Chapter 6 Proposals
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6.7 PROPOSALS FOR NEW DEVELOPMENT
 
DEV 1 Housing Requirements: Overview
DEV 2 Queen Elizabeth Barracks & Wakefords Copse, Church Crookham: Housing
DEV 3 Land Adjacent to Redfields Industrial Estate, Church Crookham: Industry & Business
DEV 4 Martin Lines, Church Crookham: Industry
DEV 5 Hitches Lane, Fleet: Leisure
DEV 6 East of Holt Lane, Hook: Housing
DEV 7 Holt Lane, Hook & Whitewater Valley: Open Space and Nature Conservation
DEV 8 Queens Road, North Warnborough: Housing
DEV 9 Dilly Lane, Hartley Wintney: Housing
DEV 10 Guillemont Barracks, Hawley: Business
DEV 11 Land - B3014 Fleet to Cove Road: Roadside Facilities
DEV 12 Pyestock; "Area A" employment uses
DEV 13 Pyestock; "Area B" employment uses
DEV 14 Blackwater Industrial Estate: Redevelopment (B1)
DEV 15 Redfields Garden Centre, Church Crookham
DEV 16 Waterfront Business Park, Fleet (B1)
DEV 17 Clark’s Farm, Darby Green: Exception (B1/B2)
DEV 18 RAF Odiham
DEV 19 Robert Mays School, Odiham: Public Recreation
DEV 20 Jubilee Fields, Hartley Wintney: Public Recreation
DEV 21 Sandhurst Road, Yateley: Leisure
DEV 22 Sandhurst Road, Yateley: Employment
DEV 23 West of Hitches Lane: Reserve Site (Housing)
 
Introduction
 
Housing Development
 
PPG3: Housing
Government Guidance in PPG3: Housing was published in March 2000. Paragraph 38 of PPG3 reminds local planning authorities that this guidance is a material consideration that may supersede the policies in their development plan. Local planning authorities are now required to notify the Secretary of State of planning applications on greenfield land for housing development of 150 dwellings or more or for 5 hectares or more of land if they are minded to grant planning permission.
Paragraphs 30 and 31 of PPG3 require local planning authorities to follow a search sequence starting with the re-use of previously-developed land and buildings within urban areas identified by an urban housing capacity study, then urban extensions, and finally new development around nodes in good public transport corridors.
Paragraphs 57 and 58 seek development at higher densities of 30-50 dwellings per hectare to make the best use of land and paragraphs 59 to 62 set maximum average car parking standards of 1.5 spaces per dwelling.
Paragraphs 69 to 71 set out the circumstances where villages might be suitable locations for accommodating significant additional housing, such as where additional houses are needed to meet local needs, where development is in keeping with the character of the village and where it will support local services.
In the light of this new guidance, and the fact that it is a material consideration that may supersede the policies of the plan, the local planning authority will wish to be satisfied that this guidance is complied with before granting planning permission for housing development covered by the local plan.
 
Housing Objectives
Housing objectives of the plan address quantity, quality, location and timing as follows:
a) to identify sufficient land for housing and to ensure that total housing needs can be met;
b) to ensure that the need for different types of housing accommodation, including affordable housing, can be met; in particular to provide wider housing opportunity and choice and a better mix of housing and also to seek to create mixed communities;
c) to contribute towards a more sustainable pattern of development by allocating housing land mainly in urban areas, near where public transport is or can be provided and near to where jobs are created;
d) to ensure that the supply of available housing land is continuous and that it will meet needs for a period of at least five years ahead at any one time.
 
Housing Requirements
The housing requirements in the current Hampshire County Structure Plan Review 2000 (1996 - 2011), are based on the Government's Regional Planning Guidance for the South East (RPG9) for the period 1991 - 2016. This was prepared in conjunction with SERPLAN, the Standing Conference on Regional Planning for the South East, made up of representatives from local authorities within the region. The structure plan indicates how the figures are to be met across the County, specifying numbers allocated to each District. District Councils in their local plans have to decide on the appropriate sites on which these requirements should be met.
The Review of the Hampshire County Structure Plan was adopted in March 2000. It covers the period from 1996 to 2011, and for Hart District allocates a baseline of 4750 dwellings under policy H2 plus an additional reserve figure of 1,500 dwellings under policy H4.
This local plan has a time-scale for the release of sites of 1996-2006. It must provide for the required number of dwellings for at least five years from the date of adoption at the end of 2002 under County Structure Plan Review housing policy H2 pro rata, on sites that are readily available and can reasonably be expected to be developed within the plan period. This Plan does not allocate sites under policy H4 of the Structure Plan Review because at the time of writing this has yet to be confirmed through publication of revised Regional Guidance RPG9 and finalisation of a mechanism for the monitoring and release of reserve sites.
The capacity of each site will also be assessed in relation to advice in PPG3 for densities of between 30-50 dwellings per hectare in order to make best use of available land. In this respect, the "budget" housing figures used in the Deposit Draft Plan have been revisited through the preparation of detailed Planning Briefs and consideration of planning applications. The housing numbers indicated against each site identified under DEV1 below relate either to existing planning consents where these are known and their completion anticipated during the Plan period (categories (i) and (iii) t). Alternatively site capacity has been considered through the preparation and adoption of detailed planning briefs (category (ii) l-o). The remaining sites category (ii) l and p, (iii) q, r, t, u and (iv) v are estimated capacities and are indicative only. The PPG3 density requirements will also be applied to these sites and their resulting yield incorporated into the housing land supply calculations.
 
 
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Residue of Requirement 1991-2001
The local planning authority has an obligation to meet the land supply requirements of the approved Hampshire County Structure Plan Review, which covers the period from April 1996 to the end of March 2011.
Dwellings need to be provided on newly allocated sites within this plan in order to meet the current structure plan requirement. This will enable the Council to keep control of housing land supply rather than risk losing sites through planning appeals.
 
Criteria for the Identification of Housing Sites
Land suitable for the development of housing has been selected according to a number of important criteria. These arise from the aims and objectives of the plan, particularly the aim of environmental sustainability, in accordance with Central Government guidance in PPG 3 "Housing", PPG 12 " Development Plans" and PPG 13 "Transport".
A sequential approach to the selection of sites has been undertaken which seeks the re-use of previously developed or "brownfield" sites in preference to "greenfield" countryside sites. Furthermore, the Council has subsequently commissioned an urban capacity study to inform its decisions. Having regard to the structure plan, the urban capacity study and to PPG3: Housing, paragraph 62, the local planning authority is of the view that a realistic recycling target of at least 50% of new dwellings could be developed on previously developed land.
The potential and suitability of sites for housing will be assessed against criteria given in PPG3 paragraph 31 including:
the availability of previously developed sites (including windfalls);
the location and accessibility of potential development sites to facilities and services by modes of transport other than the car;
the capacity of existing and potential infrastructure;
the ability to build communities; and
the physical and environmental constraints on development of land.
 
Having regard to paragraph 51 of PPG25: Development and Flood Risk, the local planning authority has ensured, with the involvement of the Environment Agency, that none of the development proposals fall within a floodplain or will be at risk from flooding from watercourses. Floodplain maps are currently being updated and will be incorporated into supplementary planning guidance. Note that paragraph 56 of PPG25 includes a requirement for 'Sustainable Urban Drainage Systems' and developers will be expected to have regard to this requirement.
Development will also be balanced with the need to protect and enhance the District's environment. Areas that are of particular interest for their nature conservation value, landscape, archaeology or built heritage will be protected from development, in accordance with PPGs 9, 15 and 16.
Sustainability also seeks a reduction in the need to travel and hence reduce environmental pollution and is an important factor in choice of locations. This approach follows Central Government guidance in PPG13. The local planning authority considers that new housing development is best situated close to existing facilities and services in order to give residents the choice of using local, easily accessible services, to enable the use of public transport, cycling and walking, and in order to strengthen the concentration of retail and employment uses within town centres.
The northern and eastern parts of the District (including Fleet, Church Crookham, Yateley and Hawley) have good access to major retail and employment opportunities and are also close to the major centres of Farnborough and Aldershot. Fleet is the major settlement within the District with a range of shopping, employment, leisure facilities and schools, as well as a railway station. To the west, Hook also has good local employment provision, a railway station and the potential for improvements to the village centre. Consequently, in terms of sustainability, the main centre of Fleet and Church Crookham is the most appropriate location for major new development, followed by the Yateley/Hawley area and the central and western settlements of Hartley Wintney, Hook and Odiham.
The local planning authority is also mindful of the need to provide a choice of housing locations within the District, as stated in PPG3 "Housing". Proposed developments are located in a number of areas of the District and are of varying sizes. It is also essential that sites are readily available in order to meet immediate needs and maintain the five-year supply of land for housing. Criteria for housing site selection focus on the following:
Preference should be given to the release of previously developed ("brownfield") rather than "greenfield" sites;
 
 
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The sequential approach to site selection has been undertaken with preference given first to the re-use of previously developed land and buildings within urban areas, then urban extensions and finally new development around nodes in good public transport corridors;
Sites should be immediately available and easily freed from highway, ownership and infrastructure constraints;
Sites should be located immediately adjacent to, or within, suitable settlements (existing urban or rural centres which are able to offer, as a minimum, local shops, schools, nearby employment, social and recreational facilities);
Sites on the edge of settlements should be well related to the existing public transport network (particularly rail) or have the potential to be served by frequent and regular public transport;
Development should not have any direct or indirect adverse effect on nationally recognised nature conservation sites or locally designated SINCs supported by technical evidence or archaeological sites, Grades 1, 2 and 3a agricultural land, nor on designated conservation areas or listed buildings.
   
