Issuu

REGULATION 18 january 2024

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REGULATION 18 january 2024

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acknowledgements

REGULATION 18

Our Local Plan 2021 – 2040 has been written and produced by East Hampshire District Council. Regulation 18 published January 2024. © Crown copyright and database rights OS. Licence number 100024238 (2023) East Hampshire District Council. Graphic design, cartography and desktop publishing by www.urban-graphics.co.uk

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FOREWoRD The Local Plan is East Hampshire D i s t r i c t C o u n c i l’s key p l a n n i n g p o l i c y document for areas of the district o u t s i d e o f t h e S o u t h D ow n s N a t i o n a l Pa r k . It sets planning rules for development which cover housing, business, infrastructure, health, community facilities and the environment. Fo r m e , i t i s o n e o f t h e most impor tant pieces of wo r k we d o a s a c o u n c i l and has a direct impact on everyone who lives and works in the district. While it is undoubtedly a technical and complicated p r o c e s s t o c o m p l e t e, we cannot do it without the input of the public. This plan is the product of multiple, extensive consultations with the public. I t i s d r aw n t o g e t h e r f r o m t h e c o m m e n t s o f our residents, the aspirations of the council, the years of painstaking and meticulous evidence g a t h e r e d by o u r p l a n n i n g o f f i c e r s a n d t h e G ove r n m e n t ’s gu i d a n c e a n d d i re c t i ve s . Wh i l e i t i s w i d e - r a n g i n g , c ove r i n g a va r i et y of impor tant aims, there are three main priorities we want the plan to achieve. We want this Local Plan to deliver the homes the district needs to grow sustainably; we want it t o s u p p o r t t h e h e a l t h a n d we l l b e i n g o f o u r residents and we want it to make a significant contribution to the fight against climate change.

It will encourage walking, cycling or the use of public transpor t – bet ter for you and for the environment – while recognising the importance of private vehicles, especially in rural areas. I t w i l l h e l p p e o p l e e n j oy o p e n s p a c e s l i ke parks and allotments and provide the spor ting and leisure facilities a modern community needs to live active, healthy and fulfilled lives. Fi n a l l y, p e r h a p s m o s t impor tantly, the Local Plan will help us mitigate the effects of climate change. By providing better quality, greener developments, using new, carbon-reducing techniques we can limit our carbon emissions and prioritise being net-zero. Being conscious of site sensitivities and locations will enable us to protect and improve the quality of our built environments and our valued landscapes, and allow us to focus on conserving and enhancing our wildlife habitats to improve local biodiversity. I am very proud of this Local Plan, and the hard work that has gone into making it, and I believe it will be the blueprint to guide the sustainable and prosperous growth of East Hampshire over the next two decades providing a secure business base with excellent communications, and a front door for everyone.

W h a t d o w e m e a n by s u s t a i n a b l e g r o w t h ? This Local Plan must find land to meet the need for new homes. Housing is an impor tant par t of a n y t h r i v i n g re g i o n , b u t i t m u s t b e h o u s i n g that is affordable, that is of the right size, type and tenure, and is in the right location. Alongside that, we must ensure our district’s economic grow th by making land available for businesses of the right type and in the right places. The Local plan will help look after our residents by enabling community facilities that promote healthy lifestyles.

councillor Angela Glass

Portfolio Holder, Regulation and Enforcement

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contents part a planning for the future of East Hampshire

01 Introduction and Background

page 11

The Local Plan Explained . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 National Planning Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 What is the purpose of this consultation? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Geography: East Hampshire . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Our Planning Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 The Local Plan Timescales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

Page 2

02 vision and objectives

page 23

Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

03 Managing Future development

page 29

Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 Local Plan Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Gypsy, Traveller and Travelling Showpeople Accommodation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 Employment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Retail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Policy S1: Spatial Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 Policy S2: Settlement Hierarchy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

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part B greener places 04 responding to the climate emergency

page 47

Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48 Policy CLIM1: Tackling the Climate Emergency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 Policy CLIM2: Net-Zero Carbon Development: Operational Emissions . . . . . . . . . . . . . . . . . . . . . . 57 Residential Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62 Non-residential Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64 Existing Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65 Policy CLIM3: Net-Zero Carbon Development: Embodied Emissions . . . . . . . . . . . . . . . . . . . . . . . . 66 Policy CLIM4: Renewable and Low Carbon Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72 Policy CLIM5: Climate Resilience . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78

05 Safeguarding our Natural and Built Environment

page 85

Policy NBE1: Development in the Countryside . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89 Policy NBE2: Biodiversity, Geodiversity and Nature Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . 92 Policy NBE3: Biodiversity Net Gain . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Policy NBE4: Wealden Heaths European SPA and SAC sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99 Policy NBE5: Thames Basin Heaths Special Protection Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103 Policy NBE6: Solent Special Protection Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108 Policy NBE7: Managing Flood Risk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109 Policy NBE8: Water Quality, Supply and Efficiency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 114 Policy NBE9: Water Quality Impact on the Solent International Sites . . . . . . . . . . . . . . . . . . . . . . . 119 Policy NBE10: Landscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 120 Policy NBE11: Gaps Between Settlements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 124 Policy NBE12: Green and Blue Infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . 125 Policy NBE13: Protection of Natural Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 130 Policy NBE14: Historic Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 133

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06 Creating Desirable Places

page 143

Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 144 Policy DES1: Well-Designed Places . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 146 Policy DES2: Responding to Local Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 154 Policy DES3: Residential Density and Local Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 162 Policy DES4: Design Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 168

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part C Vibrant Communities 07 Enabling Communities to Live Well

page 173

Policy HWC1: Enabling Communities to Live Well . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 175

08 delivering green connections

page 179

Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 180 Identifying Infrastructure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 181 Infrastructure Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 182 Policy DGC1: Infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 184 Policy DGC2: Sustainable transport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 188 Policy DGC3: New and Improved Community Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 195 Policy DGC4: Protection of Community Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 198 Policy DGC5: Provision and Enhancement of Open Space, Sport and Recreation . . . . . . . . . . . . 202

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09 Homes for All

page 207

Local Plan Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 209 Our Changing Population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 210 Housing Need . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 216 Housing Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 218 Policy H1: Housing Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 219 Housing Provision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 222 Policy H2: Housing Mix and Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 223 Policy H3: Affordable Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 226 Policy H4: Rural Exception Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 231 Policy H5: Specialist housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 234 Policy H6: Park Home Living . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 238 Policy H7: Gypsies, Travellers and Travelling Showpeople Accommodation . . . . . . . . . . . . . . . . . 239 Policy H8: Safeguarding Land for Gypsy, Traveller and Travelling Showpeople Accommodation . . 242

10 supporting the local economy

page 247

Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 248 Our Changing Economy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 250 Policy E1: Planning for Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 254 Policy E2: Maintaining and Improving Employment Floorspace Across the Plan Area . . . . . . . . . 258 Local Employment Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 260 Strategic Employment Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 260 Policy E3: Rural economy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 261 Policy E4: Tourism . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 263 Policy E5: Retail Hierarchy and Town Centres . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 266

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part D Development Management Policies and Site Allocations

11 Development Management Policies

page 273

Policy DM1: The local ecological network . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 274 Policy DM2: Trees, hedgerows and woodland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 276 Policy DM3: Conservation areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 278 Policy DM4: Listed buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 281 Policy DM5: Advertisements affecting heritage assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 284 Policy DM6: Shopfronts affecting heritage assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 286 Policy DM7: Archaeology and ancient monuments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 288 Policy DM8: Historic landscapes, parks and gardens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 292 Policy DM9: Enabling Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 294 Policy DM10: Locally important and non-designated heritage assets . . . . . . . . . . . . . . . . . . . . . . . 296 Policy DM11: Amenity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 298 Policy DM12: Dark Night Skies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 300 Policy DM13: Air quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 302 Policy DM14: Public Art . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 304 Policy DM15: Communications infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 305 Policy DM16: Self-build and custom housebuilding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 306 Policy DM17: Backland development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 308 Policy DM18: Residential extensions and annexes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 310 Policy DM19: Conversion of an existing agricultural or other rural building to residential use . . . . 312 Policy DM20: Rural worker dwellings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 314 Policy DM21: Farm & forestry development and diversification . . . . . . . . . . . . . . . . . . . . . . . . . . . 318 Policy DM22: Equestrian and stabling development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 321 Policy DM23: Shopping and Town Centre Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 324 Policy DM24: Alton town centre – primary shopping frontage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 327

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12 site allocations

page 329

Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 330 Alton (including Holybourne) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 335 Whitehill & Bordon (including Lindford) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 363 Horndean . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 391 Liphook . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 402 Clanfield . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 413 Four Marks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 422 Rowlands Castle . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 437 North Area: Remaining Settlements & Site Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 451 North East Area: Remaining Settlements & Site Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 465 South Area: Remaining Settlements & Site Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 473

13 appendices

page 483

Appendix A Background Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 484 Appendix B Abbreviations and Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .488 Appendix C Housing Trajectory 2021-2040 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 496 Appendix D Guidance on Marketing Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 497 Appendix E Proposed Quantity and Accessibility Standards for Open Space . . . . . . . . . . . . . . . . 501 . Appendix F Vehicle Parking Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 502 Appendix G Table of Local Plan superseded policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 517 Appendix H Infrastructure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 525 Page 9

part a planning for the future of East Hampshire

Page 10

Introduction and background

vision and objectives

managing future development

O1 Introduction and Background

Page 11

Part a - Chapter One - Introduction and Background

01: INTRODUCTION AND BACKGROUND 1.1

We are preparing a new Local Plan for our area. It will cover the period 2021-2040, although it will be reviewed every five years to make sure it remains fit for purpose.

The Local Plan Explained

Page 12

1.2

It’s important we have an up to date Local Plan to make sure planning decisions are informed by latest evidence and needs, and that we are planning for the future of everyone in our communities. There is also now a legal requirement for Local Plans to be reviewed every five years.

1.3

The Local Plan needs to respond to key issues such as responding to the climate emergency and making sure new housing meets our needs, particularly that of an ageing population. We also need to support our local economy and look after our precious environment.

1.4

This consultation seeks your views on the draft Local Plan 2021-2040. This is your opportunity to shape this important document. This is a Regulation 18 stage consultation in accordance with The Town and Country Planning (Local Planning) (England) Regulations 2012.

FIGURE 1.1: WHAT IS THE LOCAL PLAN

Local Plans are at the heart of the planning system. The Local Plan is our key planning document, setting out the development aspirations for our area up to 2040.

Statutory

We must prepare a new Local Plan

Central

The key tool for decision making in planning

Inclusive

Must plan to meet the development needs of everyone

Time bound

Reviewed every 5 years Must plan for at least a 15 year period

FORWARD THINKING PLAN FOR THE FUTURE

Climate emergency Respond to climate emergency

Sustainable development Contribute to the achievement of sustainable development

Page 13

Part a - Chapter One - Introduction and Background

National Planning Policies 1.5

We would like the Plan to reflect the aspirations and choices of the local community. However, the Plan must comply with specific requirements set out in national planning policy and legislation. It must: • reflect national planning policies set out in the National Planning Policy Framework and associated National Planning Practice Guidance; • contribute to the achievement of sustainable development and be supported by an Integrated Impact Assessment incorporating Sustainability Appraisal and Strategic Environment Assessment; • aim to meet full housing and infrastructure requirements; • have regard to the other strategies of the Local Planning Authority and its partners; • demonstrate joint working on cross-boundary issues; • take into account evidence of environmental constraints on development and the need to conserve the built and natural heritage; and • be deliverable within the Plan period taking account of identified constraints, infrastructure requirements and viability considerations.

Page 14

What is the purpose of this consultation? 1.6

We are seeking comments and information that will help us to further develop the strategy, site allocations and policies in the Local Plan. The Local Plan is progressing, and a lot of work has been done, but we still need to collect evidence in relation to these draft policies and proposed site allocations to help us move forwards to the next stage. We welcome your comments on all parts of the Local Plan.

Page 15

Part a - Chapter One - Introduction and Background

Geography: East Hampshire 1.7

The district of East Hampshire covers approximately 514km2 of the eastern part of the county of Hampshire. There are roughly 120,000 people living in the district, part of which benefits from being in the South Downs National Park. The district is home to more than 6,000 businesses (most of which are small businesses) and is mostly rural with the largest towns being Petersfield (in the South Downs National Park) and Alton.

Page 16

1.8

The A3 running through the district provides good access to Guildford and on to London, and to the south to Portsmouth. There are also good connections to Winchester and Farnham via the A31.

FIGURE 1.2: REGIONAL MAP M4 SWINDON

READING

BERKSHIRE

LONDON

WINDSOR

BRACKNELL

M25

WOKING

WILTSHIRE

BASINGSTOKE

EAST HAMPSHIRE

ALTON

HAMPSHIRE WINCHESTER

SURREY

FARNHAM

ANDOVER

SALISBURY

GUILDFORD

FARNBOROUGH

PETERSFIELD

WEST SUSSEX

EAST SUSSEX

SOUTHAMPTON

DON

READING

BERKSHIRE

LONDON

WINDSOR

PORTSMOUTH

BRACKNELL

M25

BOURNEMOUTH

BASINGSTOKE

WOKING

EAST HAMPSHIRE

LONDON

HAMPSHIRE

ALTON

KENT

SURREY

FARNHAM

ANDOVER

WINCHESTER

GUILDFORD

FARNBOROUGH

ISLE OF WIGHT

PETERSFIELD

WEST SUSSEX

SOUTHAMPTON

KEY East Hampshire District Boundary

EAST SUSSEX

East Hampshire Local Planning Area

M25

PORTSMOUTH

Hampshire

LDFORD

SSEX

SURREY

ISLE OF WIGHT

KENT

Motorways A Roads

KEY East Hampshire District Boundary

EAST SUSSEX

East Hampshire Local Planning Area

NORTH

Hampshire Motorways A Roads

NORTH

There are roughly 120,000 people living in the district, part of which benefits from being in the South Downs National Park.

