Transcript Slide 1

Development Consultation
Forum
Copseys Nursery/Manor Farm
15th March 2012
Programme
• 18.00 • 18.05 •
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18.15 18.35 18.45 18.55 -
• 19.05 • 19.35 • 19.45 -
Introduction – Councillor Guest
Explanation of process and planning
history – Chris Murray
Presentation by Developers
Invited speakers
Written consultee responses
Developer response to issues
raised
Councillor opportunity to ask questions
Summary of key points
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
Copseys Nursery/Manor Farm
Copseys Nursery/Manor Farm
Planning History
• The site is currently used for limited Horticulture
(Copseys Nursery) and as Agricultural fields (Manor
Farm).
• The site is located outside the built up area and is
therefore currently classified as Countryside. As such the
site is not at present allocated for development.
• The land forms part of the Emsworth Gap under the
Saved Policy UF1 of the Local Plan and Policy CS11 of
the Core Strategy.
• Part of the site is however identified (amongst others) in
the Council’s Strategic Housing Land Availability
Assessment (SHLAA) under reference UE4.
• This identifies the land in two parts with an indicative
number of dwellings of 105 (Manor Farm element) and
70 (Copseys Nursery element).
Planning History
There are three previous planning applications of
particular relevance:
18470 Erection of glasshouse at Market Garden,
Spindle Gardens. Permitted 22.05.67
18470/1 Heated greenhouse at market garden,
Spindle Close. Permitted 19.01.71
20496/1 Outline Residential Development Land at
east end of Fifth Avenue – Land at Manor
Farm. Refused 11.02.88
Policy Background
• Planning Policy Statements
• Saved Policies from Local Plan
(HBDWLP)
• Contributions Policy (SPD)
• Supplementary Planning Guidance
• South East Plan
Key Planning Issues
Principle of Development
• The development site is outside the urban area
as defined in current policy.
• Therefore, this Consultation process is taking
place at an early stage to identify key issues and
to involve the local community.
• The developers have indicated that a scheme of
around 200 dwellings is being proposed.
Key Planning Issues
Highways and Access
• Assessment of additional traffic generation and highway
impacts
• Impact on the Level Crossing and traffic flows
• Potential pedestrian bridge across railway
• Access from Glenleigh Park, Fifth Avenue and Blenheim
Gardens.
• Pedestrian/emergency access from Hallett Road
• Accessibility to public transport
• Parking issues
• Pedestrian and cycle provision
Key Planning Issues
Built Form and Design
• The impact of the development would need to be
assessed in its context in Denvilles and the character
and appearance of the area.
Trees and Wildlife
• Trees on site are subject to TPO’s
• Possible impact on protected species
Environment
• Drainage and flooding
• Surface water drainage
• Foul drainage issues
Key Planning Issues
Residential Mix
Can the No. and size of dwellings be suitably
provided?
Is the mix of house types and sizes acceptable.
Affordable housing provision.
Noise Issues
• Impact of Traffic Noise
• Design/landscaping implications
Open Space
• Location and uses of land
• Allotment provision
• Impact on Emsworth Strategic Gap
Historic Environment
• Archaeological issues
Presentation by Developers
Invited Speakers
• Clifford Smith – Warblington and Denvilles
Residents Association
• Andrew Biltcliffe – Planning Policy HBC
Invited Speakers
Warblington and Denvilles Residents’ Association
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Welcome the addition of a footbridge
Queues along Southleigh Road are of concern
Length of time the barrier is down has no pattern
The situation will be impacted by the
development at Hampshire Farm and the
crematorium at Bartons Road
• The proposed new dwellings at Locks Farm will
also impact on the queues
Invited Speakers
Warblington and Denvilles Residents’ Association
• Frequent and erratic closure of the crossing causes
inconvenience
• Traffic situation should be discussed before the
application is submitted
• Drainage will be a problem
• Gardens in local residential properties have been
flooded
• It is unlikely that a planned swale and pond will have
sufficient capacity
• Desire a detailed survey including historic evidence to
ensure that drainage is not an issue
Invited Speakers
Andrew Biltcliffe – Planning Policy HBC
• Adopted Core Strategy (March 2011) – Policy
CS17 and Key Diagram.
• Site is outside the defined urban area.
• Council must plan for new homes – A 5 Year
Supply of sites.
• Allocations Plan is being prepared – Adoption
end of 2013.
• Site is identified in the SHLAA as a potential
housing site.