Affordable Housing Strategy
The Council has adopted a Housing Strategy, based on a Housing Needs Survey of the whole District. Further detail is given under policies URB13 and RUR21 for affordable housing on all proposed developments. The sites allocated for housing within this chapter will all be expected to provide a proportion of social housing as set out in URB13.
 
Economic Development Strategy
The Council has prepared an Economic Development Strategy for the District for 1994-1997. Its principal objective is to use its powers and influence positively to develop a robust and diverse local economy, to reduce commuting, generate wealth and reduce unemployment whilst retaining an attractive environment. This is also stated as an objective of this local plan.
A high proportion of local residents commute long distances to work. This is environmentally unsustainable, contributing to atmospheric pollution and traffic congestion. More locally based jobs of the right profile (reflecting the high proportion of managerial and professional staff amongst the work-force), are needed in order to redress this imbalance, in line with Central Government objectives of reducing the need to travel. Housing requirements are set in the structure plan but at present it includes no targets for employment provision. It is important however to provide new employment sites at the same time as allocating housing land, so as not to worsen the current imbalance between housing and employment. This is required under Government guidance in PPG13.
 
Criteria for the Selection of Employment Sites
The criteria for the selection of sites for major employment allocations are based on the principles of sustainability. Major employment development should be located as close as possible to the major settlements and urban areas. The concentration of employment, shopping and services in these areas can assist in reducing the need to travel and can facilitate the use of public transport. Proximity to existing transport links, particularly railways, is also important. The provision of employment land within or adjacent to sites allocated for major housing development, as set out in PPG13, can assist in forming a balance between housing and employment, giving people the option of living and working within the same area rather than commuting long distances.
Employment sites are also chosen where they do not cause harm to nature conservation, landscape, built heritage and other interests of importance. Previously developed ("brownfield") sites will be preferred wherever possible. In some cases it may be possible to protect or enhance the environment within or surrounding employment developments, for example the retention of a listed building by converting it to office use, or the creation of high quality landscape settings around business units. This enhancement of landscape or habitats will be encouraged by the local planning authority.
The District provides an attractive location in business terms, both to local investment and inward investment from overseas.
 
Development Briefs
Development briefs for all newly allocated housing and employment sites will be prepared. The local planning authority aims to achieve a high standard of design on new sites and architectural advice will be sought. Detailed landscape and ecological assessments and landscape management schemes will be requested from developers of all sites, in order to satisfy the local planning authority that development can take place with minimum adverse effects on the surrounding countryside and residential areas. Particular attention is drawn to policy GEN 4 of this plan.
 
 
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TopContents
Housing Requirements: Overview
DEV 1 PROVISION WILL BE MADE BY 2006 FOR THE CONSTRUCTION OF 4166 DWELLINGS IN THE PERIOD FROM 1996 TO 2009 IN THE FOLLOWING WAYS:
(i) THE COMPLETION OF DEVELOPMENTS ON SITES PREVIOUSLY ALLOCATED:
  a) Residue of 1700 dwellings (April 1996) at Elvetham Heath plus an additional 168 dwellings as a result of increased density etc.;
  b) Residue of 474 dwellings (April 1996) at Velmead Farm, Velmead Stud Farm and Freelands Farm;
  c) Residue of 29 dwellings (April 1996) at Stockton Avenue, Fleet (a previously developed site);
  d) Residue of 24 dwellings (April 1996) at Yateley Hall (a previously developed site);
  e) Residue of 44 dwellings (April 1996) at Parfitts Farm, Eversley Cross;
  f) Residue of 15 dwellings (April 1996) at Churchill Crescent, Yateley (a previously developed site);
  g) Residue of 48 dwellings (April 1996) at Downside Goods yard, Winchfield (a previously developed site);
  h) Residue of 10 dwellings (April 1996) at R/O 58-66 Reading Road South, Fleet (a previously developed site);
  i) Residue of 22 dwellings (April 1996) at St Nicholas School, Branksome Court, Fleet (a previously developed site);
  j) Residue of 17 dwellings (April 1996) at Falklands, Branksomewood Road, Fleet (a previously developed site);
  k) Residue of 10 dwellings (April 1996) at Council Depot, Kenilworth Road, Fleet (a previously developed site);
     
(ii) THE DEVELOPMENT OF NEW SITES ALLOCATED IN THE PLAN:
  l) Queen Elizabeth II Barracks and Wakefords Copse, Crondall (Ewshot) for at least 550 dwellings (a previously developed site);
  m) Dilly Lane, Hartley Wintney for at least 150 dwellings;
  n) Holt Lane, Hook for 285 dwellings (with planning permission);
  o) Queens Road, North Warnborough for 60 dwellings (with planning permission);
  p) Redfields Garden Centre for an allowance of 40 (about 20% of the site) (a previously developed site);
     
(iii) WINDFALLS AND THE DEVELOPMENT OF OTHER UNALLOCATED SITES:
  q) Allowance for small windfall sites of 540 dwellings @ 54 per annum net of demolitions;
  r) Allowance for at least 100 units at the DERA Estate (a previously developed site);
  s) Allowance of at least 48 units for the redevelopment of the Depot, London Road, Hook (a previously developed site);
  t) Garage site, London Road, Hartley Wintney for 21 units with planning permission (a previously developed site);
  u) Allowance of at least 26 units at Rose Farm Dairy, Albert Street, Fleet (a previously developed site).
  v) White House, Rounton Road, Fleet for 24 units with planning permission (a previously developed site);
  w) 108 Clarence Road, Fleet for 12 units with planning permission (a previously developed site);
  x) Silver Park Lodge, Bransksomewood Road, Fleet for 21 units with planning permission (a previously developed site);
  y) Former Holloids Plastics site, Odiham for 12 units with planning permission (a previously developed site).
 
 
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(iv) SITES HELD IN RESERVE
  z) Land to the west of Hitches Lane, Fleet for at least 260 dwellings.
 
The housing figures against each site in DEV 1 (i) indicate the residue available for completion at the start of the Plan period 1/4/96. Also, the figures given against each site allocation above are indicative figures for the purposes of estimating housing land supply. However, in considering the detailed planning of each site either through the preparation of planning briefs or through the development control process, densities on each site will be expected to conform to advice given in PPG3 i.e. between 30-50 dwellings per hectare net. Developments which make inefficient use of land, i.e. less than 30 dwellings per hectare net, will be resisted.
The Hampshire County Structure Plan (Review) 1996-2011 requires Hart to make provision for 4,750 new dwellings from 1996 to 2011, under policy H2. The local plan proposes:
a) To make sufficient land available for the completion of up to 3,400 dwellings during the Plan period (1996-2009); and
b) To ensure that at the end of the plan period in 2006 there is still sufficient land available to meet the residue of baseline requirements (1,350) to at least 2009 (six years from the date of adoption) and indeed to 2011.
   
This Plan does not attempt to make provision for the possible additional requirements of policy H4 (up to 1,500 dwellings). This will be the subject of a subsequent alteration to this plan.
The allowance for small sites has been based on an assessment of 60 dwellings per annum (Urban Capacity Study) less 4 dwellings per annum for demolitions.
 