Page 17

Part a - Chapter One - Introduction and Background

Our Planning Area 1.9

The beautiful countryside and landscape of East Hampshire are characterised by the South Downs National Park, which covers the central area of the district.

1.10 However, the South Downs

National Park is its own planning authority area, and as such prepares its own Local Plan. The South Downs National Park adopted its own Local plan in 2019. We do not plan for the South Downs National Park, which means we do not plan for Petersfield and its surrounds. The areas we plan for in this Local Plan are shown in Fig 1.3, and include Alton, Whitehill & Bordon, Liphook and Horndean.

The areas we plan for in this Local Plan are the North, the North-East and the South.

Page 18

1.11 These are three distinct

areas, separated by the South Downs National Park. In this draft Local Plan, we refer to them as the North, the North-East and the South.

FIGURE 1.3: OUR PLANNING AREA

Page 19

Part a - Chapter One - Introduction and Background

The Local Plan Timescales 1.12 The previous consultations and evidence

gathering has got us to this stage of consulting on a draft Local Plan. There will be one further consultation on the Local Plan that we propose to submit to the Government for examination. 1.13 As part of that process there is an independent

examination of the plan, a published report, and if found ‘sound’, adoption of the Local Plan by the Council. At that point, the Local Plan carries ‘full weight’ and is fully used for planning decisions in our area. We expect this to be in 2025.

Your Voice Matters

v o n i lved t e ” “G

Understand the challenges

This draft Local Plan is available for public consultation for a period of 6 weeks between 22 January - 4 March 2024.

Influence where and how development takes place

Present your ideas See how your local area might change in the future

Page 20

Share information about your local area

e c i o Your v

s. r e t t ma

FIGURE 1.4: THE LOCAL PLAN PROCESS AND TIMESCALES

Gather evidence and early stakeholder engagement

We are here

Public consulTation on draft Local Plan (Regulation 18)

Summer

Public consulTation on Proposed submission Local Plan (Regulation 19)

Winter

Submit Local Plan for Examination (Regulation 22)

New Year

Examination by an independent Planning Inspector (Regulation 24)

Summer

Planning Inspector's report (Regulation 25)

Autumn

Adopt the Local Plan (Regulation 26)

2018

2024 2024/25 2025 2025 2025

Page 21

Your

voice matters.

We want to hear your feedback.

Your thoughts and feedback can be submitted through our online portal: easthants.gov.uk/lp-consultation 22 January 2024 – 4 March 2024 Please respond using our online portal: easthants.gov.uk/lp-consultation You can also respond by email: localplan@easthants.gov.uk or by writing to: Planning Policy East Hampshire District Council Penns Place Petersfield Hampshire GU31 4EX

The comments received during this consultation cannot be treated as confidential so please do not include any personal information within your comments. Responses will be published on the Council’s website. Please note that personal information provided will be processed in line with our Service Privacy Notice. The details of where consultation material can be viewed and consultation events is available at easthants.gov.uk/lp-consultation.

If responding by email or in writing, please identify which section, policy or site you are responding to.

If you have any further queries regarding any of the issues raised in this document, please contact the Planning Policy Team on 01730 234102.

O2 vision and objectives

Page 23

Part a - Chapter two - vision and objectives

02: vision and objectives Vision 2.1

2.2

The Local Plan sets out a vision to provide clarity on the type of place East Hampshire is anticipated to be, and what it will seek to achieve from development.

The vision is ambitious, but achievable. To support this vision, strategic objectives prioritise outcomes and provide a reference point that ground and justify policies in the Local Plan.

2.3

East Hampshire has much to offer residents and businesses with its rural location, beautiful countryside, good accessibility to other places and its diverse towns and villages.

Our residents will live in healthy, accessible and inclusive communities with green and welcoming places to live, work and play. Page 24

By 2040 and beyond, our residents will live in healthy, accessible and inclusive communities, where quality affordable homes, local facilities and employment opportunities in sustainable locations provide our communities with green and welcoming places to live, work and play and respond positively to the climate emergency.

io n

The vision is:

The Local Plan Vis

2.4

Page 25

Part a - Chapter two - vision and objectives

Objectives

Objective A:

Providing sustainable levels of growth through the Local Plan Provide a sustainable level of housing growth to meet future housing needs and to provide homes for all, helping to deal with the issues of affordability and an ageing population. The Local Plan will:

A1 A2 A3

Page 26

a) identify and maintain a supply of land to meet the requirements for market housing and housing that is affordable, ensuring this is of the right size, type and tenure, and is in the right location; and b) make provision for gypsies, travellers and travelling showpeople accommodation to meet needs. Provide a sustainable level of economic growth to ensure that local people of all ages can access employment. The Local Plan will: a) identify and maintain a flexible and varied supply of land and buildings for business that is the right type and in the right location, including the rural areas;

Ensure our defined town and village centres provide a range of retail and associated activities to maintain and improve their vitality and viability.

Objective B:

Providing better quality, greener development in the right locations The Local Plan will:

B1 B2 B3 B4 B5

Make sure that new developments are located to maintain and improve the quality of built and natural environments, including our high-quality and valued built heritage and landscapes, whilst maintaining the integrity of existing settlements and their settings.

Protect, conserve and enhance wildlife habitats to achieve an overall increase in local biodiversity.

Ensure that new development prioritises the achievement of net-zero carbon emissions, whilst being resilient to the impacts of climate change and delivering the ten characteristics of well-designed places.

Enable people to live locally and reduce their reliance on the private car, to help reduce the impacts of transport on the environment and improve health and wellbeing.

Ensure the responsible use of land and natural resources, including through the adoption of a whole life-cycle approach to development that will reduce carbon emissions.

Page 27

Part a - Chapter two - vision and objectives

Objective C:

Prioritising the health and well-being of communities in delivering what’s needed to support new development. The Local Plan will:

C1 C2 C3 C4

Page 28

Enable and encourage timely delivery of services and infrastructure to support strong communities.

Enable infrastructure (including community facilities) to keep pace with technology and improve and adapt to meet current and future needs.

Maintain and enhance the built and natural environments to support habitats and their connectivity, help the public to access and enjoy open spaces and green infrastructure.

Ensure sport and recreation opportunities are available in the right location to meet current and future needs.

O3 Managing Future development

Page 29

Part a - Chapter three - Managing Future development

03: Managing Future Development 3.1

This chapter sets out the Local Plan’s spatial strategy and how the Local Planning Authority will manage future development.

Background 3.2

A spatial strategy sets out the level and type of development that is considered appropriate for different places. At its heart is a commitment to responding to the climate emergency and to deliver sustainable placemaking, contributing towards the achievement of sustainable development. The scale and location of growth proposed has been informed by careful consideration of the evidence and the balancing of the social, economic and environmental positive and negative effects which could arise from growth and development across the Local Plan Area up to 2040.

Page 30

3.3

The distribution of development and consideration of the right type and location of development is fundamental to delivering sustainable growth. The policies in this section align with those in the Housing and Economy sections helping to ensure that sufficient homes, of the right types, are built in the right places in order to address the housing and economic needs identified by local evidence.

Local Plan Objectives Objective A:

A1 A2 A3

Ensure our defined town and village centres provide a range of retail and associated activities to maintain and improve their vitality and viability.

Page 31

Part a - Chapter three - Managing Future development

Housing 3.4

Significantly boosting the supply of homes is a key government objective. To achieve this, it is important that a sufficient amount and variety of land can come forward where it is needed, that the needs of groups with specific housing requirements are addressed and that land with planning permission is developed without unnecessary delay.

3.5

The National Planning Policy Framework (NPPF) expects strategic policy-making authorities to follow a standard method for assessing local housing need. The standard method uses a formula to identify the minimum number of homes expected to be planned for, in a way which addresses projected household growth and historic under-supply. The formula behind the standard method is set out within Planning Policy Guidance (PPG)1, and identifies a minimum annual housing need figure, which relies on publicly available and robust data. In addition to the local housing need figure, any needs that cannot be met within neighbouring areas should be taken into account in establishing the amount of housing to be planned for.

1 2

PPG (Paragraph: 004 Reference ID: 2a-004-20201216) PPG (Paragraph: 014 Reference ID: 2a-014-20190220)

Page 32

3.6

As required by the NPPF, the Local Planning Authority has carried out a robust and objective assessment of its housing needs. Based on the current outputs of the standard method (2023), a minimum of 10,982 homes should be provided across East Hampshire district (including the South Downs National Park) during the plan period (2021-2040). This is equivalent to 578 homes per annum. However, the PPG2 allows for strategic-making authorities that do not align with local authority boundaries, such as National Parks, to identify a housing need figure using a method determined locally.

3.7

When looking at a disaggregated approach to the standard method between the two local planning authorities the housing need within the Local Plan Area is 464 homes per annum. This results in a local housing need of 8,816 homes over the plan period. It will be for the South Downs National Park Authority (SDNPA) to work through its own process to calculate local housing needs for its area.

3.8

The total unmet needs of neighbouring authorities are currently unknown, however, considering the landscape sensitivity associated with the National Park, there is potential for some unmet housing needs from within the South Downs National Park area.

3.9

In order to estimate these unmet needs for this Local Plan, a pragmatic approach has been taken based on past delivery and historic agreements with the SDNPA. Based on the delivery of 100 homes per annum within the part of East Hampshire that falls within the National Park, it is estimated that there would be a residual requirement (potential unmet need) of 14 homes per annum (266 homes over the plan period).

3.10 As detailed in the Partnership for South

Hampshire (PfSH) Spatial Position Statement (December 2023) there is an unmet need across the sub-region of approximately 12,000 homes to 2036. It is acknowledged that in the short to medium term that the Local Planning Authority should be able to meet NPPF 2023 standard-method based housing needs. The Spatial Position Statement acknowledges that in the longer term, Broad Areas of Search for Growth will need to be considered in local plans, including the contribution they can make to ongoing unmet housing need in the sub-region. None of these Areas of Search are identified in the Local Plan Area.

3.11 For the purposes of this Local Plan, no

assumptions are made on the unmet needs of other neighbouring local planning authorities (with the exception of the SDNPA), but any homes surplus to the identified requirements could be attributed to any future identified unmet need, particularly in the South Hampshire sub-region. 3.12 Based on the above, the minimum number

of homes required in the Local Plan Area between 2021 and 2040 is 9,082 homes. This is equivalent to 478 homes per annum.

Page 33

Part a - Chapter three - Managing Future development

Gypsy, Traveller and Travelling Showpeople Accommodation 3.13 Local planning authorities are required

to assess the housing needs of Gypsies, Travellers and Travelling Showpeople in the same way that they are required to assess the needs for new homes for people who live in “bricks and mortar” homes. 3.14 The need is identified through the East

Hampshire Gypsy, Traveller and Travelling Showpeople Accommodation Assessment (July 2020). There is an identified need for 66 Gypsy and Traveller pitches, as well as 47 Travelling Showpeople plots up to 2036. Only those households that fall within the current planning definition are formally assessed as part of the GTAA process. However, there is no identified need for households that do not meet the planning definition.

Page 34

Employment 3.15 Building a strong and competitive economy

is a government objective and as part of plan-making, we are required to positively and proactively encourage sustainable economic growth, including supporting the rural economy. 3.16 The Local Planning Authority has carried

out a robust and objective assessment of its employment needs which is detailed in the Housing and Economic Development Assessment (2022). This assessment takes account of economic and job growth forecasts over the Local Plan period, but also local intelligence on demand for additional employment floorspace, with a particular emphasis to improve productivity and job density.

3.17 Within the Local Plan Area there are limited

amounts of vacant employment floorspace, in addition the majority of businesses are small to medium enterprises (SMEs) and therefore it is important that floorspace is provided to support the establishment and growth of these businesses, through the provision of follow-on space. 3.18 To ensure there is sufficient employment

land in the Local Plan Area, the HEDNA advises making provision for around 28.2 ha of land. This is broadly consistent with current commitment and allocations. The draft Local Plan however, includes some additional allocations to maintain a supply of deliverable sites.

Building a strong and competitive economy is a government objective.

Page 35

Part a - Chapter three - Managing Future development

Retail 3.19 National Policy states that local planning

authorities should assess the quantitative and qualitative needs for land or floorspace for retail and leisure development over the next 10 years as a minimum. When planning for growth in their town and local centres, local planning authorities should allocate a range of suitable sites to meet the scale and type of retail development needed. It is important that the needs for retail and other main town centre uses are met in full and not compromised by limited site availability. 3.20 Food store retail provision is reasonable in Alton,

Whitehill & Bordon, Liphook and Horndean. There are large food stores (over 1,000 sq.m net) suitable for main and bulk food shopping. The other centres provide small food stores suitable for basket and top up shopping.

Page 36

3.21 The updated Retail Study (July 2023) whilst

acknowledging the need for an additional 3,400 sq.m gross of convenience/comparison floorspace over the plan period, concluded that this could be accommodated through the re-occupation of vacant floorspace in defined centres and the delivery of the new town centre at Bordon. 3.22 It is also acknowledged that Petersfield in the

National Park, Waterlooville to the south and Farnham to the east, as well as centres further afield, such as Basingstoke, Portsmouth and Winchester are shopping destinations for both convenience and comparison goods often frequented by residents of East Hampshire.

FIGURE 3.1: KEY DIAGRAM

Page 37

Part a - Chapter three - Managing Future development

Policy S1: Spatial Strategy Why we need this Policy 3.23 The purpose of this policy is to set out

the distribution of development (Spatial Strategy) and provide the framework to deliver the growth that is necessary to meet the Local Plan Area’s existing and future needs for all types of development. 3.24 The approach reflects the function of, and

relationships between settlements, growth requirements, together with the constraints and opportunities to contribute towards sustainable growth.