Invited Speakers
Andrew Biltcliffe – Planning Policy HBC
• Speculative greenfield proposals are premature
to the Allocations Plan process.
• Departures can undermine plan process and set
precedents.
• Localism Act – Emphasis on Developer to
engage with Communities to gain support and
identify community needs.
• Speculative greenfield applications are capable
of being considered positively, despite being
departures to policy but must be advertised as
such.
Consultee Responses
Havant and Bedhampton Community Network
• We discussed this possible development at a meeting
some time ago and there was representation from local
residents at that meeting.
• The main concern was one of access through a narrow
road onto Southleigh Road and the proximity of the level
crossing. I believe that there has been a suggestion that
a pedestrian footbridge over the level crossing may be
provided.
• In addition some local residents have experienced
flooding issues.
Consultee Responses
Highways HCC
• Due to the scale of the proposed development the
County Council would provide the highway
recommendation.
• A planning application will need to be supported by a
Transport Assessment (TA) and a Residents Travel Plan
(RTP).
Transport Assessment
• The developers’ transport consultant has already been in
contact with the County Council regarding proposals for
the scope of the TA.
• The TA will need to cover:
The number and type of homes proposed,
The number of trips generated,
Whether the trips would be by car, bus, rail, walking
or cycling.
Consultee Responses
HCC Highways (Continued)
The impact of additional trips.
Whether the existing transport facilities are adequate to serve
this development.
An assessment of the site access roads, the local road network
and its junctions leading to the main roads serving this part of
the Borough and neighbouring West Sussex.
 The TA will assess:
The adequacy of local facilities for bus passengers, cyclists, rail
users and pedestrians and identify any shortcomings with
these facilities so that, if the development was to
proceed, future residents would be encouraged, wherever
possible to use alternatives to car travel.
The safety record on the roads likely to carry significant
volumes of additional traffic and identify locations where
preventable road traffic accidents occur.
These locations will need to be the subject of more detailed
assessment and where appropriate, safety improvements will
be required.
Consultee Responses
HCC Highways (Continued)
Residents’ Travel Plan
 The purpose of a Residents’ Travel Plan would be:
To provide information to future residents on
the sustainable travel facilities available locally and
provide incentives for their use.
 The Plan will set mode share targets aiming to
encourage residents to make the best use of existing
sustainable travel facilities, and those provided through
the development.
 HCC Transport Contributions Policy would apply and
Developer Contributions would be used to fund
mitigation measures identified in the TA and from the
Transport Contributions list.
Consultee Responses
HCC Highways (Continued)
• Key issues for this development are likely to be:
– The impact of additional traffic on the proposed site access
roads.
– The traffic impact of the development on Southleigh Road, its
junctions and potentially further afield.
– The potential for development traffic to increase traffic
congestion at the level crossing on Southleigh Road.
– Facilities for pedestrians and cyclists to cross the railway and
access the platforms at Warblington Station.
– Facilities for pedestrians and cyclists from the site to access
local schools, services and facilities within Havant town centre.
– The impact of construction traffic on local roads and the need for
a construction traffic management plan
– The appropriateness of car parking levels proposed on site.
Consultee Responses
Environment Agency
Flood Risk
• The site is located within flood zone 1 which is considered to have a low
probability of flooding.
• However as the site is over one hectare, therefore Planning Policy
Statement 25 requires a Flood Risk Assessment to be submitted to consider
the site’s vulnerability to flooding from all sources.
• We would expect to see the final drainage strategy include a range of
Sustainable Drainage Schemes.
Potential Contamination
• The site lies on the River Terrace Deposits which are classified as a
Secondary Aquifer in terms of the quantity of water it can yield for supply
and our policy for the protection of groundwater.
• We recommend that the requirements of PPS23 – “Planning and Pollution
Control” - Annex 2: ‘Development on Land Affected by Contamination’ are
followed.
Consultee Responses
Environment Agency Continued:
Ecology
• There is a watercourse adjacent to the site. Development should not
encroach on watercourses as this would have a potentially severe
impact of the ecological value.
Water Quality
• The development falls within the sewerage catchment of Budds
Farm Treatment Works. These works are required to operate to one
of the tightest limits for nitrogen removal in the Country, in order to
protect the integrity of Habitats Directive designations in the Solent
and the Harbours. The Partnership for Urban South Hampshire
Integrated Water Management Strategy indicated that there is
capacity for Budds Farm to accommodate the allocated
developments within its catchment; however this conclusion was
only reached based on the inclusion of water efficiency measures.
Water efficiency is therefore key to the sustainability of
developments within this catchment.