 
TopContents
Sites Allocated for New Developments
Queen Elizabeth II Barracks area, Church Crookham
DEV 2 74 HECTARES OF LAND IN CRONDALL (EWSHOT) PARISH, TO THE SOUTH OF CHURCH CROOKHAM, KNOWN AS QUEEN ELIZABETH II BARRACKS AND WAKEFORDS COPSE, IS PROPOSED FOR COMPREHENSIVE MIXED USE DEVELOPMENT AS FOLLOWS.
A) ON NO MORE THAN 32 HECTARES OF PREVIOUSLY DEVELOPED LAND (OR AN EQUIVALENT AREA) WITHIN THE SITE:
  i) Housing, at an average density of 40 dwellings per hectare, on up to 25.4 hectares, of which up to 550 units will be developed during the current local plan period and any remainder after 2006;
  ii) Combined home/employment units or employment on approximately 2.6 hectares;
  iii) A site for a school on approximately 1.1 hectares;
  iv) A local centre (including shops and a supermarket for local needs) on up to 1.5 hectares;
  v) A site within the local centre for primary medical care services (with the ability to accommodate a single storey surgery building of approximately 740 square metres and associated car parking and delivery space); and
  vi) A community centre incorporating sports changing facilities on approximately 0.2 hectares (juxtaposed with formal open space);
  vii) Children's play areas on approximately 1.2 hectares;
  viii) Other leisure and employment uses, should the opportunity arise within this overall area.
     
B) ON AT LEAST 34.7 HECTARES OF OPEN SPACE, WOODLAND AND PREVIOUSLY UNDEVELOPED LAND (OR AN EQUIVALENT AREA) WITHIN THE SITE:
  ix) Open space for formal recreation on at least 7.6 hectares;
  x) Open space for informal recreation on at least 10.1 hectares;
  xi) Land, comprising Sites of Importance for Nature Conservation within the site set aside and managed for nature conservation on 17 hectares.
     
C) THE BALANCE OF THE SITE IS REQUIRED TO SECURE A MEANS OF ACCESS AND TO PROVIDE A RURAL SETTING ON THE EDGE OF THE SITE.
 
 
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THE OVERALL SCALE OF HOUSING DEVELOPMENT IS SUBJECT TO:
1) Adequate protection, in perpetuity, from the impact of recreation pressure and disturbance from people and pets arising from the development of the site, of the nearby part of the Thames Basin Heaths proposed Special Protection Area for Birds (comprising the Bourley and Long Valley Site of Special Scientific Interest);
2) Adequate protection and management of the following Sites of Importance for Nature Conservation - Soanes Copse, Wood Copse, Wakefords Copse, Soanes Field, Riddings Copse, Ewshot Marsh, Long Gut Copse, Greendane Copse and Beacon Hill/Parkhurst Hill;
3) Sufficient provision to offset the effects of development on other habitats and nature conservation interests, including replacement or substitution of the habitats or features lost and conservation of ecological networks;
4) Siting of essential services and facilities to ensure that they are not subject to unacceptable "societal" risk arising from flying at Farnborough Aerodrome;
5) Capacity of the surrounding highway network and transportation systems to accommodate growth.
DEVELOPMENT MUST SECURE:
6) Improvements to the public highway needed to accommodate the development;
7) Off-site provision of cycleways, as appropriate, to integrate the development with the wider area;
8) Improvements to public transport to integrate the development with Fleet Town Centre, Secondary Schools and the Railway Station and, where appropriate, with employment opportunities in Farnborough;
9) Buffer strips to minimise the risk of adverse visual impact on the open countryside beyond the site; and
10) If necessary, the provision of public access, in perpetuity, to open countryside to the south to meet the needs of the development and provide for the proper management of nature conservation interests affected by the development.
EXCHANGE BETWEEN PREVIOUSLY DEVELOPED AND PREVIOUSLY UNDEVELOPED LAND
Having regard to the phrase "(OR AN EQUIVALENT AREA)" in section A of the policy, the local planning authority will permit the development of previously undeveloped land provided that an equivalent (or larger) area of previously developed land is restored to open space or open countryside within the site. The effect of any such exchange of land must:
a) Not lead to harm (indirectly) to the Thames Basin Heaths proposed Special Protection Area; and
b) Secure a net benefit for nature conservation; and
c) Secure a more sustainable design and layout of the development.
Strategic Justification
In accordance with the definition in Annex C of PPG3: Housing, the Queen Elizabeth II Barracks is a previously developed ("brownfield") site, formerly in M.o.D. use as the Gurkha Barracks but vacated as surplus to requirements in August, 2000. Although actually located in Crondall Parish, the Barracks are situated adjacent to the southern edge of Hart's main settlement of Fleet / Church Crookham. Prospective residents should therefore be able to take advantage of the existing shopping, leisure and other facilities available within the town centre, subject to improved access by public transport.
Similarly, Wakefords Copse is a very low density residential area under M.o.D. control, also released as surplus to requirements and as such qualifies as a previously developed ("brownfield") site. It has similar locational advantages to the nearby Barracks with which it has strong relationships. It is proposed that this area should be redeveloped for housing at higher densities than the existing housing.
Paragraphs 57 to 62 of PPG3 set out the Government's guidance on housing density and car parking standards with the objective of making the best use of land. Paragraph 9 of PPG3 points out that the majority of projected household growth will be in one-person households. In the light of this advice, the LPA considers that it is reasonable to seek an average density of 40 dwellings per hectare. The LPA's objective is to make best use of this site, whilst having regard to its location on the southern edge of the Fleet/Church Crookham urban area some 3 - 4 kilometres from Fleet Town Centre and Fleet Station.
The reference to 550 units in criterion (i) is intended to inform housing supply calculations and is not intended as an arbitrary restriction on development rates.
 