Policy s1

Spatial Strategy S1.1 Over the plan period (2021-2040), the Local Plan will make provision for the

delivery of at least 9,082 new homes, equivalent to 478 homes per annum. S1.2 Employment Needs (office, light industrial, industrial and warehousing) will

be met through the intensification of existing strategic employment zones and local employment sites, as well as the delivery of additional employment floorspace that is compatible with residential use in existing centres. All Retail needs will be met within existing centres. S1.3 Provision will be made for 2 permanent pitches for Gypsies and Travellers,

as well as 12 permanent plots for Travelling Showpeople within the Local Plan Area over the plan period. The Local Planning Authority will seek to make provision for additional pitches and plots for Gypsies, Travellers and Travelling Showpeople by permitting suitable sites. S1.4 To help achieve sustainable growth the Local Planning Authority will ensure

development is distributed in accordance with the spatial strategy shown on the Key Diagram, in line with the settlement hierarchy (Policy S2), with a greater proportion of development in the larger and more sustainable settlements (as identified in Chapter 12).

Page 38

Page 39

Part a - Chapter two

Implementing the policy Housing

Retail

3.25 The minimum number of homes required

3.29 In accordance with the NPPF, the Local Plan

(outside of the SDNP) is 9,082 dwellings between 2021 and 2040. As of 31 March 2023, part of this minimum requirement was already made up of 940 net completions and 3,965 existing planning permissions. Based on the windfall allowance analysis, there is also expected to be an additional 1,320 dwellings throughout the duration of the plan period that have not specifically been identified in the Local Plan. This results in a total of 6,225 dwellings. Additional sites that represent unimplemented allocations in either the JCS (2014) or the Housing and Employment Allocations Plans (2016), will be included within the new site proposals identified in Chapter 12. 3.26 Once these existing sources of supply are

taken into account, there is a requirement to find a further minimum 2,857 new homes to meet local housing needs. The Local Planning Authority’s Housing Strategy (Policy H1) and the associated site proposals (Chapter 12) set out in more detail how local housing needs will be met. Employment 3.27 There is demand for additional employment

floorspace in the area to meet the needs of existing businesses and to cater for new businesses. To ensure that a range of employment sites and premises are available the objective is to safeguard existing strategic and locally important employment sites and encourage the implementation of both extant planning permissions and the employment allocations contained within this plan. 3.28 Neighbourhood plan groups are encouraged

to consider allocating employment land where there is an identified local need.

Page 40

defines a hierarchy of centres (see Policy E5) and ensures new main town uses are focused within these centres to maintain vitality and viability. Development of main town centre uses in the defined centres should be of a scale that is commensurate with the settlement role and function and does not unbalance the town centre hierarchy. 3.30 In terms of retail, the objective of the

development strategy for the Local Plan Area is to maintain the Local Plan Area’s shopping role and market share within the sub-region, in the face of increasing competition. The economic projections assume that new development will retain the Local Plan Area’s share of comparison expenditure in the study area and will help to maintain this share in the future. 3.31 The existing stock of premises will have

a role to play in accommodating any projected retail growth. The Retail and Main Town Centre Uses Study (2018 and 2023 update) assumes that existing retail floorspace can, on average, increase its turnover to sales floorspace densities. In addition to the growth in sales densities, vacant shops could help to accommodate future growth. Vacant premises should help to accommodate growth, given their town/district centre location and the sequential preference for future investment. Along with the new town centre at Whitehill & Bordon, Alton and Liphook also have several development opportunities, which offer potential to accommodate residual growth if required.

Policy S2: Settlement Hierarchy Why we need this Policy 3.32 Development in the Local Plan Area will

be required to comply with the spatial strategy set out in Policy S1 and proposed sites identified in Chapter 12. The scale of development proposals will be expected to be relative to the existing or proposed level of facilities and services in the settlement, together with their accessibility. A settlement hierarchy can be used to ensure that the scale of development reflects these expectations throughout the Local Plan Area. 3.33 Policy S2 provides a revised and updated

settlement hierarchy that has been informed by a re-assessment of the existing hierarchy used for the Joint Core Strategy (2014). The policy will ensure that new development continues to be directed to the more sustainable settlements and is appropriate for the settlement in question. The settlement hierarchy takes account of the potential for accessing key services and facilities by walking and cycling, as established by the Local Planning Authority’s Accessibility Study 2023.

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Part a - Chapter three - Managing Future development

FIGURE 3.2: SETTLEMENT HIERARCHY

Page 42

Policy s2

Settlement Hierarchy S2.1 The settlement hierarchy sets out a framework for the Local Planning

Authority to achieve its vision for the Local Plan Area, meet the scale of development required and enhance the quality of the built, natural, historic, social and cultural environments, while sustaining the vitality of communities.

S2.2 The development requirements for all settlements will be delivered through

existing commitments, site allocations (identified in Chapter 12) and through windfall development in accordance with other policies in this Local Plan. The broad distribution of development in the Local Plan Area will be shaped by the role and function of places, based on the following hierarchy of settlements (and identified on the Key Diagram):

Tier

Settlement

Tier 1

Alton (including Holybourne)

Tier 2

Horndean, Liphook, Whitehill & Bordon (including Lindford)

Tier 3

Bentley, Clanfield, Four Marks, Grayshott, Headley, Holt Pound, Rowlands Castle

Tier 4

Arford, Catherington, Headley Down, Kingsley, Lovedean, Medstead, Ropley

Tier 5

Beech, Bentley Station, Bentworth, Bramshott, Griggs Green, Lasham, Lower Froyle, Oakhanger, Passfield Common, Ropley Dean, Shalden, Upper Froyle, Upper Wield

S2.3 All settlements identified above have a Settlement Policy Boundary (SPB)

as identified on the Policies Map. There is a presumption in favour of sustainable development within the SPB, which will be reviewed through the preparation of development plan documents and/or neighbourhood plans, reflecting the following general approach:

• Respecting the setting, form and character of the settlement; • Avoiding actual or perceived coalescence of settlements; and • Ensuring good accessibility to local services and facilities. S2.4 Development outside the settlements listed above is considered

countryside and will be restricted to that which is appropriate in a rural area as set out in Policy NBE1.

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Part a - Chapter three - Managing Future development

Implementing the policy 3.34 The settlement hierarchy categorises the

Local Plan Area’s settlements according to their different roles, and groups them accordingly. At the top of the hierarchy are the larger towns and areas that fulfil the most functions, and which are the most sustainable. The smaller settlements with fewer functions are towards the bottom of the hierarchy. A settlement hierarchy is a useful tool for informing the distribution of new development across the plan area, taking into account the role of each settlement. It has been used in making decisions on which sites to propose for new development within this Local Plan. 3.35 The NPPF encourages housing delivery

where it will enhance or maintain the vitality of communities. The Local Plan focuses and encourages development in locations where people can access services and facilities and where there is a choice of transport modes (including walking, cycling and public transport) recognising that in some of the more rural parts of the Local Plan Area, opportunities for sustainable transport may be more limited but that some development may, nevertheless, help to sustain communities. Policy DES1 makes clear that expectations for accessing services and facilities by walking and cycling modes are greatest for settlements in Tiers 1 and 2 of the hierarchy. 3.36 Each tier within the settlement hierarchy will

contribute towards future growth in the Local Plan Area, with the largest levels of growth expected in higher order settlements (Tier 1 & 2) due to their greater access to public transport, services and amenities. 3.37 Focusing further growth in these areas has

the potential to make the best use of previously developed land and house residents close to jobs, shops, leisure and cultural facilities and public transport.

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3.38 Outside of these areas, Tier 3 settlements

across the Local Plan Area often provide a focal point for the surrounding villages and rural areas in terms of the provision of local services and facilities. Although they do not have as wide a range of services as the higher order settlements (Tiers 1 & 2), they are still sustainable locations. 3.39 There are a number of other settlements (Tiers 4

& 5) across the Local Plan Area that act as focal points for the community of their surrounding rural areas, often accommodating a local service or facility that helps to bring people together. 3.40 The characteristics of these settlements vary,

reflective of the diverse rural nature of East Hampshire. They are not intended to have the same amount of growth as each other; instead, the level of growth will depend on the role and function that they perform for the surrounding spatial area, and will be related to their location, size, range of facilities and services as well as the availability of suitable development opportunities. There may be some limited and small-scale development potential, appropriate to the character and function of the settlement to help support the long-term sustainability of rural communities. 3.41 Outside these settlements, in the countryside,

a more restrictive approach to development will be taken as set out in other policies in the Local Plan.

TABLE 3.1: MONITORING OF MANAGING FUTURE DEVELOPMENT LP Objective(s)

Integrated Impact Assessment Objective(s)

A1. Provide a sustainable level of housing growth to meet future housing needs and to provide homes for all, helping to deal with the issues of affordability and an ageing population. The Local Plan will:

To provide good quality and sustainable housing for all

a. identify and maintain a supply of land to meet the requirements for market housing and housing that is affordable, ensuring this is of the right size, type and tenure, and is in the right location; and b. make provision for gypsies, travellers and travelling showpeople accommodation to meet needs.

To strengthen the local economy and provide accessible jobs and skills development opportunities for local residents To promote accessibility and create well-integrated communities

LP Policies

Indicator

Annual Monitoring Target/Process

Data source

Policy S1 Spatial Strategy

9,082 new homes delivered (478 per annum) during the plan period.

Target of 478 homes per annum.

HCC Monitoring

Policy S2 Settlement Hierarchy

Quantum of development within the Tiers of the hierarchy.

Percentage of development delivered in each tier.

HCC Monitoring

Page 45

part B greener places

Page 46

responding to the climate emergency

safeguarding our natural and built environment

creating desirable places

O4 responding to the climate emergency

Page 47

Part b - Chapter f0ur - responding to the climate emergency

04: responding to the climate emergency note: On 13th December 2023, the Government made a statement on Local Energy Efficiency Standards. This affects Policies CLIM1 and CLIM2 in particular. Chapter 4 and its policies were written before this date. The implications of the Government’s statement will be considered alongside consultation responses in determining how to revise the climate emergency policies of this Draft Local Plan.

4.1

The government has set a legal requirement for the UK to reach net-zero carbon emissions by 2050 at the latest.1

Background 4.2

The Planning and Compulsory Purchase Act 2004 also places a legal duty on local planning authorities to ensure that development plans ‘include policies designed to secure that the development and use of land in the LPA’s area contribute to the mitigation of, and adaptation to, climate change.’ National planning policy clarifies that plans should take a proactive approach to mitigating and adapting to climate change and that the planning system as a whole should help to shape places in ways that contribute to radical reductions in greenhouse gas emissions.

See The Climate Change Act 2008 (2050 Target Amendment) Order 2019, available at: https://www.legislation.gov.uk/ukdsi/2019/9780111187654

Page 48

OUR JOURNEY TO NET ZERO THE council

THE Local Plan

THE policies

The aim

Reduce the carbon emissions from running a new home to

is to:

have:

will:

could:

Committed to plant trees

Reduce the

Save the equivalent of

120,000

Co2

of running a new home to

net zero

ALLOCATED

£250,000

Community Climate Action Fund

40 kilotonnes of carbon dioxide from being emitted, compared to relying

Ensuring the use of

on the Government's

74%

Our 'Green Team' aims to achieve

Net Zero by 2035

Get East Hants Green event to co-ordinate community action

£128,000 interest free loans Given for home insulation

Improved wayfinding in Whitehill & Bordon with a 7km walking and cycling 'Green Loop'

Reduce

carbon emissions from the consumption and use of resources

low-carbon

building standards

new developments accessible by

Deliver new homes that would cost between

Support improved

less to run than homes built before 2021

connections

building materials

moveD to a new Green HQ AND reduce carbon emissions by

net zero

walking & cycling

50% and 60%

charging infrastructure for

walking & cycling

Support the installation of

quick-charging

electric vehicles

points for electric vehicles

is installed

ensure new streets are tree-lined with the trees having enough room to grow

Reduce the amount of carbon emitted for domestic heating by at least

Increase tree cover in new developments, to increase

66%

climate resilience

drainage

of surface water in new developments to be Managed

FIGURE 4.1: OUR JOURNEY TO NET ZERO

Part b - Chapter f0ur - responding to the climate emergency

FIGURE 4.2: EMISSIONS

CO2

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43.49%

(204.9 ktCO2e)

(288.4 ktCO2e)

10.24% (67.9 ktCO2e)

WASTE

30.49%

AGRICULTURE

PUBLIC SECTOR

2.47%

(16.4 ktCO2e)

TRANSPORT

3.39%

(22.5 ktCO2e)

DOMESTIC

7.4%

(51.3 ktCO2e )

COMMERCIAL

Industry

emissions IN EAST HAMPSHIRE

1.78%

(11.8 ktCO2e)

4.3

At a local level, the Local Planning Authority declared a climate emergency in July 2019 and announced its intention for all new homes to be “zero carbon” in November 2020. The East Hampshire Net Zero Evidence Base Study (the ‘Net Zero Study’) was prepared by the consultants Ricardo AEA Ltd and published in January 2023. This study defined the concept of ‘net-zero carbon development’ for the Local Plan and provided a series of recommendations for local planning policies, taking account of best practice from elsewhere and development viability considerations.

4.4

Responses to the ‘Issues and Priorities’ consultation in early 2023 have endorsed the general approach of requiring net-zero carbon development through new planning policies. The Local Planning Authority has once again been working with its expert consultants at Ricardo AEA Ltd to draft a set of planning policies that will meet the challenges of the climate emergency within the scope of what is feasible, taking account the approaches from other local planning authorities in the vanguard of demanding that carbon emissions from all sources be taken as seriously as the scientific research implies. This chapter presents draft planning policies that are supported by that work.

Objective B:

Providing better quality, greener development in the right locations

B3 B4 B5

Enable people to live locally and reduce their reliance on the private car, to help reduce the impacts of transport on the environment and improve health and wellbeing.

Ensure the responsible use of land and natural resources, including through the adoption of a whole life-cycle approach to development that will reduce carbon emissions.