Consultee Responses
Urban Design HBC
The application needs to:
Reflect the positive aspects of the existing area
• The adjacent area has a very strong, distinct and attractive
character. The streets are suburban and spacious, with detached
houses on generous plots, including many fine Edwardian and
1930’s houses. The applicant needs to reflect this pattern in their
proposal.
Have a more sensitive approach to the countryside edge
• The scheme needs to act as a transition between the generous
suburban context and the countryside to the east. Front gardens
facing the eastern edge would help ease the transition to the
countryside.
Consultee Responses
Urban Design HBC Continued
The application needs to also carefully consider the
relationship with and potential impact on neighbours
• The proximity of new development will have an impact
on adjacent homes, and the applicant needs to design in
measures to mitigate any potential negative impacts
from the outset, such as greater back to back/separation
distances between the new units and the existing units
and a strong landscape buffer in between.
Consultee Responses
Economic Development HBC
• Developers should make a commitment if the project
goes ahead to work closely with Jobcentre Plus in the
recruitment of construction workers and to try to ensure
that sub contractors do likewise.
• Additionally where possible use firms that have a policy
of employing apprentices.
• This can be codified into an Employment and Skills Plan.
Consultee Responses
Housing HBC
• Proposals for range of housing from 2-5 bedrooms.
• Includes affordable housing for which there is a high
demand – Currently 5609 households are registered
requiring all sizes of accommodation across all areas of
the Borough. Current backlog of need means some
applicants for 3 bed properties are waiting in excess of
10 years.
• Core Strategy Policy states that sites should deliver
between 30-40% affordable housing. On this site we
could expect delivery to be in the region of 40% taking
into account that the site is considered to be in higher
value area.
Consultee Responses
Housing HBC
• Affordable housing should provide a variety of unit sizes
and tenures to satisfy current demand.
• Would expect to see a proportion of shared
ownership/shared equity homes delivered within the
affordable housing quota. Latest figures report 287
applicants from Havant requesting these products.
• Would expect to see a number of units developed for
customers with mobility issues and the site could be
suitable for provision of specialist or supported housing
tenures dependent on local need.
• All affordable housing units will be expected to comply to
at least level 3 of the Code for Sustainable Homes, or
such level as is required at the time of the development.
Consultee Responses
Ecologist HCC
• Has no significant concerns to raise at this stage.
• Welcomes the fact that an ecological study has been undertaken.
• Advises that if any potential for protected species was noted on the
site, full surveys (along with detailed mitigation schemes) would
need to be submitted in support of the planning application.
• The public open space should include areas of habitat creation. The
nature and extent of this should be informed by the ecological
surveys that have taken place. The proposals should also make
provision for ecological enhancements over and above any
mitigation measures required.
• Natural England need to advise regarding impacts to nearby
statutory protected sites. It does not appear that any non-statutory
sites would be adversely affected by the proposals.
Main Points of Discussion
Developers’ Response to Questions:
• The proposal would be within Havant, which is the preferred
location for new housing.
• The proposal would count towards the overall housing numbers.
• Surface Water drainage would be constructed in consultation
with the EA.
• Aware of existing drainage issues in neighboring properties
• Attenuation for the next 100 plus years flood events
• Large storms would be catered for in the drainage apparatus
Main Points of Discussion
Councillors’ Questions
Q What breakdown of no. of flats?
A Yet to be finalised. There will be some 2 bed flats. Smaller
units will be flats and will be in the centre of the development.
2.5 storey units along the eastern boundary.
50% flats with 2 beds and 50% houses
Q What is the policy regarding the sustainability of houses?
A Barratts are at the cutting edge. Dwellings in this
development will be code level 3 across the entire
development – not just the affordable housing. This will be
within the fabric of the building rather than as ‘bolt-ons’,
therefore no maintenance costs.
Main Points of Discussion
Councillors’ Questions
Q What level of parking provision will there be?
A The Council has published standards which are no longer
maximums. These standards will be met.
Q How will existing residents be assured that the footbridge will
be built?
A Negotiations with Network Rail are ongoing.
Q At what stage of the development would the footbridge be
built?
A This cannot currently be confirmed, but will depend on dates
for track possession. The footbridge would have a steel frame
which will allow for quick erection over the railway.
Main Points of Discussion
Councillors’ Questions
Q Do the developers think that they’re addressed all of the residents concerns
regarding traffic?
A Could the traffic calculations be explained – i.e. 4 additional cars.
Similar sites are used to calculate the increased levels of transport.