 
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Strategic Constraints to Development
It is essential that the Queen Elizabeth II Barracks and Wakefords Copse should be planned comprehensively through preparation of a Master Plan for the whole area. However, as advised in PPG3, Annex C, this does not mean that the whole area of the curtilage is appropriate for development because:
1. The site contains playing fields, open land and nature conservation interests, much of it in a single block forming a sizeable open area. There is a need for the site to preserve its considerable attraction, its recreational value and its contribution to the amenity of the southern part of Church Crookham. These considerations set limits on the extent that development could be permitted to impinge on this central part of the site.
2. Furthermore the eastern boundary of the main Barracks area is in places under 1.6 kilometres from the edge of the Bourley and Long Valley Site of Special Scientific Interest, which is part of the proposed Thames Basin Heaths Special Protection Area (pSPA) for Birds. Wakefords Copse is much closer. Having regard to Policy E10 of the adopted Hampshire County Structure Plan (Review) 1996 - 2011 and Government policy in PPG9: Nature Conservation, it is the view of the local planning authority that the need for development cannot be said to outweigh any adverse impact. Therefore, the scale and layout of development must be such that there will be no significant permanent adverse impact on the pSPA/SSSIs.
3. The site also contains locally designated Sites of Importance for Nature Conservation (SINCs) at Soans Copse, Wood Copse, Wakefords Copse and Soans Field and is close or adjacent to SINCS at Riddings Copse, Ewshot Marsh, Long Gut Copse, Greendane Copse and Beacon Hill/Parkhurst Hill. In accordance with Policy E11 of the adopted Hampshire County Structure Plan (Review) 1996 - 2011, sufficient provision should be made to minimise potential damage and provide appropriate compensatory measures to offset any damage that does occur.
4. There are other habitats and areas of nature conservation interest within the site that, although not up to the standard of SINCs, are covered by Policy E12 of the adopted Hampshire County Structure Plan (Review) 1996 - 2011. Sufficient provision must be made to offset the effects of development, including replacement or substitution of the habitats or features lost and conservation of ecological networks.
This means that development of the site must take place within a framework set by the need to protect nature conservation interests. In particular, planning permission will not be granted for development unless the Competent Authority (the local planning authority) is satisfied that it will not result in an adverse effect on the integrity of the Thames Basin Heaths proposed Special Protection Area. English Nature has indicated that it would be seriously concerned about proposals to increase the capacity of the site beyond 550 dwellings and indeed has concerns even at that level.
Other than the constraints described above, the site as a whole should be capable of development, subject to appropriate boundary treatments, without directly harming any specific landscape interests (based on visual appearance) outside the site.
However, the site is in line with the runway of Farnborough Aerodrome and so may be affected by height restrictions and a requirement to address "Societal Risk". This should not affect the location of housing to such an extent that the site cannot deliver its full potential. However, it might place a restriction on where types of uses can locate, where large numbers of people may be expected to gather, such as a school, community-building etc.
Comprehensive Package of Proposals
A Master Plan will be required for the whole of the Queen Elizabeth II Barracks and Wakefords Copse site because the combined scale of development makes it imperative that these two sites are planned comprehensively.
A comprehensive package of proposals is required for the redevelopment of this site as a whole, including:
(i) Primary medical care facilities involving expansion and relocation of the GP Surgery to cope with the increased population;
(ii) A local centre including shops and a supermarket for local needs;
(iii) Land for a school (subject to the overall scale of housing development);
(iv) Affordable housing;
(v) "Live-and-work" units or employment space;
(vi) A community centre & sports changing facilities juxtaposed with land for formal recreation;
(vii) Provision of (or a contribution towards) synthetic athletic facilities;
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(viii) Appropriate contributions towards enhancement of existing off-site leisure facilities to meet additional pressures arising from the development;
(ix) Provision of public art;
(x) Safeguarding of land of importance for nature conservation;
(xi) Securing the proper management of nature conservation interests affected by the development;
(xii) Provision of sufficient land for informal open space (including open countryside off-site if necessary) to meet the needs of the development and divert pressure away from the Thames Basin Heaths proposed Special Protection Area;
(xiii) Appropriate means of access linking the site to the highway network;
(xiv) Appropriate boundary treatments to minimise the risk of adverse visual impact on the open countryside beyond the site.
The Primary Health Care team of the North Hants Health Authority (now contained within the Rushmoor and Hart Primary Care Group) identified a need for increased primary medical care facilities to serve the population resulting from this new development.
Similarly, subject to the overall capacity of the site, a new primary school will be required to cope with the potential scale of development proposed (including that beyond the end of the plan period). Land will need to be reserved within the site to accommodate these facilities. It is acknowledged that if the capacity of the site is substantially reduced below 1,150 dwellings due to nature conservation issues, a school may not be appropriate and only contributions would be required.
The development will be expected to contribute a proportion of affordable housing, as set out in policy URB 13.
The LPA considers that the site of the former Motor Transport Depot may offer an ideal opportunity to provide home/employment units (the dwelling units to be taken into account in the global housing figure for the Barracks site). However, through preparation of the Master Plan there is scope to identify an alternative area of equivalent size in its place, integrated with the rest of the development. In the event that the home / employment units are not forthcoming, an employment (not residential) use will be considered as an alternative somewhere within the overall site.
Wakefords Copse will be accessed from the spine road running through the whole area and, as part of the overall development, will be expected to contribute to infrastructure, facilities and affordable housing requirements.
Part of the site forms an important local gap or "green lung" between the Barracks and Wakefords Copse development areas. It has the potential to provide for formal recreation needs for the residents of the new development and for residents elsewhere in Church Crookham. The woodlands on the site also provide informal recreation areas, are of local nature conservation value and provide a landscape setting for the new developments.
In the light of Annex C of PPG3: Housing, the local planning authority would prefer not to release existing woodland and open land on the site for built development. This area has the potential to provide good quality open space and recreation land to satisfy the needs of the development. In particular land that is flat can provide for the formal recreation needs. Nor does the local planning authority wish to see any overall loss of recognised habitats. However, the need for some flexibility over the disposition of open space is acknowledged in order to secure the proper planning of the site and at the same time minimise adverse impacts on interests of acknowledged importance.
The woodland SINC should be retained around the boundaries of Wakefords Copse to provide buffer strips between the housing and the adjacent industrial estate and road. This buffer strip is also important in its contribution to the setting and approach into Church Crookham and for its amenity value on the surrounding area. Its value in terms of nature conservation will require proper management of the woodland in association with the development.
In the interest of the comprehensive planning of the wider area of Church Crookham, there is also benefit in consolidating existing playing field provision with that to be provided as part of the Queen Elizabeth II Barracks development, should the opportunity arise. Also, if possible, the opportunity should be taken to enhance leisure facilities further to meet an existing local deficit in provision.
It is essential that the Ewshot Marsh Site of Importance for Nature Conservation (SINC) to the south is protected from any impact of development (including drainage), and that the woodlands adjacent to the site are retained. Both the meadow and the woodlands require active management to benefit their ecological value and safeguard them from detrimental effects of recreation demands. In general, appropriate management of open countryside to the south of the site must be secured to:
a) Provide effective mitigation to prevent any adverse impact of development on the Thames Basin Heaths proposed Special Protection Area through provision of recreational access to the open countryside; and
 
 
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b) Secure the long-term future of nature conservation interests on this land and protect those interests from the effects of development.
Access for walkers to the wider countryside to the south may also be an important aspect in the planning of the site. If access to open countryside is required to enable the proper management of nature conservation interests, it must be secured in perpetuity before planning permission is granted.
The area covered by this policy includes two areas, which are outside the Fleet/Church Crookham settlement boundary. These include the access point from Ewshot Lane and the triangular apex of the site to the south and are excluded from the settlement boundary because it is not envisaged that they will contain development per se (other than the access road). They are included within the policy area because of the need to resolve their future within the Master Plan and any subsequent planning exercises associated with the development of the Barracks. However, they remain outside the settlement boundary.
 
Transportation and Highways
Improved public transport including regular bus links to Fleet Town Centre, secondary schools, the railway station and (if appropriate) Farnborough will need to be provided, as well as cycleway links to the town centre and secondary schools. It is proposed that a spine road (to include a cycleway) be developed across the site, linking Sandy Lane and Redfields Lane. This would link the housing with employment developments proposed for the area.
Off-site highway works will also be required in the area to improve road safety and to accommodate traffic generated by the development. Appropriate contributions will also be sought towards the strategic cycleway network.
 
 
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Land Adjacent to Redfields Industrial Estate, Church Crookham
DEV 3 2.7 HECTARES (6.7 ACRES) OF LAND BETWEEN REDFIELDS INDUSTRIAL ESTATE AND REDFIELDS GARDEN CENTRE IS PROPOSED FOR BUSINESS AND INDUSTRIAL USES.
 
This development would form a logical extension to the existing Redfields Industrial Estate and is well related to proposed housing development at the Queen Elizabeth II Barracks. A means of access shall be provided to the boundary with the site known as Redfields Garden Centre in order to secure a link to provide an integrated transport network for bus and cycleways. The purpose of the linkage to the adjacent site (DEV15) is to ensure that an integrated transport network is secured for future bus services and to enable residents working in the industrial estate to travel to work without using cars. A mix of small and medium-sized units would be appropriate for this site in order to provide for local needs.
 
 
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Martin Lines, Church Crookham
DEV 4 5.4 HECTARES (13 ACRES) OF LAND AT MARTIN LINES, CHURCH CROOKHAM, IS PROPOSED FOR INDUSTRIAL DEVELOPMENT. DEVELOPMENT OF THE PLAYING FIELDS AREA WILL ONLY BE PERMITTED ONCE THE PLAYING FIELDS HAVE BEEN FULLY REPLACED WITHIN THE FLEET/CHURCH CROOKHAM AREA.
 
The Martin Lines site was allocated for housing development in the Hart District Local Plan Second Alteration. It is a previously developed ("brownfield") site, currently in M.o.D. use but released as surplus to requirements in 2000. In view of the release of the Queen Elizabeth II Barracks and Wakefords Copse from M.o.D use, also in 2000, and their proposed redevelopment for housing, it is considered that this site would be more appropriate for development for employment uses. It is close to existing employment uses at Fleet Business Park on Sandy Lane. A mix of small and medium-sized units would be appropriate for this site in order to provide for local needs.
An area of existing playing fields, adjacent to Martin Lines, is also proposed for inclusion in this allocation. This part cannot be developed until the playing fields use has been fully replaced. This area is currently separated from the main residential area of Church Crookham by the main Beacon Hill Road. Whilst it is the Council's policy (and that of Central Government in PPG17 on Sport and Recreation) to avoid the loss of open space or recreation land, in this case the playing fields will be replaced by new playing fields in the vicinity. In the event of relocation, Fleet Athletics Club will be fully compensated for all costs in connection with the transfer of their huts, porta-cabins and equipment to the new site.
Buildings on the site should be set back from the road, behind a landscaped area, in order to safeguard residential amenities to the west and the setting of Fleet on the approach along Beacon Hill Road.
 