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Policy CLIM1: Tackling the climate emergency

Why we need A Policy 4.5

There is clear evidence for the need to respond to the threat of climate change, as laid out in the latest Intergovernmental Panel on Climate Change reports.2 Over the past ten years, global greenhouse gas emissions have reached their highest levels in human history, and without immediate and deep emissions reductions across all sectors, we will be unable to avoid the most dangerous impacts of climate change. In addition to mitigating climate change, it is also crucial to improve the UK’s resilience and ability to adapt to extreme weather; as the UK’s Climate Change Committee puts it: ‘Action cannot be delayed further.’3

4.6

Policy CLIM1 reflects the environmental responsibility at the heart of the emerging Local Plan, helping to co-ordinate an approach that recognises the need to consider the greenhouse gas emissions that are associated with the construction and operation of buildings, but also with the travel and water use of their occupants and visitors. Figure 4.3 identifies how greenhouse gas emissions that are associated with new development can be conceived for purposes of planning and decision-making. A broad view of climate change mitigation will be taken in respect of new development and is provided within CLIM1.

For the most recent reports from the Intergovernmental Panel on Climate Change (IPCC), please see: https://www.ipcc.ch/report/sixth-assessment-report-cycle/

For details, please see: Climate Change Committee, Progress in adapting to climate change, Report to Parliament, March 2023. Available at: https://www.theccc.org.uk/wp-content/uploads/2023/03/WEB-Progress-in-adapting-to-climate-change-2023-Report-to-Parliament.pdf

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4.7

A change to our climate is already occurring and has been ‘locked in’ due to humanity’s historic emissions since the industrial revolution. Therefore, CLIM1 establishes a number of requirements for adapting to climate change, to help ensure that the built environment is resilient to changes in weather patterns including the likelihood of extreme weather events. These requirements will help future residents and businesses to benefit from more comfortable buildings with lower energy bills.

FIGURE 4.3: HOW DIFFERENT TYPES OF EMISSIONS MAY BE PERCEIVED

OTHER GREENHOUSE GAS EMISSIONS ASSOCIATED WITH DEVELOPMENT: E.G. IMPACTS ON TRANSPORT CONVERTING LAND INTO SETTLEMENT

OTHER EMISSIONS THAT ARE EMBODIED WITHIN NEW BUILDINGS, ALSO PART OF THOSE EMITTED DURING THEIR LIFESPAN

OTHER GREENHOUSE GAS EMISSIONS RELATING TO THE OPERATIONS OF BUILDINGS

TOTAL GREENHOUSE GAS EMISSIONS ATTRIBUTED TO NEW DEVELOPMENT

GREENHOUSE GAS EMISSIONS THAT ARE REGULATED BY THE UK BUILDING REGULATIONS

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Policy CLIM1

Tackling the Climate Emergency CLIM1.1 Development must contribute to mitigating future climate change,

whilst adapting to its impacts and helping society to meet local, national and international climate-related objectives. CLIM1.2 In planning new development, this means that:

• • • •

• •

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The energy demands of buildings and structures will be mitigated by implementing the energy hierarchy, to help achieve radical reductions in greenhouse gas emissions (see Policy CLIM2); Proposals for renewable and low carbon energy-generating and distribution infrastructure will be supported where they accord with Policy CLIM4; Sustainable modes of transport (e.g. walking, cycling, public transport) will be prioritised through the location, design and layout of new development (see Policies DES1, DES2 and DGC2); Development will avoid areas at the greatest risk of flooding and be designed to help minimise flood risks and provide resilience against flood events, using natural flood management measures where appropriate (see Policy NBE7); Impacts on the water environment will be minimised through applying high standards of water efficiency and through carefully planned water use and waste water disposal (see Policy NBE8); and Buildings and open spaces will be designed to maximise their resilience to extreme weather, whilst offering nature-based solutions to a changing climate (see Policy CLIM5).

Policy CLIM1

Tackling the Climate Emergency (continued) CLIM1.3 Planning permission will be granted when the following

requirements are met: a.

The operational carbon dioxide emissions of residential development would be reduced to a net-zero level through on-site measures that are appropriate to site-related constraints and opportunities; b. The regulated carbon dioxide emissions of major non-residential development would be reduced to net-zero through on-site measures that are appropriate to site-related constraints and opportunities; c. The embodied carbon emissions of development would be reduced, including through the careful choice, use and sourcing of materials; d. Any new transport infrastructure (roads, footpaths, cycleways) has been designed to prioritise walking, cycling and the use of public transport; e. Infrastructure to support the use of zero-emissions vehicles would be provided; f. Development has been designed to minimise the overheating of buildings, conserve water supplies, reduce the ‘urban heat island’ effect, and provide or contribute to shaded and sheltered routes through open spaces. CLIM1.4 For new-build residential development (other than householder applications)

and non-residential developments over 500m2, a Sustainability Statement will be submitted to demonstrate a development’s compliance with the energy hierarchy, its achievement of net-zero requirements, and the ways in which it prioritises sustainable transport, and implements climate resilience. The Sustainability Statement will include details of how policy criteria a) to f) are met by a development proposal and how this will be monitored through its implementation.

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Implementing the policy 4.8

4.9

When preparing a proposal for new development, all of the bullet points of Policy CLIM1 must be considered together, to ensure that efforts to mitigate climate change and adapt to its effects would be pursued in a holistic and complementary manner. References to other policies demonstrate the cross-cutting nature of the climate emergency and indicate that these other policies should be reviewed for the purposes of ensuring sustainable development. All of the requirements should be implemented in ways that are proportionate to the scale and location of development.

4.11 Criteria a) and b) deal with the carbon

When a Sustainability Statement is required in accordance with CLIM1, applicants should ‘tell the story’ of how their proposals have been influenced by the policy’s requirements. In other cases, a planning statement or Design & Access Statement can be used to show how the climate emergency has been appropriately considered.

4.12 Many other policy topics – such as the

4.10 Whilst the intentions for new development

are important, what is critical is that the planning system delivers on its potential to tackle the climate emergency. Research commissioned by the Government’s Climate Change Committee has made clear that this is not happening4, which means that much more ambition is needed compared to a ‘business as usual’ approach. Policy criteria a) to f) are ambitious but they are also realistic and achievable, following input from expert consultants and other stakeholders.

dioxide emissions that directly relate to a new development, by virtue of its construction and everyday use. In relation to these requirements, further detail (including technical standards) are provided in policies CLIM2 and CLIM3. These policies are important for demonstrating that operational emissions would be reduced to a net-zero level; and that the materials being used in the fabric of new buildings are themselves ‘low carbon’. They also specify the circumstances in which failure to comply with criteria a) and b) may be acceptable; and what applicants should do in these cases.

management of flood risks, transport and accessibility, and building design – deal with issues that affect our ability to tackle the climate emergency whilst meeting other requirements of national planning policy. Policy CLIM1 will therefore be implemented alongside other policies of the development plan in order to deliver the Local Plan’s vision and objectives. Should any national development management policy that is issued by the Government override CLIM1 and/or other climate emergency policies of the Local Plan, the local planning authority may issue a supplementary plan to complement national policies and bring forward appropriate requirements to tackle the climate emergency.

See Climate Change Committee, Spatial Planning for Climate Resilience & Net Zero, Centre for Sustainable Energy and Town & Country Planning Association (obo the Climate Change Committee), July 2023. Available at: https://www. theccc.org.uk/publication/spatial-planning-for-climate-resilience-and-net-zero-cse-tcpa/

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Policy CLIM2: Net-Zero Carbon Development: Operational Emissions Why we need this Policy 4.13 Achieving net-zero emissions, in line with

the demands of the UK’s existing legislation, requires a step-change to the way we think about how we live our lives. Amongst other things, this means that the design and layout of development must be thought about in terms of its impacts on carbon dioxide emissions from the very outset. 4.14 Although national building standards require

a minimum level of energy efficiency, they do not require developments to achieve net-zero emissions. If we continue to design buildings in this way, emissions will continue to increase rather than decrease, making it even harder for local, national and global climate change commitments to be met. This policy is designed to bridge that gap.

4.15 Currently, only energy consumption resulting

from fixed building services and fittings such as heating, lighting and hot water is controlled by Building Regulations. This would remain the case even under the Government’s proposed ‘Future Homes Standard’ for tackling carbon dioxide emissions. However, for the UK to reach net zero, it will also be necessary to address ‘unregulated’ energy use, which is associated with cooking equipment, TVs, white goods, computers, and other appliances that the occupant might plug in at the wall. Assessing and reporting on this type of energy use is critical to plan for appropriate forms of power infrastructure, renewable energy technologies, and energy storage systems that would meet future energy demands without generating further emissions. 4.16 Policy CLIM2 is needed to ensure that

emissions reductions for ‘unregulated’ sources are delivered without relying on the timely decarbonisation of the electricity grid, and thus to mitigate the risks of any delays with such a decarbonisation process.

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Policy CLIM2

Net-Zero Carbon Development: Operational Emissions CLIM2.1 New development will demonstrate how it addresses the climate

emergency through implementing the principles and meeting the relevant requirements that are set out below. a. All proposals should follow the Energy Hierarchy (Figure 4.4) when designing new buildings and structures for purposes of minimising their energy demands. Requirements for all new residential development b. All proposals for new homes will be informed by calculations of their predicted energy use intensity (EUI) prepared using an operational energy model. The calculations should be set out in the Sustainability Statement and will be expected to demonstrate that each new dwelling would achieve: • a space heating demand of not more than 15 kWh/m2/year • a total energy demand of not more than 35 kWh/m2/year c. Developments will generate at least the same amount of renewable energy on-site as their annual electricity demand for the operational energy of new homes (which should accord with criterion b), above). d. All heating requirements should be met without on-site use of fossil fuels. CLIM2.2 Exceptions to meeting criteria b)-d) will only be made due to site-specific technical

constraints, or where development would otherwise be rendered unviable as per the outcomes of a project-specific viability assessment. Where exceptions are made, the Sustainability Statement must explain why the requirements of b)-d) cannot be met and the degree to which each requirement will be met, where the objective is to address the requirements as far as it is practicable to do so, given the relevant constraint(s).

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Policy CLIM2

Net-Zero Carbon Development: Operational Emissions (continued) CLIM2.3 Applicants should confirm a metering, monitoring and reporting strategy

as part of a detailed (i.e. full or reserved matters) planning application. Requirements for all new non-residential development e.

All proposals for the development of 500m2 or more of non-residential floorspace (measured as gross internal area) should achieve a 100% regulated carbon emissions reduction from Building Regulations Part L 2021 (or future equivalent legislation). On-site renewable energy generation should be proposed where this would meet the requirements of Policy CLIM4. All other proposals must demonstrate how they have sought to reduce emissions as far as possible, exceeding the energy efficiency requirements of Part L 2021 (or future equivalent legislation).

Requirements for development involving existing buildings CLIM 2.4 Where development involves the extension, alteration or retention

of existing buildings, applicants should aim to meet the above residential or nonresidential policy requirements (criteria a)-f)) as applicable. If this is not technically feasible or where development would be rendered unviable as per the outcomes of a project-specific viability assessment, the Sustainability Statement must explain why the relevant criteria cannot be met and how criterion a) has been implemented to reduce energy demands to the lowest practical level. CLIM2.5 Retrofitting measures to improve the energy efficiency of existing buildings

will be supported, subject to other policies of the development plan.

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FIGURE 4.4: THE ENERGY HIERARCHY

BE LEAN

USE LESS ENERGY

BE CLEAN

BE EFFICIENT WHEN USING ENERGY

BE GREEN

USE RENEWABLE ENERGY

offset

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Implementing the policy 4.17 The energy hierarchy (Figure 4.4)

is a framework that establishes a hierarchy of sustainable design principles for reducing the greenhouse gas emissions that would otherwise result from how we use our buildings. It is imperative that this hierarchy is used so that emissions reductions are achieved in an efficient and cost-effective manner. In accordance with the hierarchy, the design of new development should begin with reducing the energy we need for making our lives safe, comfortable and enjoyable whilst we are indoors – it is an approach that would make energy bills more affordable whilst reducing the amount of greenhouse gases that would otherwise be emitted.

4.18 In the first instance, energy demand must

be eliminated wherever possible, for example by orientating and designing new buildings so that they can take advantage of the sun’s warmth for heating internal rooms, but not to an excessive degree so that mechanical cooling would be required. Achieving an optimal balance, supported by high levels of insulation, is part of what the hierarchy means by the words: “Be lean”. 4.19 Where energy demand cannot be eliminated,

it must be reduced as much as possible through the use of energy efficient heating systems, such as air source heat pumps – this is what the hierarchy means by the words: “Be clean”. Criterion a) of the policy requires that these two steps of being lean and being clean are undertaken for all new development, which includes extensions and alterations to existing buildings. Policy DES1 supports this approach to the design and layout of new development, though it must be undertaken in a way that takes account of site-specific constraints and opportunities.

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Residential development 4.20 For new residential development, criterion b)

establishes a set of targets for space heating and overall energy demand. These are based on the key performance indicators for ‘small-scale residential’ buildings and for ‘medium and large-scale housing’ (i.e. multi-storey apartment blocks) that have been established by the London Energy Transformation Initiative (LETI) in its Climate Emergency Guide.5 4.21 The Net Zero Study6 has affirmed that ‘it is

important to set some form of energy use target’, an approach that constitutes ‘industry best practice…proposed by the UKGBC [UK Green Building Council], RIBA [Royal Institute of British Architects] and LETI’. The Net Zero Study identifies 10 key requirements for an operationally net zero carbon building, including the energy use intensity targets of criterion b).

