SHLAA information about specific sites

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Parent Category: Planning and Development

Category: BDBC Local Plan

Last Updated on Saturday, 20 April 2013 13:49

Published on Thursday, 08 November 2012 17:30

Written by Extracts from BDBC SHLAA document

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Please see below the specific sites affecting Bramley as shown in the SHLAA document.

This document is shown in full on the BDBC website.

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BRAM005 Minchens Lane Bramley 9.0 ha

 

Description of site (neighbouring uses; present use)
Previously Developed Land: No

 

The site lies to the north west of Bramley, outside but adjacent to the village’s Settlement Policy Boundary in the Adopted Local Plan (ALP). It is currently in use as agricultural land as two fields. The site is bounded to the west by Minchens Lane, beyond which fields continue, with further fields to the north, with pylons in the distance, the Reading to Basingstoke railway line to the west and Clift Meadow Recreation Ground to the south. The site is visible from a number of locations within the village, including Clifts Meadow, The Street and Minchens Lane.

 

Relevant Planning History
The site was previously considered through the review of the Local Plan, with the landowner suggesting that the site could accommodate in the region of 200 dwellings, with the main access to be provided from Minchens Lane. The site was not allocated for development, with the Inspector’s stating that ‘housing development of the size envisaged would be prominent in the landscape, would extend the built-up area into the countryside, and would adversely alter the present rural character of this part of the village.’ He also stated, in relation to landscape issues, that ‘the site’s fields presently form part of the rural backdrop of the village and add greatly to its character…… Development would be intrusive and visually unacceptable’.

 

There is no recent planning application history associated with this site.

 

Suitability (policy restrictions/constraints; planning status; physical problems/ limitations; potential impacts; environmental conditions)

 

Policy restrictions/constraints: The site is located outside the Settlement Policy Boundary (SPB) for Bramley as defined under saved Policy D5 of the ALP. Development on this site is therefore contrary to current planning policy and any allocation would need to be taken forward through the Local Plan. There are no other ALP designations affecting the site.

 

Physical problems: The site lies adjacent to a critical drainage area, and so surface water management would need careful consideration. Access could potentially be taken from Minchens Lane, as previously suggested when the site was promoted via the Local Plan review process. However, consideration will need to be given to the rural nature of nearby roads and the issues that this may pose. It will be necessary to undertake an assessment of the surrounding road network to consider the scope to accommodate additional traffic.

 

Potential impacts: The Landscape Capacity Study 2008 assessed the site as part of Minchens Lane Slopes Landscape Character Area (BR01), which highlights that the site has a medium / low capacity to accommodate development.

 

The Landscape Capacity Study 2010 assessed specific sites, including BRAM005. This concludes that the site has a medium/high landscape capacity, higher than the local landscape character area due to the greater urban influences on the site, the greater opportunity to mitigate the impact and the low intrinsic landscape sensitivity of much of the site.

 

The Biodiversity Assessment states that there are no designated sites within the site boundaries and the majority of the site is arable farmland of low biodiversity value.
Availability (legal/ownership issues): The site is being promoted by ‘Pro Vision’ on behalf of Persimmon and is considered available for development.

 

Achievability (economic viability; market factors; cost factors; delivery factors): If allocated for development there is a reasonable prospect that the site would be developed at a particular point in time.

 

Conclusion (Deliverable / Developable): This site is available and may, in principle, be suitable and achievable, not being constrained by policy designations. Subject to further development being considered suitable at Bramley, this site should be Version 7 Strategic Housing Land Availability Assessment – Appendix 4 assessed further as a possible development site through the Local Plan.

 

Potential Density and Yield (including development type): Allowing for strategic landscaping on the north and east boundaries, and a relatively low-density development envisaged by the developer, for the purposes of the SHLAA only the site has been given a yield of 200. The impact on yield of the constraints highlighted by the Local Plan Inspector will need to be considered in more details through the Local Plan process.

 

Phasing: 200 units (2016 - 2020)

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BRAM010 Land at Strawberry Fields Bramley 12 ha

 

Description of site (neighbouring uses; present use) Previously Developed Land: No

 

The site lies to the east of Bramley, outside but adjacent to / in close proximity to the village’s Settlement Policy Boundary in the Adopted Local Plan (ALP). The site is bounded to the south by Sherfield Road and by open fields to the north. The site is linear, extending over a number of agricultural fields having a distinctly rural character.