 
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West of Hitches Lane, Fleet (Recreation)
DEV 5 70 HECTARES (173 ACRES) OF LAND TO THE WEST OF HITCHES LANE, FLEET IS PROPOSED TO BE DEVELOPED FOR FORMAL AND INFORMAL RECREATIONAL USES INCLUDING SPORTS PITCHES AND A RIVERSIDE FOOTPATH WITH LINKS TO EXISTING PUBLIC RIGHTS OF WAY.
 
Within Fleet and Church Crookham there is a current deficiency of 16ha / 40A of formal playing pitches against the National Playing Field Association standards / Playing Pitch Strategy participation rates. In addition the provision of sports facilities on a single large site creates economies of scale. As Fleet is the major settlement in the District it is the preferred location for this facility, which would be in easy reach of a large proportion of the District's population. The proposal will be an opportunity to provide a "centre of excellence" for sports, which would benefit the whole District. Buildings required in conjunction with the formal recreation use will be sited adjacent to the road, close to the existing Hart Leisure Centre, and in a position where they can be well screened by trees and new landscaping. The open character of the landscape will be protected.
This area of land already provides an essential open space buffer to Fleet. Its allocation for recreational use will contribute to the informal recreational needs of the population and protect the setting of Fleet. The majority of this land use would be capable of reverting back to agricultural use should the land no longer be needed for recreation. Land of ecological value within the site will be protected as part of the informal country park. The creation of a riverside footpath could be incorporated into the proposal.
The area includes the flood-plain of the River Hart and drainage issues will be discussed with the Environment Agency.
 
 
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East of Holt Lane, Hook
DEV 6 10.9 HECTARES (27 ACRES) OF LAND EAST OF HOLT LANE, HOOK IS PROPOSED FOR RESIDENTIAL DEVELOPMENT. SUBSTANTIAL BOUNDARY PLANTING WITHIN THIS AREA IS PROPOSED IN ORDER TO CREATE A DEFENSIBLE EASTERN BOUNDARY AND TO PROTECT THE SETTING OF THE RIVER WHITEWATER.
 
Hook is situated in the west of the District and is further from the Blackwater Valley towns than Fleet. It has a railway station providing links to Fleet, London and Basingstoke and very good links to the M3 motorway at junction 5. A range of employment developments have occurred, including the Bartley Wood Business Park, and further employment land is allocated at Bartley Wood Phase 2. Shopping and leisure facilities are available in the village centre. A supermarket within the village centre was granted planning permission in 1996 and is allocated within this plan (it has since been constructed). The major centre of Basingstoke is 5 miles away.
This site has good pedestrian access to Hook Village Centre and railway station, together with the existing and permitted employment development at Bartley Wood. Pedestrian and cycle links will be provided and junction improvements will be necessary where Holt Lane meets the A30. Contributions towards improvements to public transport facilities, needed as a result of this development, will be expected to be provided by the developer.
The site itself is relatively unconstrained but it is adjacent to the Whitewater Valley, which is an important landscape and ecological feature. It is essential to create well-defined boundaries to the site, especially on its eastern side, in order to screen development and maintain the integrity of the Whitewater Valley. Boundary planting is therefore proposed within this area, whilst a larger area of open space within the adjacent Whitewater Valley is proposed in DEV 7. Enhancement works and the adoption of appropriate management techniques, including management of access, may run into significant problems if they occur after the time adjacent new housing developments are occupied. Therefore, legal agreements will be required that this site is in an appropriately managed condition, taking full account of its setting in the Whitewater Valley, and that paths, open spaces and treatment of boundaries between the open space, the adjoining countryside and the housing areas are (all) in place (before adjacent parts of the housing area are occupied).
The site will be expected to contribute a proportion of affordable housing, as set out in policy URB 13, and include a children's play area within the development. Contributions towards improvements to local community facilities would be expected from the site developers to meet the needs of the increased population.
The Holt Lane Planning Brief was approved in April 2000, and outline consent for residential and open space in accordance with the local plan proposals was granted on 24th November 2000.
   
 
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DEV 7 13.36 HECTARES (33 ACRES) OF LAND WITHIN THE WHITEWATER VALLEY, ADJACENT TO THE PROPOSED HOUSING DEVELOPMENT EAST OF HOLT LANE, IS PROPOSED FOR INFORMAL OPEN SPACE AND NATURE CONSERVATION PURPOSES.
 
 
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The Whitewater Valley is an important landscape and ecological feature of this area and the River Whitewater is noted for its high water quality. The flood-plain in this area is of significant potential nature conservation interest, with unusual calcareous peat soils.
The securing of this land as open space will protect the Whitewater Valley from development and enable sensitive management to enhance its nature conservation value, as well as increasing public access to this area. It is important that the area is protected as natural open countryside rather than formal recreation or suburban parkland uses in order to protect the existing character of the Whitewater Valley. The flood-plain and copse should be managed primarily for nature conservation, with an open space buffer area immediately adjacent to the development.
A restoration and management plan for the flood-plain and Holt Copse will be requested from the developers. The aims should be the creation of a species-rich meadow within the flood-plain, maintained in the long term by grazing, and the restoration of the original coppice structure of Holt Copse. Existing hedges and pollarded trees should be retained, while additional woodland planting north-west of Holt Copse would assist in screening development. A network of footpaths should be established in order to facilitate and control public access, and interpretative facilities would be valuable to enhance people's appreciation and understanding of the proposed Whitewater Valley Heritage Area.
The local planning authority wishes to be sure that DEV 7 land will be secured in public / trust ownership and managed appropriately. To secure its long-term management in the interests of nature conservation and public access, the Proposal DEV 7 site will be conveyed to Hook Parish Council and / or an appropriate conservation trust to be agreed between the Council and Parish Council.
Enhancement works and the adoption of appropriate management techniques, including management of access, may run into significant problems if they occur after the time adjacent new housing developments are occupied. Therefore, legal agreements will be required that this site is in an appropriately managed condition taking full account of its setting in the Whitewater Valley and that paths, open spaces and treatment of boundaries between the open space, the adjoining countryside and the housing areas are all in place before adjacent parts of the housing area are occupied.
 
 
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Land South-East of Queens Road, North Warnborough
DEV 8 2 HECTARES (4.89 ACRES) OF LAND SOUTH-EAST OF QUEENS ROAD, NORTH WARNBOROUGH IS PROPOSED FOR HOUSING DEVELOPMENT, PROVIDED THAT AN OPEN USE OF LAND TO THE SOUTH-EAST IS SECURED.
 
North Warnborough has local retail, social and recreational facilities. It is close to the local centre of Odiham which has a wider range of shops and a secondary school. This site is well related to existing facilities within both settlements, including Robert Mays Secondary School, which is easily accessible by public footpath. The site is within the previously defined strategic gap between Odiham and North Warnborough, the boundary of which has now been amended and defined as a local gap. This open land could be in the form of the existing agricultural use or other open uses appropriate to the local gap. Appropriate landscaping, both within and outside the site boundary, will be needed to screen the development and provide a firm boundary. Planning permission will not be granted unless the maintenance of land to the south-east as open land is secured and that suitable arrangements will need to be made to ensure this.
The development will be expected to contribute a proportion of affordable housing, as set out in policies URB 13 / RUR 21.
The Queens Road Planning Brief was approved in November 2000.
 
 
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Dilly Lane, Hartley Wintney
DEV 9 8 HECTARES (19.46 ACRES) OF LAND AT DILLY LANE, HARTLEY WINTNEY IS PROPOSED FOR RESIDENTIAL DEVELOPMENT.
 
This site is well contained by mature field boundaries, except on the southern edge where planting would be needed to reinforce the boundary. The settlement of Hartley Wintney includes neighbourhood shopping facilities, community facilities and primary schools: the village centre is within 1,100 metres of the site. Secondary schools, leisure facilities and a wider range of shopping facilities are available in the nearby settlements of Fleet, Yateley and Odiham. There is a railway station 1km away at Winchfield: improved pedestrian/cycle access to the station and to the village centre would be essential to serve the new development. Improvements to local bus services to link them to the train timetables may be sought. The carriageway of Dilly Lane does not need to be widened and other necessary improvements can be carried out within highway land without encroaching on common land. Trees on common land bordering Dilly Lane should be fully protected. It is also important that any proposed road improvements do not have a detrimental effect on the nature conservation interest of the surrounding area. Existing common land to the west of the site will be protected and further open space and landscaping provided adjacent to it in order to provide informal open space for residents, create new wildlife habitats and continue the pattern of open, lightly wooded commons within the settlement of Hartley Wintney.
 