4.22 In light of the Net Zero Study and further

evidence, the Council considers the standards of criterion b) to be achievable, viable and necessary for net-zero carbon residential development. These standards relate to all operational energy, both the aspects that are regulated by the Building Regulations and unregulated energy demands (for example, associated with the electrical devices that we plug in at home). An operational energy model that uses a methodology that is proven to accurately predict a building’s energy performance should be used7 to calculate operational energy performance. 4.23 After these steps, the remaining energy

demand must be met from renewable energy sources – which is what the hierarchy means by the words: “Be green”. We will not achieve net-zero carbon development unless the residual energy demands of a development are met by renewable energy sources. The Net Zero Study affirms that on-site renewable electricity generation should be maximised.

See LETI, Climate Emergency Design Guide, 2020. Available at: https://www.leti.uk/cedg See East Hampshire Net Zero Evidence Base Study, January 2023. Available at https://www.easthants.gov.uk/ planning-services/planning-policy/local-plan/emerging-local-plan/evidence-base/east-hampshire-net 7 NB: The Passive House Planning Package is an acceptable tool for this purpose, but for small schemes and where the Passivhaus approach is not preferred by an applicant, it may be possible to use a SAP Conversion Tool such as has been made available by Bath and North East Somerset Council, Cornwall Council and Etude: https:// www.cornwall.gov.uk/planning-and-building-control/planning-policy/adopted-plans/planning-policy-guidance/ 5 6

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4.24 The Local Planning Authority considers

that 100% of the residual energy demands of residential development should be generated on site, from renewable energy sources (criteria c) and d)). Nevertheless, it is recognised that the characteristics of some development sites could make it challenging to deliver this quantity of on-site renewable energy generating technologies. For example, the availability of a suitably orientated roofscape for solar panels may be lacking in the case of small-scale redevelopment sites, where the building layout cannot be changed. 4.25 Policy CLIM1 requires that a Sustainability

Statement be submitted to demonstrate a proposal’s compliance with the over-arching policy requirements. In circumstances when the detailed criteria of Policy CLIM2 cannot be met, the Sustainability Statement should be used to identify and explain what efforts have been made to address these criteria as far as possible. Given the climate emergency, the Council will expect applicants to treat emissions reductions as a priority issue. This means that where certain criteria cannot be met, other ways of reducing greenhouse gas emissions should be considered within the Sustainability Statement and their effectiveness appraised, with the related emissions reductions being estimated.

4.26 The Council may prepare supplementary

planning documents (or a supplementary plan) to identify ways for meeting renewable energy requirements off-site, or otherwise addressing emissions reductions requirements, in cases where onsite reductions are not feasible or financially viable. 4.27 To ensure that energy requirements are

being met – and to enable the Council to identify and understand any gaps between predicted and actual performance – the completed development will need to be monitored for its energy usage at the meter. A strategy for monitoring energy usage will need to devised with the Council and a schedule agreed for reporting the outcomes. This can be discussed at an early stage, as part of pre-application enquiries and re-visited during the planning process, so that it can be agreed when the number of homes and their detailed designs are finalised.

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Non-residential development 4.28 Non-residential development covers

a wide-range of uses, including businesses that are office-based; businesses undertaking industrial and manufacturing processes; businesses that provide services and goods to visiting members of the public (e.g. shops, food and drink premises, leisure facilities); and public services such as libraries and schools.8 These uses will often require very different buildings from one another, some needing large premises with storage areas, others needing small ones without much storage, some needing bespoke buildings on large campuses. Their energy requirements may also vary considerably. 4.29 All of these considerations make it more

difficult to set EUI requirements for operational energy in the same way that is being proposed for residential development. Having reviewed the ‘best practice’ approaches from other local planning authorities, the Council is therefore proposing a standard of reducing to zero the regulated operational emissions of non-residential buildings above a certain size threshold (500sq.m) – but reductions to emissions that are currently unregulated by the Building Standards would not be required, due to a lack of appropriate evidence to inform an appropriate standard for East Hampshire.

4.30 Criterion e) challenges the development

industry to go beyond the implementation of the Government’s Future Building Standard in the case of larger non-residential buildings by ensuring that they are not only ‘zero carbon ready’ but that they actually deliver net-zero regulated emissions on site. It therefore remains an ambitious approach towards emissions reductions. As is made clear through Policy CLIM1, the Council will also support applications for non-residential development that seek to reduce to zero all operational emissions (i.e. regulated and unregulated by the Government’s Building Standards); but for sake of clarity this is not a specific requirement of the emerging planning policies. 4.31 The energy hierarchy (criterion a)) should

be followed when designing and preparing proposals for all non-residential development, regardless of use or change in floorspace. For small-scale proposals, the energy hierarchy should be applied to achieve predicted reductions in carbon dioxide emissions relative to the Building Regulations that apply at the time (see criterion f)). The efforts that have been made should be recorded in a planning statement to accompany a planning application. 4.32 Policy CLIM4 identifies the different policy

considerations that are relevant to renewable energy technologies, but as a starting point the Council supports renewable energy development and expects that all opportunities are explored for on-site generation.

NB: the development of new residential institutions in Use Class C2, such as care homes or special needs housing, will be considered as residential development for purposes of this policy.

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Existing Buildings 4.33 Increases in a building’s emissions will

not generally be acceptable as a result of new extensions or alterations. A different approach is needed: applicants and architects should be thinking about how to lower the existing emissions of a building as part of any extension or alteration, for lowering these emissions is what achieving net-zero lifestyles will ultimately involve. Applicants and designers should therefore consider the scope of their proposals and whether additional retrofitting (which will help to reduce energy bills) could be included beyond the redevelopment they originally had in mind. 4.34 As a minimum, the relevant criteria of the policy –

4.35 It is understood that the redevelopment of

existing buildings can pose particular difficulties for avoiding or reducing energy demands. For example, the building may be located on its plot in ways that make natural solar gain and/or shelter from the elements difficult to achieve, which can affect its energy demands. Where the relevant criteria cannot be met, this should be explained in a Sustainability Statement (where required) or a planning statement (for small-scale developments). The intention should always be to follow the energy hierarchy and the Sustainability Statement/planning statement should explain how this has been done having regard to the specific proposal and site.

criteria a)-d) inclusive for residential extensions or alterations for a residential purpose; criteria a) and e) or f) for non-residential development – will be applied to development involving existing buildings. It should be noted that, as is made clear by Policy CLIM3, the Local Planning Authority has a strong preference for retaining existing buildings and retrofitting them, or otherwise re-designing them, to avoid or reduce their operational emissions.

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Policy CLIM3: Net-Zero Carbon Development: Embodied Emissions Why we need this Policy 4.36 Greenhouse gas emissions that are associated

with the materials of a building are important considerations for net-zero development, in addition to those emissions relating only to a building’s operation. These ‘embodied’ emissions are the greenhouse gases that are emitted when obtaining or manufacturing the building materials, in their transportation to a development site, through the construction process itself, in routine building maintenance & repair, and in a building’s eventual demolition and disposal. Taken together with the operational emissions, embodied emissions form part of the whole lifecycle emissions of a building.

4.37 It is estimated that 50,000 buildings are

demolished each year in the UK,9 many of which are replaced with similar structures. By the time a building is built, a significant proportion (in some cases, more than half) of its whole life-cycle emissions will have already been released to the atmosphere, due to embodied carbon.10 Because embodied carbon represents a considerable proportion of whole life-cycle emissions, it is often the case that ‘demolish and rebuild’ schemes will result in higher emissions overall, even if the replacement building is significantly more energy efficient in operation than the old one. Furthermore, approximately 62% of the UK’s waste (by tonnage) is associated with construction, demolition, and excavation activities.11 This means that both the material resources and the embodied carbon are to some extent ‘wasted’ when buildings are demolished. Prioritising refurbishment is therefore an important way to minimise waste. 4.38 The Net Zero Study recommends that steps

are taken to reduce all aspects of a building’s whole lifecycle emissions, especially as embodied emissions account for a very significant proportion of the total emissions from buildings.12 Policy CLIM3 takes forward that recommendation.

See Architects Journal, ‘Introducing RetroFirst: a new AJ campaign championing reuse in the built environment’, 2019. Available at: https://www.architectsjournal.co.uk/news/introducing-retrofirst-a-new-aj-campaign-championing-reuse-in-the-built-environment 10 See UK Green Building Council, The choice between demolition or reuse, 2021. Available at: https://ukgbc.org/news the-choice-between-demolition-or-reuse-developer-insights/ 11 See DEFRA, UK Statistics on Waste, 2023. Available at: https://www.gov.uk/government/statistics/uk-waste-data/uk-statistics-on waste#total-waste-generation-and-final-treatment-of-all-waste 12 See East Hampshire Net Zero Evidence Base Study, January 2023, Figure 3-3. Available at: https://www.easthants.gov.uk/plan ning-services/planning-policy/local-plan/emerging-local-plan/evidence-base/east-hampshire-net 9

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Policy CLIM3

Net-Zero Carbon Development: Embodied Emissions CLIM3.1 All development will be expected to reduce the carbon emissions

arising from the production of its building materials, their transportation, installation and maintenance, and their disposal at the end of their lifecycle. CLIM3.2 For development proposals of 10 or more new homes, estimates

for the development’s whole life-cycle emissions (excepting operational energy13) should be calculated and reported in accordance with a nationally recognised Whole Life Carbon Assessment. Throughout the design, procurement, construction and post-construction stages, decisions should be taken to identify and make reductions in carbon emissions. CLIM3.3 For proposals on previously developed land, the following

hierarchy should be followed in respect of any existing buildings and structures: a. Renovate and retrofit; b. Re-design and re-purpose; c. Demolish and re-use or recycle the materials on site. There is a presumption against demolition unless it is demonstrated that steps a) and b) would lead to similar or higher embodied carbon emissions, or that there would be significant planning benefits that outweigh the carbon savings of retaining existing buildings or structures.

NB: operational energy emissions should be considered in accordance with Policy CLIM2 (Net-Zero Carbon Development: Operational Emissions)

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Implementing the policy 4.39 Reducing the embodied greenhouse

gas emissions of new development is still an emerging area of research. Embodied emissions are not yet covered by Building Regulations and there is no single, industry-standard benchmark to establish requirements for each aspect of these emissions. Detailed approaches to estimating these emissions are, however, available. For example, the RICS Whole Life Carbon Assessment procedure can be used to understand and help reduce the embodied emissions associated with a development. This is a detailed assessment procedure and, in accordance with CLIM3.2, such an assessment will only be required for major residential development, which means 10 or more new homes. 4.40 Within the built environment profession,

knowledge and understanding of how to develop buildings with low whole lifecycle emissions will need to improve over the plan period. The Council will look to establish performance standards for embodied emissions for all forms of development either through a subsequent review of this Local Plan, or through a future design code, or codes, that are produced as supplementary plans (see Policy DES4 for details).

4.41 Notwithstanding the above, there will often

be opportunities to reduce greenhouse gas emissions associated with the buildings themselves, even for small-scale developments. To comply with CLIM3.1, applicants are encouraged to consider how lower embodied carbon emissions can be achieved by: • prioritising the re-use and refurbishment of existing buildings; • making use of recycled building materials instead of new materials; • simplifying the design and layout to ensure an efficient use of materials; • choosing building materials with long lifespans and that are subsequently easy to re-use or recycle; • choosing locally available building materials; and • choosing materials with a low embodied carbon footprint14

A free embodied carbon database for materials, known as the Inventory of Carbon and Energy (ICE) database, is available online. This resource was originally an outcome to academic research at the University of Bath and can be used to understand the estimated embodied carbon footprint of materials in terms of an amount of carbon (kg of CO2 or CO2e) emissions.

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We need to reduce embodied emissions

4.42 Not all of these options will be appropriate

in every case, but designers and developers should consider which set of approaches is most suitable from early on in the design process, taking account of site specifics. Where possible, estimates of proposed reductions to embodied carbon emissions should be provided within Sustainability Statements (in kg of CO2 or CO2e) by comparing the choices made versus a ‘business as usual’ approach. Appropriate benchmarks for embodied emissions are available from the Greater London Assembly’s whole life cycle carbon assessments guidance (Appendix 2), whilst LETI’s climate emergency design guide also provides relevant guidance (also Appendix 2).

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4.43 Where proposals involve the redevelopment

of previously developed land, CLIM3.3 establishes a presumption in favour of retaining and retrofitting any existing buildings over alternative approaches. This is part of a circular approach to development, as part of a low-waste, circular economy (see Figure 4.5). If this cannot be achieved due to the unsuitable nature of existing buildings or structures, re-design and re-purposing should be prioritised over their demolition and replacement. Where proposals involve steps b) or c) from the hierarchy of CLIM3.3, this will need be justified within a planning statement or, if one is required in accordance with Policy CLIM1, a Sustainability Statement.

FIGURE 4.5: REDEVELOPMENT AS A WAY OF SUSTAINING A CIRCULAR ECONOMY

4.44 There may be occasions where embodied

emissions reductions could be better achieved by (e.g.) the demolition and replacement of existing buildings, or where other planning policies would count strongly in favour of a building’s demolition and replacement (e.g. for reasons of amenity or public safety). In these cases, applicants would need to justify their proposals in terms of the predicted overall emissions reductions and/or in relation to other relevant planning policies. This justification can form part of a planning statement accompanying a planning application, or (where required in accordance with Policy CLIM1) by a Sustainability Statement.

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Policy CLIM4: Renewable and low carbon energy

Why we need this Policy 4.45 The Local Plan Area is faced with a wide range

of challenges arising from a changing climate. Balancing the need to make a meaningful contribution towards reducing harmful emissions from energy use (through cleaner energy production) with the management of the landscape is one of these key challenges. 4.46 For the UK to reach its net-zero objective

by 2050, it is necessary to phase out the use of fossil fuels. Alongside reducing energy demands, doing so will require a step change in renewable energy deployment across the whole country. 4.47 The Government has announced plans

for the electricity grid to be net zero by the mid-2030s, as part of its Net Zero Strategy: Build Back Greener.15 Having declared a climate emergency in 2019, the Local Planning Authority is committed to doing its part to contribute to a net zero energy system. This accords with the National Planning Policy Framework, which makes it clear that local authorities should take a positive approach towards renewable and low carbon developments.