 

Relevant Planning History
There is no recent planning application history associated with this site.

 

Suitability (policy restrictions/constraints; planning status; physical problems/ limitations; potential impacts; environmental conditions) Policy restrictions/constraints: The site is located outside the Settlement Policy Boundary (SPB) for Bramley as defined under Policy D5 of the ALP. Development on this site is therefore contrary to current
planning policy and any allocation would need to be taken forward through the Local Plan. The south eastern boundary of the site adjoins Bramley Green Conservation Area which contains a number of listed and locally listed buildings, heritage assets which would need to be protected as part of any proposal.

 

Physical problems: The northern part of the site lies within Flood Zones 2, 3a and 3b. For clarity, for the purposes of the SHLAA it should be assumed that residential development in these flood areas would not be appropriate bearing in mind the advice contained in the NPPF. Therefore, the level of residential development that could be accommodated will be limited by that zoning.

 

Consideration will need to be given to the rural nature of nearby roads and the issues that this may pose.
It will be necessary to undertake an assessment of the surrounding road network to consider the scope to accommodate additional traffic.

 

Potential impacts: The Landscape Capacity Study 2008 assessed the site as part of North Bramley Open Farmland Landscape Character Area (BR03), which highlights that the site has a low capacity to accommodate development. Consideration would also need to be given to the impact on the conservation area.

 

Availability (legal/ownership issues)
The site is being promoted by Hives Planning on behalf of the Stratfield Saye Estate and is considered available for development.

 

Achievability (economic viability; market factors; cost factors; delivery factors)
If allocated for development there is a reasonable prospect that the site would be developed at a particular point in time.

 

Conclusion (Deliverable / Developable)
This site is available and may, in principle, be suitable and achievable, not being constrained by policy designations. Subject to further development being considered suitable at Bramley, this site should be assessed further as a possible development site through the Local Plan.

 

Potential Density and Yield (including development type)
Allowing for a relatively low-density development which avoids the flood plain as envisaged by the developer, for the purposes of the SHLAA the site has been given a yield of 200.

 

Phasing: 200 units (2016-2020)

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BRAM007 Royal British Legion grounds and car park Bramley 0.6977 ha

 

Description of site (neighbouring uses; present use) Previously Developed Land: Yes

 

The site is situated within the settlement of Bramley, on the southern side of The Street, accessed off a lane to the north of Beurepaire Close. The site comprises a single storey community hall used by the Royal British Legion, an area of car parking, areas of open space which consist of scrubland, vegetation and a number of trees situated along the edges of the site. A football ground lies to the south of the site, whilst there is also an area of woodland owned by the Ministry of Defence to the south. The north of the site is abutted by the rear gardens of Nos. 1-3 The Street, and La Villetta, whilst the east of the site is bounded by the rear gardens of residential properties on Pound Close. There are largely detached residential properties in the surrounding area.

 

Relevant Planning History
There has previously been interest in the site for residential redevelopment.
Suitability (policy restrictions/constraints; planning status; physical problems/ limitations; potential impacts; environmental conditions)

Policy restrictions/constraints: The site falls within the Settlement Policy Boundary for Bramley as defined in the Adopted Local Plan. However, any redevelopment of the site would need to comply with Saved Policy C7 of the Adopted Local Plan which protects the loss of leisure and community facilities and open spaces. Under Saved Policy C7, the loss of this existing facility and open spaces would only be permitted provided that replacement or improved facilities would be provided, the borough council accepts that there is no need for the facility and a clear environmental justification can be made for an alternative use or the proposed development would be of sufficient benefit to outweigh the detriment caused by its loss.

 

Physical problems: The site lies within an Upstream Critical Drainage Area. Therefore, ground water flood risk will need to be considered as part of any scheme and could be mitigated with the incorporation of Sustainable Urban Drainage Systems (SUDs). The existing access to the site is off a track on The Street, and therefore the creation of any additional access would be subject to local highways approval.

 

Potential impacts: The scheme will need to respect the amenity of the adjacent residential properties, and be appropriate in scale and form to the surrounding area.
Availability (legal/ownership issues) The site has been promoted through the SHLAA by an agent on behalf of the owner, the royal British Legion. Subject to the requirements of Saved Policy C7, it is considered that the site could be available for development.