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The proximity of the Church House Farm Conservation Area, and the attractive rural landscape surrounding this site means that it is particularly sensitive. A detailed landscape assessment has now been carried out, together with an assessment of ecological, archaeological and agricultural importance. The development will be expected to contribute a proportion of affordable housing, as set out in policy URB 13.
The Dilly Lane Planning Brief was approved in April 2000.
 
 
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Guillemont Barracks, Hawley
DEV 10 13 HECTARES (32 ACRES) OF LAND AT THE FORMER GUILLEMONT BARRACKS, HAWLEY AS SHOWN ON INSET MAP 12, IS PROPOSED FOR A MAXIMUM OF 30,000 SQ. M. OF CLASS B1 BUSINESS USE (WHEN TAKEN TOGETHER WITH THAT PART OF THE SITE IN NEIGHBOURING RUSHMOOR BOROUGH). IN ADDITION, OTHER ASSOCIATED USES WILL BE PERMITTED ON THE SITE PROVIDED THAT A SUITABLE MEANS OF ACCESS CAN BE FOUND THAT DOES NOT LEAD TO OVER LOADING OF M3 JUNCTION 4A.
This site was formerly in M.o.D. use and still contains large areas of hard standing. It is environmentally unconstrained and is well related to the Blackwater Valley Towns and Fleet. It is also well connected with junction 4a of the M3 motorway.
The site is considered suitable for redevelopment for a high quality office development of no more than 30,000 sq. m. of floor-space. Constraints on the local highway network at present impose this ceiling of 30,000 sq. m. of Class B1 business use (when taken together with that part of the site in neighbouring Rushmoor Borough), although this might be varied if it could be shown that road capacity could be sufficiently increased or measures to restrain the use of the private car by workers and visitors to the site would be effective in preventing a significant increase in the peak period loadings of junctions in the vicinity. Associated ancillary retail and leisure uses could be incorporated in order to serve new employees on the site and to provide local facilities to adjacent residential areas and residents in the locality. An area of approximately 2 ha of windfall residential land could be incorporated into the overall mixed-use scheme. The adjacent heathland around Hawley Lake forms a highly attractive setting to the business development, and should be protected from any adverse impact on its landscape or ecology.
Public transport links to Blackwater, Yateley and Fleet Town Centres should be provided for employees. Neighbouring residential areas should be linked to the site by footpaths and cycleways. In order to support Government guidance in PPG13, a transportation and commuter plan has been prepared by the developer and submitted with the outline planning applications. These plans demonstrate how the aims of PPG13 are met by the overall development. A traffic impact assessment has also been prepared for the development.
The Council will discuss the principles of development with Rushmoor Borough Council as part of the total site lies within Rushmoor.
Outline consent was granted for 29,740 sq. m. gross B1 use in 1997 with Phase 2 13,000 sq. m. B1 granted outline consent in 1999. Development is currently under construction.
 
 
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Land on B3014 Fleet to Cove Road
DEV 11 1.6 HECTARES (4 ACRES) OF LAND BETWEEN THE B3014, FLEET TO COVE ROAD, AND THE M3 JUNCTION 4A ACCESS ROAD IS PROPOSED FOR THE DEVELOPMENT OF ROADSIDE FACILITIES.
 
The need for improved roadside facilities within the County has recently been identified in Hampshire County Council's Strategy for Roadside Facilities. Roadside facilities are defined as including a petrol filling station, restaurant and possibly some bed spaces, so long as the site is not overdeveloped in relation to the strategic gap. This site is well placed to serve both local traffic between Fleet and Farnborough and traffic joining or leaving the M3 motorway at junction 4a. This was recognised by the Inspector into the Hart District Local Plan Second Alteration and, as such, it is being given exceptional treatment in order to meet a need in the area that cannot be met on land elsewhere.
The site is however still within the strategic gap between Fleet and Farnborough and it is important that the impact of the development on the gap is minimised. A high quality, unique design is required to reflect its position in a Strategic Gap and open countryside. The retention of the wooded areas of the site, and the provision of substantial structural landscaping elsewhere on the site, will help to soften the impact of the development and reinforce the strategic gap.
 
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This development has now been constructed and is occupied.
 
 
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Test and Evaluation Establishment, Pyestock
DEV 12 WITHIN "AREA A" OF THE TEST AND EVALUATION ESTABLISHMENT AT PYESTOCK, REDEVELOPMENT FOR EMPLOYMENT USES WILL BE PERMITTED PROVIDED THAT NEITHER THE RURAL CHARACTER OF THE LOCALITY, NOR THE OPEN NATURE OF THE STRATEGIC GAP, IS ADVERSELY AFFECTED.
 
This area (shown on the proposals map) forms the main part of the Defence Research Agency's Pyestock complex, comprising a variety of office, administrative and research buildings as well as industrial and engineering buildings. Should redevelopment of the site occur, it will be important to maintain existing employment levels whilst retaining the rural and open nature of the strategic gap between Fleet and Farnborough. The site is currently well treed and screened from public vantage points: these characteristics should be retained. The woodland on the northern boundary is particularly important as a buffer to the adjacent SSSI. A significant increase in floor-space would therefore be inappropriate.
The Council has made a "minded to grant" decision on proposals for further research and development facilities and realignment of Ively Road under this proposal.
Reference should also be made to Policy DEV1 iii) r) where allowance is made for the potential windfall of approximately 100 units of accommodation at the DERA estate.
   
 
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DEV 13 WITHIN "AREA B" OF THE TEST AND EVALUATION ESTABLISHMENT, PYESTOCK, REDEVELOPMENT FOR EMPLOYMENT USES WILL BE PERMITTED PROVIDED THAT THIS DOES NOT RESULT IN ANY NET INCREASE IN FLOOR SPACE, AND THAT NEITHER THE RURAL CHARACTER OF THE LOCALITY, NOR THE OPEN NATURE OF THE STRATEGIC GAP IS ADVERSELY AFFECTED.
The existing buildings on this area (see proposals map) are highly visible, detracting from the rural nature of the strategic gap. Environmental improvements and the provision of landscape buffer strips will be necessary in order to reduce the impact of any future redevelopment.
The LPA will expect the development of these two sites (DEV12 & DEV13) to include appropriate ancillary uses such as leisure, training, local retail, ancillary accommodation and hotel accommodation etc. in order to provide a full range of facilities on site and thereby minimise the need for users of the site to travel off-site for facilities. The exact mix and disposition of uses will be determined through a revised development brief showing how the two sites will be developed to take account of the new link road (that has now been opened).
Planning consent has been granted for the Centre for Human Sciences on Ively Road (now built) and the Council has made a "minded to grant" decision on proposals for further research and development facilities to the rear of that development and for the realignment of Ively Road.
 
 
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Blackwater Industrial Estate
DEV 14 LAND AT BLACKWATER INDUSTRIAL ESTATE IS PROPOSED FOR REDEVELOPMENT FOR PREDOMINANTLY B1 (BUSINESS) USES. IN ASSOCIATION WITH THIS DEVELOPMENT, PEDESTRIAN AND CYCLE ACCESS TO BLACKWATER WILL BE REQUESTED.
This site is adjacent to Blackwater Town Centre and forms a gateway to the District from the north-east. The redevelopment of the site for higher quality business uses would enhance the vitality of the town centre and improve the environment of the surrounding area. The Blackwater Town Centre Management Plan has identified the need for pedestrian and cycle access along the A30. This site is adjacent to the Blackwater Valley SSSI and the local planning authority will need to be satisfied that the development will not harm the SSSI and that there is satisfactory buffering between the development and the SSSI.
 
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Redfields Garden Centre, Church Crookham
DEV 15 THE SITE KNOWN AS REDFIELDS GARDEN CENTRE IS PROPOSED FOR DEVELOPMENT COMPRISING BUSINESS (B1) AND INDUSTRIAL (B2) USES. ACCESS TO THE SITE WILL BE PROVIDED FROM THE EXISTING ROUNDABOUT AT REDFIELDS LANE. SOME LIMITED HIGH DENSITY HOUSING MAY BE PERMITTED ON ABOUT 20% OF THE SITE AREA, ADJACENT TO HUMPHREY PARK, PROVIDED THAT THE LOCAL PLANNING AUTHORITY IS SATISFIED THAT IT WOULD SECURE A BETTER OVERALL DESIGN AND LAYOUT OF DEVELOPMENT. A LINK WILL BE PROVIDED TO EWSHOT LANE AND THE ADJOINING DEVELOPMENT (PROPOSAL DEV3) IN ORDER TO SECURE AN INTEGRATED TRANSPORT NETWORK FOR BUS AND CYCLEWAYS.
 