4.48 The Net Zero Study showed that slow

or inadequate decarbonisation of the electricity grid is one of the key risks to the Local Plan Area achieving net zero emissions. It is therefore necessary to set out a permissive framework that will promote renewable energy development within the Local Plan Area, while at the same time ensuring that the important characteristics of the environment and landscape are not unacceptably harmed. 4.49 The generation and use of renewable

energy reduces demand for fossil fuels, thus reducing harmful greenhouse gas emissions. Renewable energy technologies include: Photovoltaic solar panels (for electricity generation), thermal solar panels (for heating), wind turbines (for electricity generation), ground source heat pumps (for heating), and air source heat pumps (for heating). Not only does renewable energy reduce carbon emissions, and thus help address climate change, but it also has many other benefits including reducing air pollutants, improving energy security, and creating green jobs.

See Department for Energy Security and Net Zero, Net Zero Strategy: Build Back Greener, 2022. Available at: https://www.gov.uk/government/publications/net-zero-strategy

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Policy CLIM4

RENEWABLE AND LOW CARBON ENERGY CLIM4.1 Proposals for renewable energy schemes, including ancillary development,

will be under a presumption in favour of permission where the direct, indirect, individual, and cumulative impacts on the following considerations are, or will be made, acceptable. This means that: a. the impacts are acceptable having considered the scale, siting and design, and the consequent impacts on landscape character16; visual amenity; biodiversity; geodiversity; flood risk; townscape; heritage assets, the settings and the historic landscape including impact on the South Downs National Park and the Surrey Hills Area of Outstanding Natural Beauty; and highway safety and rail safety; and b. aeronautical and other military considerations have been satisfactorily addressed; and c. the impacts are acceptable on the amenity of sensitive neighbouring uses (including local residents) by virtue of matters such as noise, dust, odour, shadow flicker, air quality and traffic. CLIM4.2 The Local Planning Authority will support schemes for wind-based energy

proposals where they are located in potentially suitable areas. The Local Planning Authority will also support schemes for solar-based energy proposals. Site specific assessments and design will still be required. CLIM4.3 Where planning permission is needed, the Local Planning Authority

will support proposals which are necessary for, or form part of, the transition to a net zero carbon East Hampshire. This could include proposals for energy generating technologies to meet the requirements of Policy CLIM2; energy storage facilities (such as battery storage or thermal storage); and upgraded or new electricity facilities (such as transmission facilities, sub-stations or other electricity infrastructure).

For details of potential impacts, please see the Renewable and Low Carbon Study for the East Hampshire District, 2018. Available at: https://www.easthants.gov.uk/planning-services/planning-policy/local-plan/emerging-local-plan/evidence-base/environment-3

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Implementing the policy 4.50 The policy intends to cover a full range

of renewable energy schemes, including, but not limited to wind, solar, hydro, district heating, biomass and energy from waste. 4.51 In determining applications, consideration

will be given to the scale of the proposal; its design and layout including proximity to grid connection infrastructure; how the proposal relates to the existing landscape; the sensitivity of the landscape; the capacity of the landscape to accommodate the proposal; and any cumulative impacts. Impacts on local residential amenity will be considered to ensure any impacts are acceptable. The impact on heritage assets and their settings will also be considered in a manner appropriate to their significance. Recognising the need to respond to the climate emergency, significant weight will be given to proposals that reduce reliance on fossil fuels and greenhouse gas emissions. 4.52 Testing compliance with Policy CLIM4.1

(a) will be via applicable policies elsewhere in a development plan document for the area (i.e. this Local Plan; a Neighbourhood Plan, if one exists; any applicable policies in a Minerals or Waste Local Plan).

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4.53 In order to test compliance with Policy

CLIM4.1 (b) will require, for relevant proposals, the submission by the applicant of robust evidence of the potential impact on any aeronautical or other military operation, and such evidence must be documented with areas of agreement or disagreement reached with appropriate bodies and organisation responsible for such infrastructure. 4.54 In order to test compliance with Policy

CLIM4.1 will require, for relevant proposals, the submission by the applicant of a robust assessment of the potential impact on such users, and the mitigation measures proposed to minimise any identified harm. 4.55 For all matters in Policy CLIM4.1 (a) – (c),

the Local Planning Authority may commission its own independent assessment of the proposals, to ensure it is satisfied what the degree of harm may be and whether reasonable mitigation opportunities are being taken.

4.56 Wind energy developments should be

focused in the Local Plan Area’s less sensitive landscapes areas as identified in the Renewable and Low Carbon Study (2018). The study has been used to identify potentially suitable areas for wind energy by combining the results of an assessment of technical potential, based on a refinement of the Department of Energy and Climate Change methodology, and areas of moderate to lower sensitivity to these technologies. Full details of the methodology used are outlined in the study. It should, however, be noted that these areas do not provide a definitive statement of the suitability of a particular location for wind energy. Site specific assessment and design will still be required, and all applications will be assessed on their individual merits.

4.57 The siting and design of proposals are

particularly important. Design considerations include scale, layout and simplicity to create a proposal which does not conflict with landscape character, heritage assets and their settings, focal points and indicators of scale. Significant effects on views from important viewpoints should be avoided where possible or minimised through careful siting. This will include views in registered historic parks, and views from popular tourist locations, scenic routes, and settlements. Proposals should consider sites where areas of existing vegetation and/or the landform help to minimise visibility and screen views. Cumulative impacts, where there is more than one renewable energy development located close by in a landscape or view, should be assessed. It should also be considered whether the impacts are temporary or could be capable of being reversed and the landscape restored within a reasonable timescale. All components of wind farm development will be considered including turbines, associated infrastructure and construction and decommissioning. Renewable energy projects and their associated infrastructure should be reversible where possible.

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4.58 Natural England defines landscape sensitivity

as “a measure of the resilience, or robustness, of a landscape to withstand specified change arising from development types or land management practices, without undue negative effects on the landscape.” In a highly sensitive landscape, some types of development could change the character of the landscape and would be inappropriate. It must be ensured that wind energy development does not override or subsume the key characteristics of the landscape as recorded in the East Hampshire Landscape Character Assessment. 4.59 Wind energy developments should avoid

unacceptable impacts on the setting/views to and from the South Downs National Park and Surrey Hills Area of Natural Beauty. Wind energy developments should be sited away from dramatic landforms or valued distinct landform features, including prominent steep slopes and escarpments. Proposals should also seek to avoid siting developments where they would detract from the character of undeveloped areas of semi-natural land cover. Proposals should also seek to avoid impacts on areas which are free from overt human influence and modern development, and which are valued for their perceived rural tranquillity. Consideration should be given to locating developments on reclaimed, industrial and man-made landscapes, particularly where this can be linked to landscape restoration, where other landscape sensitivities are not compromised. 4.60 The capacity of a landscape relates to

the degree to which a landscape can accommodate change and will be influenced by the character of an area and its sensitivity. It will also be influenced by local topography, the visibility of proposals and the value attached to the landscape.

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4.61 Any proposals would have to be very carefully

considered to ensure they do not override environmental protections. Guidance on the sensitivity of specific landscapes within the Area is contained in the Renewable and Low Carbon Study (2018). The study also provides specific design guidance for each landscape unit, as well as general guidance for wind energy and solar energy, and will be used to assess proposals. 4.62 The ecological sensitivity of a proposed

location is also important. It should be ensured that all proposals, whether in rural or urban areas, do not have an adverse impact on local environmental protections. 4.63 It is important that development does

not impact upon the safe operation of aviation facilities. Development proposals for the generation of renewable energy will not be granted if there would be any adverse impacts on aviation activity, unless mitigation is possible and a scheme for its provision is agreed with the aviation facility affected. Any wind turbine development falling within the 30km safeguarding zone of airports, which would affect the operational integrity or safety of the airports will not be permitted unless acceptable mitigation is agreed. The cumulative impacts of proposals on the operation of the airports will also be considered. 4.64 The Local Planning Authority will actively

support community based renewable energy schemes which can help to deliver cheap energy sources to local communities through a local supply network. Such developments would normally be conceived by and/or promoted within the community within which the renewable development will be undertaken and have as their primary purpose local term economic, social and/or environmental benefits for the community. The Local Planning Authority will also support new and retrofitted district heating systems and the potential for waste heat from industrial processes being used to heat homes, businesses and community services.

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Policy CLIM5: Climate Resilience 4.65 Greenhouse gases remain in the atmosphere

and continue to cause warming long after they are released. This means that even if emissions were halted immediately, the planet is still “locked-in” to some level of climate change. In the UK, alongside higher average temperatures and changes in rainfall, this will lead to more frequent extreme weather events such as flooding and heatwaves. Such events are disruptive, costly and potentially dangerous to our environment, society, economy and physical infrastructure. It is therefore crucial to ensure that the built environment is both adaptable to the impacts of climate change and resilient to its effects. 4.66 Climate adaptation relates to actions that

protect against the impacts of climate change. This includes reacting to the changes we have seen already, as well as preparing for what will happen in the future. In the Local Plan Area, new development will need to plan for and provide initiatives which will help to deal with the impacts of climate change.

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Why we need this Policy 4.67 The UK’s changing climate means that,

as a society, we will increasingly be exposed to extreme weather and vulnerable to its impacts, unless we make concerted efforts to adapt our living environment to these extremes. A report by the UK’s Climate Change Committee’s in March 202317 highlighted that the UK’s annual average temperature from 2013-2022 rose by approximately 0.75 degrees centigrade above the 1981-2000 period, consistent with a long-term warming trend that has been recorded since the 1980s. There has also been an overall increase in the annual average rainfall in the UK since the 1980s, with both significantly wetter and drier years being observed in the last decade. The planning system can help to adapt the built environment to the risks of overheating and managing flood risks, whilst also ensuring that new development is resilient to the long-term consequences of a warmer climate that is projected to bring more intense weather conditions.

4.68 We will need to ensure that new development

is designed to mitigate the risks to human health and well-being associated with climate change. We also need to make sure that nature-based solutions, such as increasing tree cover within the built environment, are robust enough to provide their benefits without succumbing to the consequences of a warmer world. Policy CLIM5 seeks to address these issues.

See Climate Change Committee, Progress in adapting to climate change – 2023 Report to Parliament, March 2023. Available at: https://www.theccc.org.uk/wp-content/uploads/2023/03/WEB-Progress-in-adapting-to-climatechange-2023-Report-to-Parliament.pdf

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Policy CLIM5 Climate Resilience

CLIM5.1 All development should be located and designed to avoid or minimise

the risks associated with a changing climate, taking account on the latest available evidence on the nature and extent of these risks. CLIM5.2 Development proposals should include site-specific and building-specific

measures that ensure the safety, comfort, health and well-being of occupiers and visitors. These measures should include: a. Building designs that will minimise the risk of overheating (focusing on: layout, form, massing, fenestration, materials, roof design and shading devices) whilst also allowing for a level of passive heating so that net-zero carbon requirements would be efficiently achieved; b. The inclusion of green and blue infrastructure that introduce or augment natural features to provide substantial areas of shade, shelter and cooling within the development and (where appropriate) on its boundaries. New green infrastructure should provide a mix of species that are resilient to pests, diseases and changes in growing conditions associated with climate change; and c. Site and building layouts that will provide comfortable external spaces and internal refuges to mitigate the effects of extreme weather. CLIM5.3 For new residential development, private or communal amenity space

should be of a size, shape and orientation to enable residents to grow food and create space for nature within residential plots or the development site as a whole. CLIM5.4 All developments that include landscaping must also include

some form of rainwater collection to reduce reliance on mains water for irrigation.

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Implementing the policy 4.69 A climate emergency demands that the impacts

of climate change are taken seriously and that an assessment of the likely impacts – insofar as these are likely to affect a particular development site – is undertaken. The overall aim should be for the design and layout of development to remain appropriate over its lifespan and be readily adaptable if the identified impacts were to intensify. When required in accordance with Policy CLIM1, the assessment of the climate-related risks should be documented within a Sustainability Statement for a proposal. Where a dedicated Sustainability Statement is not required, it is appropriate to summarise the site-specific risks within a planning statement or any Design & Access Statement that has been prepared for the planning application. Tools such as the UK Climate Projections and the Good Homes Alliance Overheating Toolkit should be used to understand the risks. The range of scenarios for future climate change established by the UK Climate Projections should be taken into account in identifying risks and designing development to avoid or minimise them. 4.70 In addition to the issues that are covered

within Policy CLIM5, it will also be important to ensure that new development (e.g.) avoids the impacts of future flood events and uses water efficiently. A changing climate is likely to affect what needs to be done in these regards, in order to make development acceptable. Policies NBE7 and NBE8 provide the relevant requirements of this Local Plan, taking account of the climate emergency.

4.71 The design and layout of new development

will need to reflect the potential for overheating within the built environment as a result of climate change. For example, the risk of overheating within a building can be assessed using methodologies such as CIBSE TM52 or (for residential buildings) CIBSE TM59. 4.72 The ‘form factor’ of a building (the ratio of its

external surface area, being those parts of the building exposed to the weather, to the internal floor area) will affect the energy demand for heating and cooling, and so this needs to be thought about when designing new buildings. 4.73 The orientation of a building and the extent

of glazing will also affect the likelihood of overheating during summer months. General measures for minimising overheating include those identified with the Council’s Climate Change and Sustainable Construction SPD. Passive design principles should be adopted to minimise the risk of overheating, but these need to be balanced with measures to facilitate passive heating in cooler months. The aim should be to avoid the need for mechanical heating and ventilation where possible and minimise their energy requirements where these measures are unavoidable. The operational energy requirements of Policy CLIM2 will need to be met in order to deliver net-zero carbon development.