 

Achievability (economic viability; market factors; cost factors; delivery factors)
The site would be suitable for residential development at medium density to reflect the location and local market demand. It is considered that the development should seek to reflect the existing character and density of the surrounding area.

 

Conclusion (Deliverable / Developable)
The site could be a suitable location for housing, however, any scheme would be subject to meeting the requirements of Saved Policy C7. Therefore, the site cannot be considered to be available now, but is considered to be developable in the medium term.

 

Potential Density and Yield (including development type)
For the purposes of the SHLAA only, a density of approximately 30dph has been used but the character of the surrounding area would need to be reflected in any future layout and yield.

 

Phasing: 5-10 years, 20

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BAS107 Razors Farm Basingstoke 20 ha

 

Description of site (neighbouring uses; present use) Previously Developed Land: No

 

The site lies to north east of Basingstoke, and is directly to the north of the Hampshire International Business Park, outside but adjacent to the town’s Settlement Policy Boundary in the Adopted Local Plan (ALP). It is currently in agricultural use. The site is bounded to the last by the Basingstoke to Reading railway line, and is adjacent to the proposed location of Chineham Railway Station which forms an allocation in the ALP. To the north and west of the site lies further fields, whilst sites to the north have also been promoted to the borough council through the SHLAA (site BAS122 - Cufaude Farm and site BAS135 – Land West of Cufaude Farm)

 

Relevant Planning History
The site was included in the First and Revised Deposit Drafts of the Local Plan in 2002 and 2003 for a reserve employment site. However, the Local Plan Inspector concluded that there was no compelling local or strategic need to allocate this site in whole or in part for employment and/or residential development.
Other than small-scale planning applications associated with the farm and telecoms development, there is no relevant planning history.

 

Suitability (policy restrictions/constraints; planning status; physical problems/ limitations; potential impacts; environmental conditions)

 

Policy restrictions/constraints: The site is located outside the Settlement Policy Boundary (SPB) for Basingstoke town as defined under saved Policy D5 of the ALP. Development on this site is therefore contrary to current planning policy and any allocation would need to be taken forward through the Local Plan process.

 

Physical problems: The effectiveness of infiltration may be limited in this area due to the geology although drainage assessments are required. There is no capacity in the drainage network at this site and development would need to drain through a new connection to the strategic sewer or ensure upgrades to the local network, Development must not be allowed to drain to the Sherfield on Loddon STW unless a quality improvement plan is developed. The site could potentially be accessed through the employment areas of Chineham and Hampshire International Business Parks to the south, in addition to the links via Cufaude Lane. This would be subject to the agreement of the highways authority. It may also be necessary to consider the impacts of further development with regard to the bridges over the railway line.

 

Potential impacts: The Landscape Capacity Study 2008 assessed the site as part of the Cufaude East area (BA04), and concludes that the area has an overall “medium” landscape capacity, which means that the land can accommodate areas of new development in some parts, providing it has regarding to the setting and form of existing settlements, and the character and the sensitivity of adjacent landscape character areas.

 

The Landscape Capacity Study 2010 assessed specific sites, including BAS107. This concludes that the site has a medium/low capacity for development. It recommends that, should the site be developed in a limited way, the existing field pattern and tree, woodland and hedgerow cover is retained and enhanced.

 

The Biodiversity Assessment concludes that development is considered possible without direct loss of important habitats, subject to the layout and design of development. However, there are likely to be indirect impacts on habitats and species, which could be addressed through effective access restrictions.
Availability (legal/ownership issues)

 

The site is being promoted by planning agents on behalf of housebuilders (Croudace), who are developing the nearby Taylors Farm site, and is therefore considered to be available for development.

 

Achievability (economic viability; market factors; cost factors; delivery factors) If allocated for development there is a reasonable prospect that the site would be developed at a particular  point in time.

 

Conclusion (Deliverable / Developable)
This site is available and may, in principle, be suitable and achievable, not being constrained by policy designations. The site should be assessed further as a possible development site through the Local Plan, potentially in association with sites to the north.

 

Potential Density and Yield (including development type)

Allowing for suitable structural landscaping and other land uses associated with residential development (including distributor roads, open space etc) for the purposes of the SHLAA it is considered that a yield of 480 is suitable. Some of the site may be required for car parking associated with any development of a railway station at Chineham.