Existing traffic in the area is also monitored and used to predict future flows.
Routes that traffic will take is also used to predict to what extent the queues will
increase in length.
Q Will ‘real data’ be used?
A 2 methods have been used to predict traffic generation. Also similar sites have
been used.
The routing of vehicles can be calculated in a number of different ways. Census
data is also used. Existing information is used in combination with surveys.
Main Points of Discussion
Councillors’ Questions
Q Do the developers take into account the number of
additional cars that families will have as children grow up
and buy their own cars?
A Survey data takes into account different ages of families
e.g. young and mature families. The average no. of cars
per family is 1.27 according to the data used.
Q Does the traffic survey take the junction between
Emsworth Road and Southleigh Road into consideration
as there have been several accidents there.
A The accident record will be taken into consideration to
see if the traffic lights have to be phased. The traffic
report will be available for scrutiny.
Main Points of Discussion
Councillors’ Questions
Q Will the roads within the site be adopted by HCC?
A The roads will be built to adoptable standards so that they can be
adopted.
Q Can it be assumed that an application will not be lodged until an
agreement re the pedestrian bridge has been reached with
Network Rail?
A The pedestrian bridge is important both to the development and
to the existing community. There will be an agreement in
principle with Network Rail.
Q What route would the construction traffic take?
A The development is still at an early stage, it would be the route
which had the least impact on neighbouring residents and would
be agreed after discussion with Highways Engineers.
Main Points of Discussion
Councillors’ Questions
Q Does the traffic survey take new development in
Emsworth into consideration or does it just use the
existing situation as a base point?
A The traffic at the predicted opening time will be used in
surveys – not all future possibilities.
(The developer can only consider the current situation
not what might occur in the future. Every subsequent
application will be taken into consideration.)
Q Will the pathways for people walking from the site to
the centre be suitable for people with prams etc?
A The traffic statement has to look at all modes of
transport.
Main Points of Discussion
Councillors’ Questions
Q What provision would there be for the parking of
cars? Will there be on site parking?
A Parking will be within the curtilage e.g. drives.
There will be some parking courts which will be
close to properties and covered by natural
surveillance.
Q The entrance from Blenheim Gardens is narrow.
What would be planned for this entrance?
A The access would have to be widened. There is
sufficient space to do this – up to 5.5 meters.
Main Points of Discussion
Councillors’ Questions
Q Is the roundabout next to Asda going to be impacted by
traffic travelling north and then west?
A The traffic survey will look at where traffic goes. It will not
be restricted to just the site itself, but will look at the area
beyond. The roads to the north will be looked at in terms
of capacity and safety.
Q What impact will there be on traffic in Bartons Road?
A High capacity roads e.g. A27 are more difficult to deal
with, however the developers are aware that there are
sometimes problems on this road.
Main Points of Discussion
Councillors’ Questions
Q Will private houses be built to the same size standards
as the social houses?
A No. The affordable houses will be approx 10% larger than
private housing. HBC doesn’t have standards re size of
rooms in private houses.
Q If there is a block of flats will the HA take over all the flats
within the block?
A There are a limited no. of flats in the site. There are some
flats over garages. There is only 1 block and they will all
be affordable – i.e. all the same size.
Q Will affordable housing be ‘pepper potted’?
A The affordable housing will be ‘pepper potted’ throughout
the site and will be tenure blind.
Questions from the floor
Q Are there any plans for the sewage pumping
station at Glenleigh Park?
A Existing foul water will be pumped to wherever
has the capacity.
Q Why has the original plan for access adjacent to
the TPO been changed? The distance from the
TPO to the kerb is 23 inches. How can this stop
the widening of a road?
A The advice regarding the impact on the TPO tree
was taken from the HBC tree officer. The RPA
and canopy must be taken into consideration.
Questions from the floor
Q How are the existing roads going to cope with
the additional traffic as they are quite narrow?
A All roads in the area are approx 5.5 m wide and
will accommodate increased levels of traffic. The
site will have its own parking therefore it will not
lead to additional parking in adjacent roads.
Parking on roads can act as a natural form of
traffic calming. Access is spread over all entries.
Questions from the floor
Q What are the plans for the north and west
boundaries?
A The boundaries will have to be looked at in
further detail. Any impact on adjacent properties
will be carefully considered in terms of outlook,
privacy and loss of available sunlight.
Q Is there any provision for the addition of lighting
at the top end of Southleigh Road?
A Highways contributions could be used. It is up to
the HCC transport engineers.
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.