Havant BC boundary
• The need to create a safe, overlooked and
attractive ‘gateway’ entrance
• Well lit and overlooked routes
Consultee Comments
Urban Design and Landscape cont. d
• The new development needs to have good
access to the school.
• The need for an attractive boundary to the
playing field
• Avoid over-reliance on car parking courts.
• Care need to avoid dominance of parking in
streetscene
Consultee Comments
Arboriculturalist
• Further information will be required:
-Topographical survey with tree positions & Root
Protection Areas
-Trees for removal to be identified.
-Full Arboricultural Impact Assessment –
including remaining trees
Developer’s Response
• A construction route will be agreed
• A total figure of 700 houses is considered
unlikely, the future Core Strategies for
Winchester and East Hants are currently
out to public consultation
• Grainger builds to some of Life Time
Homes standards (parking and space)
Main Points for Discussion:
Councillors’ Questions
Q Will the existing farm house be maintained?
A Yes, the developer is aware of the need to maintain and
secure the existing farmhouse.
Q Can local businesses and trades people be used where
possible?
A Grainger has a CITB apprenticeship/training scheme.
Q The development would result in additional vehicles
using the dangerous Lovedean Lane/Milton Rd junction:
will roundabouts or traffic lights be incorporated?
A This is being considered as part of the TA
Main Points for Discussion:
Councillors’ Questions Cont.d
Q Can the terraces be split up to appear more
visually appealing?
A The design is low density and the detailed
design can be negotiated.
Q Will cycleways into the site from surrounding
areas encourage and invite trouble?
A The routes will be well overlooked to discourage
anti-social behaviour and connect the new
development to the community
Main Points for Discussion:
Councillors’ Questions Cont.d
Q What is the housing mix likely to be?
A Indicative percentages are currently:
1 bed: 3%
2 bed: 38%
3 bed: 44%
4 bed: 15%
Q Will the TA take into consideration the amount of
construction traffic coming onto Eagle Avenue?
A This will be looked at as part of the proposed
submission
Main Points for Discussion:
Councillors’ Questions Cont.d
Q Will the houses be linked to cables?
A Yes, internet provision will be incorporated
Q Will the site be linked to Wecock field?
A Yes there will be a footpath link
Q Will there be a footpath link to the school
as part of ‘safer routes to school’?
A Yes, a crossing point at the new access
road is shown. The crossing would lead to
a footpath to the school
Main Points for Discussion:
Councillors’ Questions Cont.d
Q Will the Council be obliged to take on
sustainable drainage?
A Not at the present time and maintenance
will be undertaken by a management
company which will need to be set up to
serve the development. However, in the
future the County Council would have the
legal power to adopt such schemes.
Main Points for Discussion:
Councillors’ Questions Cont.d
Q Can commercial vehicles and caravans be
banned from the site?
A This is incorporated in most of Grainger’s
covenants
Q Could an employment fair be held at the
Wecock Centre?
A Yes
Q Can the mess from construction vehicles onto
surrounding roads be kept to a minimum?
A A condition can be incorporated to require
wheels to be cleaned prior to leaving the site.
Main Points for Discussion:
Councillors’ Questions Cont.d
Q Can safe routes be provided during the
construction phase as well as for the final
scheme?
A Temporary measures can be introduced
Q If the pinch point along the access road is
damaged during construction work, which is
possible given the need for construction vehicles
to use it, would it be made good before the
development is completed?
A Yes
Main Points for Discussion:
Councillors’ Questions Cont.d
Q Please avoid giving the impression of a
gated community.
A Noted
Wecock Residents’ Association
Q. Will traffic calming measures be incorporated to ensure school
childrens’ safety?
A. The TA will need to have regard to the surrounding situation
including the proximity of the school. Specific measure proposed
crossing the new access road.
Q. Will the rooms be large enough to encourage family interaction e.g
space for family dinner table?
A. Yes, with the majority of housing proposed to be family housing.
There is a need for the development to integrate with the existing
community and community centre, for instance financing community
worker and youth employment – ideally a purpose built workshop to
teach skills such as mending a bike and purpose built facilities for
teenage children
The developer welcomes the suggestions where improvements
could be made. Developer will enter into negotiations with the
Council and community regarding the content of the section 106
planning agreement.
Comment - James Copse is not suitable for future development
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.