 

Phasing: 480 units (2016-2020)


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BAS122 Cufaude Farm Basingstoke 32 ha

 

Description of site (neighbouring uses; present use) Previously Developed Land: No

 

The site is located on the northern edge of Basingstoke, which lies outside of, but within close proximity of the Settlement Policy Boundary for Basingstoke town as defined in the Adopted Local Plan. The site is currently in agricultural use and is sub-divided by Cufaude Lane. The Reading-Basingstoke railway line forms part of the eastern boundary. The site lies immediately north of Razors Farm, which was formerly identified in the Local Plan as a ‘reserve’ employment site, but was excluded in the Local Plan Review by limiting the Plan period to 2011. The site comprises a number of farm buildings, arable farmland, with mature hedgerow trees in places on both sides of Cufuade Lane. There is also a small watercourse running through the centre from south to north, which is joined in the centre by another water course that runs from the west. To the immediate northeast on Cufaude Lane, there are a number of large detached dwellings, whilst the character of the surrounding area is predominantly rural countryside, with more arable land to the east and west of the site, whilst an area of grassland lies to the south. A further SHLAA site is located to the west (BAS136).

 

Relevant Planning History
There is no relevant known planning history.

 

Suitability (policy restrictions/constraints; planning status; physical problems/ limitations; potential impacts; environmental conditions)

 

Policy restrictions/constraints: The site is located outside the Settlement Policy Boundary (SPB) for Basingstoke town as defined under saved Policy D5 of the Adopted Local Plan. Development on this site is therefore contrary to current planning policy and any allocation would need to be taken forward through the Local Plan process. There are no other ALP designations directly affecting the site. However, there are seven Grade II listed buildings and a Building of Local Interest which lie within close proximity of the site, on the north eastern side of Cufuade Lane. These consist of a granary, outbuilding and cart shed, which lie within close proximity of Cufuade Farmhouse at Upper Cufaude Farm and therefore any scheme would have to have regard to the setting of those listed buildings.

 

Physical problems: The effectiveness of infiltration may be limited in this area due to the geology although drainage assessments are required. There is no capacity in the drainage network at this site and development would need to drain through a new connection to the strategic sewer or ensure upgrades to the local network. Development must not be allowed to drain to the Sherfield on Loddon Sewage Treatment Works, unless a quality improvement plan is developed.

 

In taking forward any development in this location, consideration will need to be given to the rural nature of nearby roads and the issues that this may pose. It will be necessary to undertake an assessment of the surrounding road network to consider the scope to accommodate additional traffic.

 

Potential impacts: In the Landscape Capacity Study 2008, the site has been assessed as part of the Cufaude East area (BA04) which concludes that this area has an overall landscape capacity which is medium. This means that the land can accommodate areas of new development in some parts, providing it has regarding to the setting and form of existing settlements, and the character and the sensitivity of adjacent landscape character areas.

 

The Landscape Capacity Study 2010 assessed specific sites, including BAS122, and concluded that the site has a medium landscape capacity. This is because it is not of a relative high intrinsic landscape sensitivity or high visual sensitivity.

 

The Biodiversity Assessment concluded that there are comparatively few constraints at Cufaude Farm. There are four SINCs wholly or partly within the 400 m zone. Lowland deciduous woodland, ponds and hedgerows occur within its zone of potential influence and such habitats are UK Biodiversity Action Plan priority habitats. These biodiversity issues could be satisfactorily addressed through detailed site planning and established ecological mitigation as part of any scheme.

 

Environmental conditions: The area to the north of the site is Ministry Of Defence land and there may be noise pollution and other impacts on the site from this area that would need to be mitigated in any future approach to the site. The borough council’s Environmental Health officers will be consulted on the Version 7 Strategic Housing Land Availability Assessment – Appendix 4 potential impacts of this neigbouring land use.

 

Availability (legal/ownership issues)
The site is owned by Hampshire County Council. There are a number of agricultural tenancies on the site which require one year notices.

 

Achievability (economic viability; market factors; cost factors; delivery factors)
The site has been promoted for development by Barton Willmore planning consultants and is considered available for development.

 

Conclusion (Deliverable / Developable)
This site is likely to be available for development over the Plan period and may, in principle, be suitable and achievable. The site should be assessed further as a possible development site through the Local Plan, in association with Razors Farm (BAS107) to the south. It would not be appropriate to bring this site forward in isolation, and consideration would need to be given to a comprehensive scheme with BAS107.