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Part b - Chapter f0ur - responding to the climate emergency A building’s form factor is the ratio of its external

If a building is designed with a poor form factor,

surface area (i.e. the parts of the building exposed

then the fabric efficiency will need to be increased

to outdoor conditions) to the internal floor area. The

significantly to achieve the optimum levels of

greater the ratio, the less efficient the building and the

performance. This will increase costs as more insulation

greater the energy demand. Detached dwellings will

and more efficient systems will be required.

have a high form factor, whereas apartment blocks will have a much lower form factor and thus will tend to be more energy efficient. The table below shows the typical form factors associated with different design configurations.

FIGURE 4.6: HOW A BUILDING’S ‘FORM FACTOR’ INFLUENCES ENERGY DEMAND Type

Form factor Bungalow house

3.0

Detached house

2.5

Semi-detached house

2.1

Mid-terrace house

1.7

End mid-floor apartment

0.8

Source: London Energy Transformation Initiative, Climate Emergency Design Guide, Figure 1.12 Figure 1.12 - Types of homes and their form factor

LETI

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Efficiency Least efficient

Most efficient

energy demand of a building. However, even more

as possible on the Northern elevation. The diagram

fundamental are some key design decisions which are

below shows the impact on space heating demand

typically shaped very early on. These are orientation,

as the same building is rotated to place its originally

form factor and glazing ratio.

south facing glazing in a northerly direction. It shows that purely by changing the building’s orientation, the space heating demand increases from 13kWh/m2.yr to 24kWh/m2.yr.

Annual heating demand (kWh/m².yr)

FIGURE 4.7: HOW A BUILDING’S ORIENTATION INFLUENCES ENERGY DEMAND 25

20 15 10 5

Main window orientation

Source: London Energy Transformation Initiative, Climate Emergency Design Guide, Figure 1.11 Figure 1.11 - Why orientation is important

4.74 Policy NBE12 concerns the provision

Climate Emergency Design Guide

of green and blue infrastructure in new development. In addition to the requirements of that policy, criterion b) of CLIM5.2 makes clear that proposals should consider how new and existing trees, planting, areas of green space and water features can be located and integrated with new development to offer relief from extreme weather.

4.75 Green infrastructure can be incorporated

4.77 Providing space for the residents of new

homes to grow some of their own food and to support local wildlife can be an important part of enhancing a community’s resilience to climate change. Back gardens and private amenity spaces should be designed with these objectives in mind, whilst green infrastructure in communal spaces can also be provided to achieve the same things in denser parts of a settlement (when there may be less space for private garden or amenity ground).

within the structure of new buildings: where it is appropriate to the local context, living roofs should be incorporated with a substrate depth that would maximise cooling benefits to a building. Climate change is likely to change the growing conditions for trees and plants, bringing with it the challenges of new pests and diseases – and potentially an increased risk of fire during hotter, drier summers. Landscaping proposals should focus on plant species that are non-invasive, native to the UK and appropriate for the wider landscape setting and its local biodiversity. 4.76 Within the public realm, new green infrastructure

should provide opportunities to gain respite from higher temperatures during the day and shelter from stormy conditions. Building designs and layouts should also offer shade and shelter to external (public and private) spaces.

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TABLE 4.1: MONITORING OF RESPONDING TO THE CLIMATE EMERGENCY LP Objective(s)

Integrated Impact Assessment Objective(s)

Objective B: Providing better quality, greener development in the right locations. The Local Plan will:

1. Ensure that new development prioritises the achievement of net-zero carbon emissions, whilst being resilient to the impacts of climate change and delivering the ten characteristics of well-designed places. 2. Enable people to live locally and reduce their reliance on the private car, to help reduce the impacts of transport on the environment and improve health and wellbeing. 3. Ensure the responsible use of land and natural resources, including through the adoption of a whole life-cycle approach to development that will reduce carbon emissions.

2. To minimise carbon emissions and contribute to achieving net zero carbon emissions in the Local Plan Area 3. To promote adaptation and resilience to climate change

LP Policies

Indicator

Annual Monitoring Target/Process

Data source

Policy CLIM1 Tackling the Climate Emergency

Applications meeting the requirements set out in the Policy.

Number of applications refused due to failing to meet the criteria set out in the policy.

Planning Applications

Applications meeting the requirements set out in the Policy.

Number of planning decisions including appeals allowing development that is not in accordance with criteria b)-e) (as appropriate) of the policy

EHDC – planning Permissions/Appeals

Policy CLIM3 Net-Zero Carbon Development: Embodied Emissions

Applications meeting the requirements set out in the Policy.

Number of planning decisions including appeals allowing development that is not in accordance with this policy

EHDC – planning Permissions/Appeals

Policy CLIM4 Renewable and low carbon energy

Development of renewable and decentralised energy schemes

Number of renewable energy schemes developed

Planning Applications

Applications meeting the requirements set out in the Policy.

Number of planning decisions including appeals allowing development that is not in accordance with this policy

EHDC – planning Permissions/Appeals

Policy CLIM2 Settlement Hierarchy Net-Zero Carbon Development: Operational Emissions

Policy CLIM5 Climate Resilience

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O5 Safeguarding our Natural and Built Environment

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05: Safeguarding our Natural and Built Environment 5.1

5.2

The Local Planning Authority aims to maintain and enhance its built and natural environment. By doing this it will help support habitats and increase local biodiversity but also maintain and improve our high quality built heritage and landscapes. A high-quality natural environment is a key contributor to sustainable development and can support a wide range of biodiversity and contributes to human health and wellbeing.

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5.3

The Local Plan has a key role to play in resolving many competing demands made on the natural and built environment and to ensure that any unavoidable impact caused by development is mitigated on site or offset as a last resort.

Objective B:

Providing better quality, greener development in the right locations The Local Plan will:

B1 B2

Protect, conserve and enhance wildlife habitats to achieve an overall increase in local biodiversity.

Objective C:

Prioritising the health and well-being of communities in delivering what’s needed to support new development. The Local Plan will:

Maintain and enhance the built and natural environments to support habitats and their connectivity, help the public to access and enjoy open spaces and green infrastructure.

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Natural Environment 5.4

There has been a significant period of change both in legislation and policy relating to the environment. Its protection and enhancement are enshrined in a number of legislative Acts and Regulations which place a legal duty onto the Local Planning Authority.

5.5

The new Local Plan is an opportunity to reflect on the national requirements in the Environment Act, such as ensuring development provides, as a minimum, the mandatory 10% increase in biodiversity. The key priority for the Local Planning Authority therefore is to continue to protect, enhance and conserve its environment.

5.6

East Hampshire has many areas which are noted for their biodiversity value. These areas support a wide variety of species and habitats, which form an important part of the network of biodiversity sites within the wider environment.

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5.7

Several sites are of international importance for biodiversity and designated under the Habitats and Birds Directives which form the top tier of the ecological network. These include and are not restricted to: the Wealden Heaths Phase II Special Protection Area and the coastal habitats of the Solent.

5.8

Plans or projects proposing development which may likely have a significant effect on these international important sites will require Habitats Regulations Assessment (HRA) to ensure that effects are avoided or adequately mitigated.

Policy NBE1: Development in the countryside

Why we need this Policy 5.9

The countryside is the area that lies outside of defined settlement policy boundaries and designated Strategic Employment Sites and can be in a variety of uses. The countryside covers various landscapes and ecological habitats but also provides economic opportunities whether through traditional agricultural activity or through recreational and leisure pursuits.

5.10

It is therefore appropriate given the intrinsic character of the countryside to have a more restrictive policy approach to development proposals. However, there needs to be recognition that opportunities for development will arise, the following policy seeks to identify those opportunities.

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Policy NBE1

Development in the Countryside NBE1.1 Development proposals within the countryside (the area outside settlement

policy boundaries and designated Strategic Employment Sites, as defined by the Policies Map) will only be supported where they are: a. b.

c. d. e.

f. g. h. i.

j. k.

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meeting the proven essential need of a rural worker to live permanently at or near their place of work; or providing business floorspace on existing employment sites and to support small scale tourism and rural enterprises (Policies E3 and E4); or providing community facilities close to an existing settlement which is accessible by sustainable transport modes; or providing affordable housing on rural exception sites (Policy H4); or providing specialist housing where there is a proven local need and where this cannot be accommodated within the built up area (Policy H5); or providing either a replacement dwelling, an extension to an existing dwelling or the subdivision of an existing residential dwelling; or converting previously used permanent buildings or redundant agricultural buildings for appropriate uses (Policy DM19); or of exceptional quality or innovative design which responds to the local character and significantly enhances its immediate setting; or for a replacement building that is not temporary in nature, provided that the proposal does not require extension or significant alterations; or for an extension to an existing building, provided these are proportionate to the site and its surroundings; or proposals for small scale informal recreation facilities such as interpretation centres and car parks which enable people to enjoy the countryside; or to secure the optimal viable use of a heritage asset or appropriate enabling development to secure the future of a heritage asset (Policy NBE14); or for traveller sites that comply with Policy H7.

Implementing the policy 5.11

The above Policy indicates that there are many uses and activities that could be accommodated within the countryside, however development will only be permitted where it can be demonstrated that a countryside location is both necessary and justified. In appropriate types and scales of development will not be supported.

5.12

The redevelopment of suitably previously developed land in the countryside will be encouraged provided that the proposal would not cause harm to areas of high environmental value and the proposed use and scale are appropriate to the site’s rural context and setting.

5.13

It may be necessary for supporting evidence to be submitted with planning applications to justify why a rural location is necessary.

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Policy NBE2: Biodiversity, geodiversity and nature conservation Biodiversity The variety and variability of life within a given area, either the world or a particular site or habitat. High levels of biodiversity are desirable in order for natural biological systems to be maintained. Geodiversity The range of rocks, minerals, fossils, soils and landforms. Nature Conservation The protection, conservation, management and/or restoration of natural environments and the ecological communities supported by them.

Why we need this Policy 5.14

The Local Plan Area is predominantly rural and renowned for its attractive countryside. It has a wide diversity of landscapes supporting a wealth of important wildlife habitats and species, including protected and notable species and a large number of internationally, nationally and locally designated wildlife sites. This makes the Local Plan Area one of the most diverse parts of the county for wildlife. Development in the right place and with careful design and implementation, can have a positive impact on biodiversity and geological features.

5.15

A breakdown of the Local Plan Area’s international, national and local nature conservation designations is presented on the Policy Map.

TABLE 5.1: LOCAL PLAN AREA’S CONSERVATION DESIGNATIONS International

National

Local

Ramsar Sites Special Protection Area (SPA) Special Area of Conservation (SAC)

Sites of Special Scientific Interest (SSSI)

Sites of Importance for Nature Conservation (SINC) Local Nature Reserves (LNR)

5.16

The Local Plan is an opportunity to reflect national requirements for biodiversity recovery and improvement as set out in the Environment Act, including the requirement for developments to deliver biodiversity net gain and for Local Plans to have regard to Local Nature Recovery Strategies. These will reflect the Local Planning Authority’s proactive approach to protecting, enhancing and restoring biodiversity.

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Policy NBE2

Biodiversity, geodiversity and nature conservation NBE2.1 Development proposals will be permitted where they protect and

enhance biodiversity and geodiversity features and must be supported by adequate and up-to-date ecological information which demonstrates that development proposals: a.

Will not have an adverse effect on an international, national or locally designated wildlife site or sites that meet designated sites criteria. The level of protection afforded to these sites is commensurate with their status within this hierarchy.1 b. Will retain, protect and enhance biodiversity features, including priority habitat types and irreplaceable habitats, and geodiversity interests within the development site and its zone of influence through the development’s design and implementation. c. Will incorporate a minimum of 10% measurable biodiversity net gain2 as measured through the submission of a required biodiversity metric and biodiversity net gain plan and to cover a time period of at least 30 years. BNG to be delivered first and foremost on-site, if not possible, off-site offsets should be delivered which support agreed strategically nature recovery initiatives. d. Will protect and support the recovery of protected and notable priority species ensuring no adverse impact of the local conservation status of such species. e. Will contribute to the protection, restoration and enhancement of existing wildlife habitats, the creation of new wildlife habitats and to the maintenance of existing and the creation of new habitat linkages between sites and ecological features which thereby create and enhance local ecological networks. f. Any residual losses of biodiversity must be delivered first and foremost on-site or offset as a last resort. g. Will enable biodiversity to respond and adapt to the impacts of climate change. NBE2.2 Where development proposals do not comply with the above, they will only

be permitted if it has been clearly demonstrated that there is an overriding public need for the proposal which outweighs the need to safeguard biodiversity and/or geodiversity and there is no satisfactory alternative with less or no harmful impacts. In such cases, as a last resort, compensatory measures will be secured to ensure no net loss of biodiversity/geodiversity and provide a net gain.3

Set out in the Biodiversity Guidance for East Hampshire (June 2021, Figure 3 Mitigation hierarchy) As set out in the Environment Act 2021 3 As set out in the Environment Act 2021 1 2

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Implementing the policy 5.17

The purpose of Policy NBE2 is to set out a positive strategy to ensure the conservation and enhancement of biodiversity and geodiversity. The aim is to achieve a ‘net gain’ for biodiversity by ensuring all opportunities to enhance and conserve biodiversity through the development process are taken. Opportunities to improve and expand ecological connections between important habitats and designated sites will be sought as well as relevant measures to allow biodiversity to respond and adapt to the impacts of climate change.

5.18

The Local Planning Authority will require proposals to protect and enhance the biodiversity of a site and its surrounding area. As such, the Local Planning Authority promotes pre-application discussions in order to determine potential methods for protection and enhancement.