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Access to the site shall be by means of a road linking Redfields Lane roundabout to Ewshot Lane, with a link to the DEV3 site. The purpose of the linkage is to ensure that an integrated transport network is secured for future bus services and cycleways.
The LPA will prepare a comprehensive development brief in partnership with the County Surveyor and landowners for the QEII Barracks/Redfields area to integrate all the elements of the development.
English Nature will require the completion of a "Shadow Appropriate Assessment" to ensure that any housing development proposed on this site will not affect the Thames Basin Heaths proposed Special Protection Area.
 
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Waterfront Business Park
DEV 16 THE SITE KNOWN AS WATERFRONT BUSINESS PARK, FLEET IS SUITABLE FOR HIGH QUALITY DEVELOPMENT FOR LARGER (RATHER THAN SMALL-SCALE) BUSINESS (B1) USES. DEVELOPMENT SHOULD HAVE REGARD TO THE SETTING OF FLEET POND LOCAL NATURE RESERVE.
Redevelopment of this site has already started and the local planning authority is keen to secure development of the balance of the site for quality business use, given the proximity of the site to Fleet Station. There is a strong need for employment development, given the severity of imbalance between workforce and employment in Hart and advice in PPG13 "Transport". This site is adjacent to the Fleet Pond SSSI / Local Nature Reserve and as a consequence it is important to ensure that development at this site does not detrimentally affect the water quality of Fleet Pond.
 
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Clark's Farm, Darby Green
DEV 17 THE SITE KNOWN AS CLARK'S FARM, DARBY GREEN IS CONSIDERED SUITABLE FOR REDEVELOPMENT FOR EMPLOYMENT USES (B1 & B2) IN A LANDSCAPED PARKLAND SETTING, SUBJECT TO REMOVAL OF THE EXISTING USES TOGETHER WITH THE FOLLOWING CRITERIA:
  i) New development should not exceed the bulk and volume of existing buildings on site, which are to be removed;
  ii) New development should be located in a way which physically widens the narrow gap between the south-eastern tip of Yateley and the western edge of Darby Green and which generally enhances the perception of this area as a strategic gap between settlements;
  iii) Development must not have an overbearing impact on nearby residential properties and must avoid adverse visual impact on listed buildings of Clark's Farmhouse and Pond Farmhouse;
  iv) Development must secure, as managed informal public open space and wildlife habitat, the land and lakes between the site and the River Blackwater and the land between the site and residential properties to the east;
  v) All cables must be placed underground on the site and on the public open space;
  vi) The capacity of the highway network must not be exceeded as a result of development of this site;
  vii) Footpaths and cycleways will be provided to link the site with the public open space, the River Blackwater, Darby Green Lane and the Frogmore School and Community Campus;
  viii) A commuter plan will be prepared and car parking controlled to encourage journeys to work by means other than the private car.
     
PPG13: Transport was issued after the end of the Public Inquiry into objections to the local plan. Paragraph 6 seeks to focus major generators of travel demand in city, town and district centres and near to major public transport interchanges and, with paragraphs 19, 20, 26 and 32 emphasises the need for accessibility by means other than the car. Paragraph 21 includes advice that the LPA should allocate or reallocate sites unlikely to be well served by public transport for uses which are not travel intensive. Note also PPG6: Town Centres and Retail Development, where paragraph 1.15 advises that the sequential test approach as indicated in PPG6 (paragraph 1.11) should apply to all key town centre uses which attract a lot of people, including offices. On the basis of new government guidance, the LPA considers that office uses should not predominate on this site and that industrial uses of a more local scale would best meet the objectives of this proposal and be in accordance with government guidance.
Circumstances have changed since this proposal was first considered by the Council and the Inspector at the Public Inquiry into objections to the local plan. Planning permission has been refused on appeal for office development. PPG13: Transport has been revised to the effect that unfettered office development is no longer acceptable outside town centres. As a result, the local planning authority will review this policy when this local plan is next altered/replaced. It is likely that the local planning authority will be looking for small-scale research & manufacturing units with limited ancillary/starter offices should existing uses cease.
The local planning authority acknowledges that the existing composting use falls within the B2 use class. However, because the operational buildings are visually intrusive and the smell has recently been enforced against as a statutory nuisance, it would prefer to see the site used for employment uses that have less impact in terms of smell and adverse visual impact.
The site is in a very narrow part of the "Blackwater Valley Towns (Aldershot to Yateley) to County Boundary (the Blackwater Gap)" Strategic Gap under Policy G1 of the adopted Hampshire County Structure Plan (Review). The local planning authority is particularly concerned to maintain a sense of separation between Yateley and Blackwater and to maintain a sense of separation between the urban areas on either side of the River Blackwater in this location.
If a sense of separation between Yateley and Blackwater is to be maintained, domestic housing of any kind should not be permitted because it could appear to run the two settlements together without any form of visual relief or distinctiveness. Employment development on the other hand, on a larger scale but set in spacious open grounds, would act as a "full stop" to development and reinforce the open but fragile nature of the strategic gap between the two settlements. Contrasting with housing on the edges of Yateley and Darby Green it would make a visual statement that this is a very distinct and separate area from Yateley. There is such a contrast already, which is provided by the operational buildings for the compost plant (although they are visually intrusive). Redevelopment could enable new buildings to be located further away from the south-eastern edge of Yateley, towards the lake (and the lake could provide a visual backdrop for the development and so add to the sense of quality development).
The local planning authority wishes to promote and support initiatives which seek to conserve, restore or enhance the natural elements of river valleys and the water environment. The River Blackwater is on the opposite side of the lake from the composting plant. An improvement to the environment of the Mushroom Farm would be beneficial in this context, especially where provision could be made for a cycleway linking the footpath along the River Blackwater with the site and with the nearby school and community campus.
Note also paragraph 33 of PPG17, which states that recreational opportunities may also arise in connection with new development in the urban fringe such as business and industrial parks. English Nature are of the view that this site (in part) may contain habitats of ecological value and therefore recommend that up to date ecological information is obtained before a decision is made as to its allocation for development. In the opinion of the local planning authority this reinforces the need to secure the lakes for wildlife and managed informal public open space.
In the light of Policies EC1 and EC2 of the adopted Hampshire County Structure Plan (Review), the County Planning Officer has indicated that a floor space not exceeding 15,250 square metres may be acceptable in terms of its impact on the local economy. However, the scale of development will also be subject to further limitations placed on it by the detailed criteria of the policy.
The local planning authority is particularly concerned about the highway capacity of roads in the area and will require a company transport plan.
Visual impact on the strategic gap and impact on listed buildings will be assessed having regard to the impact of what is currently on site and the opportunities for improvements to the environment.
The local planning authority would also draw developers attention to the following sensitivities which are themselves generally covered by policies elsewhere in the plan:
1 Means of access to the site and the road layout within the site should not result in rat running through the site or inappropriate use of Darby Green Lane.
2 Government guidance in PPG13: Transport, seeks a reduction in car parking standards. The LPA will have regard to this policy when considering applications for planning permission.
 
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3 This site is in open countryside and impacts on a strategic gap, listed buildings and the conservation area. As a result, the LPA is concerned that lighting should be strictly controlled to prevent light pollution unduly affecting these interests of acknowledged importance.
4 Development (including car parking) should not encroach within 10 metres of the boundary of Clark's Farm because the LPA does not wish to see the farm visually dominated by new development.
5 The sensitivity of the site means that all planning applications for development within this site will be referred to a committee of the Council and will not be delegated to officers without the express consent of the Council.
6 The site contains a site of importance for nature conservation (SINC).
* On the Proposals Map, this Proposal is depicted to indicate the two distinct areas a) the area for employment development and b) the area for recreational use and structural planting.
 