 

Potential Density and Yield (including development type)
Due to the neighbouring land use, for the purposes of the SHLAA 2/3rds of the site has been considered as developable. Allowing for other land uses associated with residential development (including distributor roads, open space etc) for the purposes of the SHLAA it is considered that a yield of 350 is suitable.

 

Phasing: 350 (2020-2026)


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BAS139 West of Cufaude Lane Basingstoke 35 ha

 

Description of site (neighbouring uses; present use) Previously Developed Land: No

The site is located on the northern edge of Basingstoke, which lies outside of, but within close proximity of the Settlement Policy Boundary for Basingstoke town as defined in the Adopted Local Plan. The majority of the site is situated to the south west of Cufaude Lane, although Cufaude Lane does sub-divide a small part
of the site to the north. The site lies immediately north of Razor’s Farm (BAS107) and to the west of Cufaude Lane (BAS122). To the east on Cufaude Lane, there are a number of large detached dwellings, although the character of the surrounding area is predominantly rural countryside.

 

Relevant Planning History
There is no known planning history.

 

Suitability (policy restrictions/constraints; planning status; physical problems/ limitations; potential impacts; environmental conditions)

 

Policy restrictions/constraints: The site is located outside the Settlement Policy Boundary (SPB) for Basingstoke as defined under saved Policy D5 of the ALP. Development on this site is therefore contrary to current planning policy and any allocation would need to be taken forward through the Local Plan.

 

Physical problems: An Ancient Woodland (Gallaries Copse) adjoins the south western boundary of the site extending into Galary Pightle Copse; any development would need to ensure that these areas are protected and that any biodiversity impacts are appropriately mitigated. There are a number of listed buildings and buildings of local interest on the northern and eastern boundaries of the site and a Scheduled Ancient Monument (moated site west of Cufaude Farm) on the northern boundary; the impact on the setting and character of these heritage assets would need to be protected as part of any development proposal.

 

Drainage: The effectiveness of infiltration may be limited in this area due to the geology although drainage assessments are required. There is no capacity in the drainage network at this site and development would need to drain through a new connection to the strategic sewer or ensure upgrades to the local network. Development must not be allowed to drain to the Sherfield on Loddon Sewage Treatment Works, unless a quality improvement plan is developed. In taking forward any development in this location, consideration will need to be given to the rural nature of nearby roads and the issues that this may pose. It will be necessary to undertake an assessment of the surrounding road network to consider the scope to accommodate additional traffic.

 

Potential impacts: In the Landscape Capacity Study 2008, the majority of the site has been assessed as part of the Cufaude East area (BA04) which concludes that this area has an overall landscape capacity which is medium. This means that the land can accommodate areas of new development in some parts, providing it has regarding to the setting and form of existing settlements, and the character and the sensitivity of adjacent landscape character areas. A small part of the site has not been assessed.

 

The Vyne, a National Trust property, is a Grade I listed building that is situated approximately 1 km west of the site. Any proposal would need to respect its setting although, given the separation distance, the impact is likely to be minimal.

 

Environmental conditions: The area to the north east of the site is Ministry Of Defence land and there may be noise pollution and other impacts on the site from this area that would need to be mitigated in any future approach to the site. The borough council’s Environmental Health officers will be consulted on the potential impacts of this neighbouring land use.

 

Availability (legal/ownership issues)
The site has been promoted for development by Knight Frank, is under the control of one landowner and is available for development.

 

Achievability (economic viability; market factors; cost factors; delivery factors)
The site is likely to be attractive to developers and, if allocated for development, there is a reasonable prospect that the site would be developed at a particular point in time.

 

Conclusion (Deliverable / Developable)
This site is available and may, in principle, be suitable and achievable. The site should be assessed further as a possible development site through the Local Plan, in association with Cufaude Farm and Razors Farm. It would not be appropriate to bring forward this site in isolation and consideration would need to be given to a comprehensive scheme.

 

Potential Density and Yield (including development type)
Allowing for strategic landscaping and the medium capacity of the site to accommodate new development based on the Landscape Capacity Study, for the purposes of the SHLAA a yield of approximately 500 units is considered suitable.

 

Phasing: 500 units (2020-2026)