Important Information about the SHLAA

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Parent Category: Planning and Development

Category: BDBC Local Plan

Last Updated on Saturday, 20 April 2013 13:49

Published on Tuesday, 06 November 2012 13:03

Written by Planning and Development Committee

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Strategic Housing Land Availability Assessment – SHLAA

Following the High ruling on the lack of plans for development of the Manydown site, Basingstoke and Deane Borough Council (BDBC) is currently in the process of producing its new Local Development Framework (LDF) to meet housing growth targets. The important process of assessing sites for possible development is now in process and the Borough Council are working to a very tight timetable. Your Parish Council are working hard to ensure that at every opportunity, in this tight timetable, is taken to express our concerns over the sites being assessed.

You will be able to follow the process and read in more detail by going to the Basingstoke & Deane Borough Council web-site, however, we would like to update you on the situation.

The sites under assessment are as follows:-

BRAM designation.
Bramley Village
BRAM010 Strawberry fields – Stratfield-Saye Estate. Page 202 of 306 or 153 in SHLAA.
BRAM005 Minchens Lane. Page 200 of 306 or 151 in SHLAA.
BRAM007Royal British Legion site. Page 98 0f 306.

Category 2 BRAM006 and 011. No further reference

BAS designation.
Rural (Agricultural) sites within the Parish boundary
BAS107 Razors Farm. Page 178 of 306 or 129 in SHLAA
BAS122 Upper Cufaude Farm. Page 189 of 306 or 140 in SHLAA
BAS139 Fields west of Cufaude. Page 195 of 306 or 146 in SHLAA

Please note the period the SHLAA represents extend to 2029.

Should you wish to investigate further the BRAM and BAS references are the official designations for the sites and the page numbers refer to the Version 7 of the SHLAA documents available on the BDBC web-site.

The Parish Council members have been attending or watching the live webcast the three most recent BDBC Planning committee meeting. In addition we wrote to our two Borough Councillors, Chris Tomblin and Ranil Jayawardena expressing our views and insisting that these be promoted at every opportunity. Parish Councillors Murphy and Durrant spoke at the last meeting (18th October) and our representations were listened and, we believe, well received. A document has been sent to the Planning committee members and Officers from the Parish Council detailing our concerns.

A history of development in Bramley was presented, illustrating the cumulative impact of development on the Parish.

Recent history of housing development

Starting from a Population of Bramley of approximately 152, and Bramley Green of 34, by
1961 population 1856 441 units
1991 population 2278 919 units 124% increase
2001 population 3348 1335 units 45% increase
2011 population 4441 1687 units 26% increase

The increase in housing from 1984 (520 units) to 2011 (1687 units) is 224%, an increase that no other rural settlement within the Borough had seen, and it was unlikely that that any other village in NE Hampshire saw the same increase in that same period.

Our stance is, in summary, NO more development in Bramley.

Whilst we have reviewed each site individually many of the objections are common to all sites. These are the adverse impacts on a) our rural environment in particular protection of the Conservation Area, b) the inadequate infrastructure and few amenities, c) Transportation and highways. The frustration caused by the level crossing, lack of parking and the overcrowded, poorly maintained and dangerous network of unclassified rural roads.

In summary these factors result in a declining quality of life for many residents and further development would exacerbate the problems. The subject was raised regarding the lack of amenities for the youth of the Parish.

Specific Sites

BRAM010 Land adjacent to Strawberry Fields. Page 202 of 306 or 153 in SHLAA

Besides all the adverse impacts on the quality of life in Bramley that potential new developments will bring, STRAWBERRY FIELDS (BRAM010) with the potential of 200 houses again is eroding the rural aspect of Bramley. The extensive views into, through and across the Conservation Area from Bramley Green Common, in addition to the views from both Folly lane and Oliver’s Lane towards the conservation area, would all be lost and gone forever. It is important to note that the map included in the Bramley/Bramley Green conservation appraisal by BDBC indicates the views across this site and highlights the importance of “ general views, especially of the wider landscape setting” looking northwards across the potential development site. This site has been designated as unsuitable for development in an earlier assessment. The appraisal also states that the”…local authority has a statutory duty to ensure that those elements that form its particular character and appearance should be preserved or enhanced, especially when considering planning applications”. Clearly a housing development adjacent to the area would destroy forever “the important general views….” And thus be in complete contradiction to this statutory duty. The site is outside of the Settlement Boundary and in the 2008 landscape study assessed this site as being “LOW CAPACITY” for development.
The evidence demands and thus we request that this site be re-categorised as “REJECTED”.

BRAM005 Minchens Lane. Page 200 of 306 or 151 in SHLAA

This site was deemed to have a low/medium capacity in the 2008 Landscape Character study. The site slopes north from the C32 and any development would be seen stretching northwards to the ridge line. The urban influences referred to in the 2010 Landscape study are in reality a few roof tops next to the pub and some individually styled dwellings on the south side of the C32. You’ll agree that is hardly an urban setting! This site should not be considered, as was reported in the 2004 study, because it would be expanding Bramley northwards and encroaching into open countryside, and this would have an undesirable effect on the existing environment. The site is rural in character and as such a development would change the character of this central area of the village, losing its only open aspect. In addition this area is outside of the Settlement Boundary. We have requested that this site be “REJECTED”

The Royal British Legion and car park site.