 
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RAF Odiham
DEV 18 THE AREAS OF LAND AT RAF ODIHAM SHOWN ON THE PROPOSAL MAP ARE CONSIDERED SUITABLE FOR BUILT DEVELOPMENT TO MEET OPERATIONAL REQUIREMENTS IN ASSOCIATION WITH MILITARY FLYING AT THE AIRFIELD. DEVELOPMENT WILL NOT BE PERMITTED OUTSIDE OF THIS AREA UNLESS IT IS REQUIRED, EXCEPTIONALLY, IN THE INTEREST OF NATIONAL AND INTERNATIONAL DEFENCE AND AIR SAFETY AND NO SUITABLE LOCATION EXISTS WITHIN THE DELINEATED AREA.
The local planning authority recognises the interests of national and international defence and the part that RAF Odiham plays in this. Many of the existing buildings on site have reached the end of their useful life and need to be redeveloped to meet modern operational defence needs.
Efforts will be made to establish a liaison group involving RAF personnel and the Council in order to guide development proposals at RAF Odiham made under DEV18.
 
 
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Land between Dunley's Hill, North Warnborough and Robert Mays School, Odiham
DEV 19 APPROXIMATELY 6HA OF LAND ADJOINING DEV 8, AND BETWEEN DUNLEY'S HILL AND ROBERT MAYS SCHOOL, ODIHAM, IS PROPOSED TO BE DEVELOPED TO PROVIDE FOR PUBLIC RECREATION AND ADDITIONAL PLAYING FIELDS FOR THE SCHOOL.
 
The provision of land for informal recreation and sports pitches could help to meet the shortage of public recreational provision in Odiham and North Warnborough and other settlements in the vicinity and specifically the shortfall of playing fields experienced by Robert May's School. The land is at a critical point in the Odiham/North Warnborough Local Gap and it is the intention of the plan to protect the separate identity of the two settlements. The uses to be made of the land will be assessed against their possible effect on this important local feature.
 
 
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Jubilee Fields, Hartley Wintney
DEV 20 LAND AT JUBILEE FIELDS AND MEMORIAL FIELDS ADJACENT TO GREENFIELDS JUNIOR SCHOOL IS PROPOSED TO BE DEVELOPED TO PROVIDE FOR PUBLIC RECREATION AND ADDITIONAL PLAYING FIELDS FOR THE SCHOOL. IN ADDITION, FURTHER PROVISION WILL BE SOUGHT IN THE LOCALITY TO MAKE UP ANY REMAINING SHORTFALL IN REASONABLE PROXIMITY TO THE SCHOOLS AND PLAYING FIELDS.
 
The provision of land for informal recreation and sports pitches could help to meet the shortage of public recreational provision in Hartley Wintney and other settlements in the vicinity.
 
 
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Land off Sandhurst Road, Yateley (Employment & Leisure)
DEV 21 THE SITE MARKED ON THE PROPOSALS MAP EAST OF SANDHURST ROAD, YATELEY IS CONSIDERED SUITABLE FOR LEISURE USES INCLUDING PUBLIC GOLF DRIVING RANGE, FISHING LAKE, SPORTS HALL PROVIDED THAT DUE REGARD IS PAID TO THE AMENITY OF THE SURROUNDING AREA AND SUBJECT TO THE FOLLOWING CRITERIA.
  1. Development should be located in a way which does not diminish the perception of the gap between Yateley and the county boundary and which generally retains the perception of this area as a strategic gap when viewed from Darby Green to the east, and along the proposed riverside footpath to the north;
 
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  2. Development should secure additional woodland planting to the north of the proposed access to the site in order to reinforce the perception of a green corridor along Sandhurst Road;
  3. Development must avoid adverse visual impact on the River Blackwater and its setting;
  4. Development should secure sensitive management and enhancement of the existing lake and the Blackwater riparian corridor adjacent to the site;
  5. Development should provide, and be linked to, a riverside footpath running from Sandhurst Road to the west;
  6. Development should retain existing species and retain, replace and enhance habitat diversity;
  7. The capacity of the highway network must not be exceeded as a result of development of this site;
  8. Development must avoid undue reliance on use of the private car and, in this respect, contributions will be sought towards the improvement of local public transport, walking and cycling facilities and services.
     
 
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DEV 22 THE SITE INDICATED ON THE PROPOSALS MAP OFF SANDHURST ROAD, YATELEY THAT IS SITUATED BETWEEN THE EDGE OF YATELEY AND LAND ALLOCATED FOR LEISURE DEVELOPMENT IS CONSIDERED SUITABLE FOR BUSINESS DEVELOPMENT (B1) IN A LANDSCAPED PARKLAND SETTING, SUBJECT TO THE FOLLOWING CRITERIA:
  1. Development should be located in a way which does not diminish the perception of the gap between Yateley and the county boundary and which generally retains the perception of this area as a strategic gap when viewed from Darby Green to the east, and along the proposed riverside footpath to the north;
  2. Development should secure additional woodland planting to the north of the proposed access to the site in order to reinforce the perception of a green corridor along Sandhurst Road;
  3. Development should not have an overbearing impact on nearby residential properties and must avoid adverse visual impact on the River Blackwater and its setting;
  4. Development should secure sensitive management and enhancement of the existing lake and the Blackwater riparian corridor adjacent to the site:
  5. Development should provide, and be linked to, a riverside footpath running from Sandhurst Road to the west;
  6. Development should retain existing species and retain, replace and enhance habitat diversity;
  7. The capacity of the highway network must not be exceeded as a result of development of this site;
  8. Off-site improvements will be required to improve pedestrian and cycle access to Yateley Town Centre and Sandhurst railway station;
  9. A commuter plan will be prepared and car parking controlled to encourage journeys to work by means other than the private car.
     
Planning permission has been granted for the leisure site. The intention is that development of the employment site should be subsidiary and fully integrated into the overall design and that the employment part of the site could be developed as a well landscaped employment park for the benefit of Yateley while helping to enhance the appearance of the site, its contribution to the objectives of the Blackwater Valley Strategy and to preserve its gap function. The employment site is close to Yateley town centre and, as a result, can augment the daytime population of, and so contribute to, its vitality and viability.
 
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Having regard to the Caborn Statement on PPG6: Town Centres & Retail Developments, February 1999, the local plan process has not identified a need for further strategic leisure development during the plan period that would be of a sufficient scale to change the role of nearby Yateley Town Centre in the leisure hierarchy. Therefore, leisure development proposed under this policy is not intended, either on its own or in combination with other proposals, to be of such a scale as to change the role of Yateley in the leisure hierarchy.
PPG13 seeks to minimise use of the private car and enable people to make sustainable transport choices. The site's proximity to Yateley town centre, and it being on the edge of Yateley, therefore makes it appropriate for the provision of on-site car parking to be minimised and contributions sought towards the improvement of local public transport facilities and services, cycleways and footpaths, or other provisions forming part of an integrated local transport strategy.
PPG13: Transport was issued after the end of the Public Inquiry into objections to the local plan. Paragraph 6 seeks to focus major generators of travel demand in city, town and district centres and near to major public transport interchanges and, with paragraphs 19, 20, 26 and 32 emphasises the need for accessibility by means other than the car. Paragraph 21 includes advice that the LPA should allocate or reallocate sites unlikely to be well served by public transport for uses which are not travel intensive. Note also PPG6: Town Centres and Retail Development, where paragraph 1.15 states that the sequential test approach as indicated in PPG6 (paragraph 1.11) should apply to all key town centre uses which attract a lot of people, including offices. On the basis of new government guidance, the LPA considers that unfettered office uses should not predominate on this site and that industrial uses of a more local scale would best meet the objectives of this proposal and be in accordance with government guidance.
 
 
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Reserve Housing Site, West of Hitches Lane, Fleet
DEV 23 9.1 HECTARES (23 ACRES) OF LAND TO THE WEST OF HITCHES LANE, FLEET ARE RESERVED FOR RESIDENTIAL DEVELOPMENT OF APPROXIMATELY 260 DWELLINGS DURING THE PLAN PERIOD. PLANNING PERMISSION WILL BE GRANTED ONLY IF MONITORING PROJECTS THE AVAILABILITY OF LESS THAN FIVE YEARS' HOUSING LAND DURING THE PLAN PERIOD.
 
This site is held in reserve, to be released only if monitoring of the housing land supply projects the availability of less than a 5-year supply of housing land within the plan period. The site has been selected from the sites categorised A, B and C by the Inspector to the Local Plan Inquiry. It is considered that land to the west of Hitches Lane scores highest in terms of its sustainability, with the fewest constraints. It is well related to Fleet town centre, Fleet railway station, schools and leisure, but before the site can be released a comprehensive development brief shall be prepared setting out how the proposed planning of the wider area shall be secured, including proposals for leisure detailed elsewhere in the local plan. 7. Technical Appendices
 
 
 
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