This is a relatively small site within the Parish Boundary and the Parish Council, whilst of the very strong opinion that any development within its boundary would be inappropriate and detrimental to the community as a whole; wish to work with RBL to ensure that this vital and extremely important charity will achieve a suitable return on its assets.

These sites adjacent or close to the C32 and the centre on the Parish would, if developed in part or total, create an unacceptable strain upon the infrastructure and rural nature of the Parish. The resulting increase in population (approx. 800 minimum) is a further 18% on the current numbers which are already a doubling of the 1991 level.
Transportation is a major consideration in the detrimental effect development would have on the Parish. Both sites would generate more traffic within Bramley on roads that are inadequate and already overburdened with traffic volume. The unclassified road network already carries significant traffic volumes, avoiding the delays caused by the level crossing and delays on the C32. Bramley residents do not want to upgrade these roads, wanting them to remain as Country roads. Both Strawberry Fields and Minchens Lane sites are the only open rural views from the C32.

Cufaude Lane environs within Bramley Parish

BAS107 Razors Farm. Page 178 of 306 or 129 in SHLAA
BAS122 Upper Cufaude Farm. Page 189 of 306 or 140 in SHLAA
BAS139 Fields west of Cufaude. Page 195 of 306 or 146 in SHLAA
With 480, 350 and 500 new homes respectively.

Bramley Parish Council is addressing their concerns about all 3 proposed sites, because BAS 107 opens up the prospect of development of BAS122 and BAS 139; equally BAS 122 & 139 cannot proceed without BAS 107 going ahead.

Included within the SHLAA is the development of the Razor’s Farm site for 480 new homes. The overwhelming majority of the site comprising Razor’s Farm lies within the Parish of Bramley and the whole of the other 2 sites sit within the Bramley Parish boundary.

At the recent pre planning public consultation by Croudace (the developer) in respect of Razor’s Farm, we submitted our objection to the proposal to develop Razor’s Farm. We sent a copy of this to the LDF team at BDBC.
Taken like this, these developments would constitute a concentration of over 2,400 new homes in this area when taking into account the approx. 700 new homes due to be completed shortly at Sherfield Park, which is immediately adjacent to Cufaude Lane at its Southern end. Developments of this magnitude constitute a MDA, which is entirely inappropriate for this rural part of the Borough and will, in effect, remove the identity of Bramley as a village, instead turning it into a suburb of Basingstoke town and will lead to a disproportionate over development of the South-Eastern side of the Borough

Do we really want to see large developments in the countryside? The Parish Council understood that the Razor’s Farm site adjoining the business park was earmarked for future expansion of the Business Park which would provide more employment for the people in the Borough.

Cufaude Lane is a country Lane which is totally unsuited for any increased traffic volumes. It is already very busy at peak morning and evening times, as it is used as a rat run by people who work in Chineham Business Park. A large part of the Lane is restricted to single file access, with passing places provided to allow vehicles to pass each other. The Lane forms part of the National Cycle network but cyclists will be put at danger if even more traffic, than uses it already as a rat run to the business park, is encouraged.

Summary

Bramley is particularly ill suited to contend with the potential influx of so many new homes, having already a complete lack of services for existing villagers. Bramley has only recently seen the completion of a large development at German Road. This development brought no infrastructure improvements but has further exacerbated problems with car parking, traffic volume, traffic queuing at railway level crossing, HGV’s passing through the village and also other concerns such as the village hall, Doctor’s surgery and solitary small shop being able to meet the requirements of the increased population.
The revised SHLAA, currently being put in front of the BDBC for consideration, proposes, with these 3 sites and others in Bramley, some 1750 new homes for the village of Bramley which, if given the go ahead, will materially change the whole rural character of the Village and surrounding Parish.
Bramley Station will be attractive to all these new householders, in these proposed developments, who want to commute to work. Bramley’s railway station has no dedicated parking provision and causes much congestion in the residential roads surrounding the station, leading to frustration for dwellers living in those roads. With freight traffic on the railway planned to increase significantly with the electrification of the line there will be more delays at the crossing adding to the difficulties already being experienced. More development would add further to the problem.

We left our Borough Councillors and the Planning Committee with the following message

Given the facts regards the significant developments in the last 11 years, the lack of infrastructure, poor, dangerous and overcrowded transport network, potential further deterioration of the rural environment further development is unsustainable and inappropriate. In our recent Parish survey a very clear majority of the residents are opposed to any further development, in particular large scale development as the site numbers in the SHLAA suggests. We, the Parish, ask you, our Borough representatives to robustly defend our views and resist further developments within the existing Parish Boundary.
Bramley Parish council requests that Planners and Planning Committees be reminded that planning development is not just a mathematical exercise also that no site exists in isolation and the significant cumulative and detrimental impacts on Bramley Parish and its community are very real and long lasting.

The Parish Council wish all residents to know that every effort will be made and every opportunity to reinforce our position will be taken.