5.19

All applications for development must ensure that sufficient and up to date information is provided regarding the biodiversity interests and/or geodiversity features that may be affected by a development proposal prior to any determination (including information to support HRAs4). An ecology assessment5 (supported by a mitigation and enhancement plan and/or compensation plan, where appropriate) must be provided which includes the mechanisms for delivering a net gain for biodiversity and sets out the long-term management, maintenance and funding of such schemes. Care should be taken to ensure that any benefits will lead to genuine and demonstrable gains for biodiversity. Applicants may need to request ecological data from the Hampshire Biodiversity Information Centre (HBIC) to inform their assessments as appropriate. The Local Planning Authority’s Biodiversity Guidance for East Hampshire (June 2021) is another source of information.

Habitats Regulations Assessment Ecological assessments will be expected to be in line with CIEEM and other best practice guidance and produced by a suitably qualified ecologist.

4 5

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5.20

Some species have special protection under international and national legislation6 and are therefore protected by law. Legally protected species are prominent in the Local Plan Area in addition to notable priority species. Such species could be affected by new developments. Where there is a reasonable likelihood that a protected or notable species may be present and affected by a proposal, appropriate surveys will need to be undertaken to provide the information needed to allow a determination to be made.

5.21

The Local Planning Authority has a strong track record of working in partnership with Natural England and neighbouring local planning authorities to investigate and prevent harm to nature conservation designations. As such, the Local Planning Authority recommends that applicants use Natural England’s pre-application Discretionary Advice Service (DAS) before submitting any application which may require an accompanying Habitats Regulations Assessment.

Such as The Wildlife and Countryside Act 1981 (as amended) and the Conservation of Habitats and Species Regulations 2017

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Policy NBE3: Biodiversity Net Gain

Why we need this Policy 5.22

Biodiversity Net Gain (BNG) is an approach to development which leaves biodiversity in a better state than before. Achieving BNG means that natural habitats can be created and/or improved as part of a development or project. Development will be designed in a way that provides benefits to people and nature and reduces its impact on the wider environment.

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5.23

In line with the Environment Act and national policy the Local Planning Authority expects development proposals to achieve demonstrable net gains in biodiversity. It is important to recognise that biodiversity net gain should be additional to any habitat creation required to mitigate or compensate for impacts on biodiversity and does not replace the need to follow the mitigation hierarchy. Any mitigation and/or compensation requirements for international designated sites will be dealt with separately under either policy NBE4, NBE5 and NBE6.

Policy NBE3

Biodiversity Net Gain NBE3.1 Development will only be permitted where a measurable BNG of at

least 10% is demonstrated and secured in perpetuity (for at least 30 years) subject to: a. The latest DEFRA metric or agreed equivalent being submitted to quantify the baseline and post-development biodiversity value of the development site and off-site areas proposed for habitat creation. b. The assessment being undertaken by a suitably qualified and/or experienced ecologist and is submitted together with baseline and proposed habitat mapping in a digital format with the application. c. The submission of a 30 year management plan detailing how the post-development biodiversity values of the site and any supporting off-site mitigation will be achieved and funded over the time period; and d. The location of any off-site habitats created are within areas which maximise opportunities for local nature recovery wherever this is possible.

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Implementing the policy 5.24

The Local Planning Authority expects BNG provision for applications for major development proposals (with a few exemptions7) which must show how a measurable BNG of at least 10% will be delivered as a result of the development in line with the requirements under the Environment Act 2021.

5.25

A biodiversity calculation tool should be used to assess and demonstrate that a BNG outcome can be achieved. To achieve net gain, a development must have a sufficiently higher biodiversity unit score after development than before development.

5.26

A minimum figure of 10% above the existing baseline is to be used to ensure measurable improvements in biodiversity. A BNG Plan or a Biodiversity Mitigation and Enhancement Plan should be submitted to the Local Planning Authority alongside the planning application which demonstrates that a net gain of at least 10% in biodiversity value is being achieved through development and how it is to be maintained/managed. Evidence and rationale supplied by applicants in respect of BNG should be supported by appropriate scientific expertise and local wildlife knowledge. Planning conditions and/or obligations may be used to ensure that a planning permission provides for works that will measurably increase biodiversity.

5.27

Measures for BNG can include but are not limited to, green roofs/walls and Sustainable Drainage Systems, providing woodland, ponds and native wildflower areas. Almost any development can achieve some level of biodiversity net gain. Opportunities to enhance new developments through the provision of nesting and roosting features within routine building practices will be expected to provide additional biodiversity net gain despite such measures not being accounted for via the submission of a BNG metric.

5.28

Any measures used to achieve biodiversity net gain should be accompanied by costed management and maintenance plan to ensure gains are delivered and managed in the long term.

Mandatory Biodiversity Net Gain will apply to all development that falls under the Town and Country Planning Act 1990 with the following current exemptions: permitted development, development impacting habitat of an area below a ‘de minimis’ threshold of 25 metres squared, or 5m for linear habitats such as hedgerows, householder applications, biodiversity gain sites, small scale self-build housebuilding and sites which are solely made up of an existing sealed surface (such as tarmac or existing buildings). 7

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Policy NBE4: Wealden Heaths European SPA and SAC sites Wealden Heaths II Special Protection Area (SPA): Areas classified under Regulation 15 of the Conservation of Habitats and Species Regulations 2017 (as amended) which have been identified as being of international importance for the breeding, feeding, wintering or the migration of rare and vulnerable species of birds. Woolmer Forest and Shortheath Common Special Area of Conservation (SAC): European designated sites classified under the same Regulations and identified as being of importance for a variety of wild animals, plants and habitats. Thursley, Hankley & Frensham Commons (Wealden Heaths Phase I) Special Protection Area (SPA), Thursley, Ash, Pirbright & Chobham SAC and Thursley & Ockley Bogs Ramsar site: European designated sites classified under the same Regulations.

Why we need this Policy 5.29

The Wealden Heaths Phase II Special Protection Area (SPA) is made up of four separate Sites of Special Scientific Interest (SSSIs) and qualified as a Special Protection Area for its populations of Annex 18 ground nesting woodlark, nightjar and Dartford warbler. It is protected by the Conservation of Habitats and Species Regulations 2017 (as amended).

5.30

Woolmer Forest SAC is designated for its heathland habitats and for the most part shares a common boundary with the Wealden Heaths Phase II SPA and experiences a similar level of urban and human recreational pressure. The heathlands of the SAC support the SPA bird interest and similar measures of protection are needed by both sites.

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5.31

Shortheath Common SAC is also designated for heathland habitats. The latest condition assessment for the site clearly indicates that recreation can and does have an effect on the habitats present and this is reflected in Natural England’s Site Improvement Plan for the SAC. It also supports the Annex 1 birds, namely nightjar and woodlark.

5.32

Thursley, Hankley & Frensham Commons (Wealden Heaths Phase I) SPA, Thursley, Ash, Pirbright & Chobham SAC and Thursley & Ockley Bogs Ramsar site is designated for its extensive heathland. The sites are renowned for their breeding birds specifically woodlark, Dartford warbler and nightjar.

5.33

Research undertaken over many years on different designated sites suggests that increased population arising from housing developments within the core recreational catchments of such SPAs and SACs can cause significant disturbance to the breeding success of the ground nesting bird populations they support as well as habitat damage through trampling and urban edge effects such as wildfire, littering and cat predation. For Wealden Heaths Phase II SPA, Woolmer Forest SAC and Shortheath Common SAC the core catchment for recreation disturbance from residential development is identified to be up to 5km from the SPA/SAC boundaries. This policy provides the framework for dealing with residential development proposals within this 5km buffer. This does not preclude the need for other schemes which will need to be considered on a case-by-case basis (including non-residential development and holiday accommodation) likely to have a significant effect9, alone or in combination with other plans or projects, from requiring Habitat Regulations Assessment (HRA) too.

The Birds Directive, Annex 1 lists birds which are the subject of special conservation measures concerning their habitat Significant effect in relation to the Habitats Regulations can be defined as - The effect is significant enough to be a potential risk or possibility of such a risk to warrant the need for an appropriate assessment. 8 9

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Policy NBE4

Wealden Heaths European SPA and SAC sites NBE4.1 No net gain in residential dwellings10 or Gypsy, Traveller and Travelling

Showpeople pitches or plots will be permitted within 400m of the Wealden Heaths Phase II Special Protection Area, Woolmer Forest SAC and Shortheath Common SAC boundaries, unless an Appropriate Assessment that demonstrates that the development would not result in harm to the SPA or SACs, has been agreed by the Local Planning Authority in consultation with Natural England. NBE4.2 Development within the 400m to 5 km core catchment area around

the Wealden Heaths Phase II SPA, Woolmer Forest SAC and Shortheath Common SAC boundaries must be supported by a Habitats Regulations Assessment setting out the likely significant effect (or effect on site integrity where the appropriate assessment stage of HRA is triggered) of the development on the interest features of the SPA and SACs. If an adverse effect on the integrity of any European sites will arise (such as through the delivery of net new residential development) the HRA must also set out the avoidance and/or mitigation measures proposed. NBE4.3 The types of mitigation measures considered and/or required will depend

on the type and size of the proposed development. Any such mitigation measures are to be delivered prior to occupation and in perpetuity.11 NBE4.4 Planning permission will only be granted where an Appropriate Assessment

concludes that there are no adverse effects on the integrity of either the Wealden Heaths Phase II Special Protection Area, Woolmer Forest SAC or Shortheath Common SAC, unless the applicant can demonstrate that the subsequent tests of the Conservation of Habitats and Species Regulations 2017 (as amended) (namely demonstrating Imperative Reasons of Overriding Public Interest and No Alternatives) can be met.

Including development which leads to a permanent residency, e.g.. hotels which have permanent staff accommodation 11 Set out in the East Hampshire Avoidance and Mitigation Strategy 10

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Implementing the policy 5.34

Parts of the Local Plan Area, the South Downs National Park and Waverley Borough fall within the administrative boundary for the 5km buffer of the designated sites. Each associated Local Planning Authority is responsible for the determination of residential planning applications. A Wealden Heaths Phase II SPA Cross Boundary HRA group has been operating since 2012. This group includes all the relevant local planning authorities and Natural England; and has been gathering evidence into the effects of urban pressures on the protected heaths to inform their Local Plans.

5.35

An East Hampshire District avoidance and mitigation strategy has been produced which sets out the required mitigation measures for net new residential development within the 400 metres to 5 km buffer of the SPA/SACs dependent on the size of the development. For net new dwellings of 49 units (net) and less a financial contribution is required which will go towards Strategic Access Management and Monitoring (SAMM) on the SPA/SACs. Dependent on the location, type and size of the proposed development additional forms of mitigation may be required and will be assessed on a case-by-case basis. The scale of the financial contribution required will be based on the number of net additional dwellings, varied by dwelling size. These figures will be increased on 1st April each year in line with the Retail Price Index in relation to SAMM. In this context a ‘dwelling’ is defined through the definitive Mitigation Strategy.

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5.36

Developments greater than 49 units (net) within the 400 metres to 5km buffer of the SPA/SACs will be required to provide mitigation measures in the form of bespoke Suitable Alternative Natural Greenspace (SANGs), in addition to making the SAMM financial contribution, in order to ensure effective avoidance and/or mitigation of impacts on the SPA/SACs. This will be based on factors including the scale of the development, potential impact on the SPA/ SACs and the availability of strategic SANG. Such developments will be judged on a case by case basis. Any bespoke SANG must be delivered in advance of the developments. It will be for the developer to manage the bespoke SANG in perpetuity, or to come to an acceptable arrangement with another body with experience of managing such sites. It will not be the responsibility of the Local Planning Authority. Any arrangements must be agreed by the Local Planning Authority and Natural England in advance of occupation. Developers are encouraged to hold early discussions with the Local Planning Authority on the mitigation which will be needed for such schemes and recommends that applicants use Natural England’s pre-application discretionary advice service (DAS) before submitting any application.

Policy NBE5: Thames basin heaths special protection area Why we need this Policy 5.37

The Thames Basin Heaths Special Protection Area (TBHSPA) is an area of lowland heath covering over 8,000 ha of land across Surrey, Berkshire and Hampshire. The TBHSPA was designated under the European Birds Directive in March 2005 because it represents a mixture of heathland, scrub and woodland habitat that support important breeding populations of nightjar, woodlark and Dartford warbler. These ground nesting birds are particularly vulnerable to predation and disturbance. This protection is codified in UK law through the Conservation of Habitats and Species Regulations 2017 (as amended).

5.38

Natural England’s research suggests that increased local human populations arising from new housing developments at a distance of up to 5km away from the SPA can cause significant disturbance to the breeding success of these rare bird populations. Although the SPA does not fall within the Local Plan Area, part of the 5km buffer zone covers the north west of the Local Plan Area and, as a result, this policy provides the framework for dealing with development proposals within this part of the district. It does not exclude the requirement for other schemes (including non-residential development) likely to have a significant effect, alone or in combination with other plans or projects, to be subject to a Habitat Regulations Assessment.

The TBHSPA represents a mixture of heathland, scrub and woodland habitat that support important breeding populations of nightjar, woodlark and Dartford warbler.

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Policy NBE5

Thames basin heaths special protection area NBE5.1 Development proposals for residential development resulting in a net

increase in dwellings12 or Gypsy, Traveller and Travelling Showpeople pitches or plots within the buffers of the Thames Basin Heaths Special Protection Area (TBHSPA) must be supported by a Habitats Regulations Assessment (HRA) setting out the likely impacts of the development on the interest features of the SPA. Details of any avoidance and/or mitigation measures will need to be assessed on a case by case basis by the council, following agreement with Natural England. NBE5.2 Large scale residential development (over 50 new dwellings) within 5-7km

of the SPA will be assessed individually and, if needed, bespoke mitigation will be required in accordance with Natural England guidance. NBE5.3 Planning permission will only be granted where an Appropriate

Assessment concludes that there are no adverse effects on the integrity of the TBHSPA.

Implementing the policy 5.39

The Thames Basin Heaths SPA Delivery Framework (February 2009) sets out the Joint Strategic Partnership Board (JSPB)’s recommended approach and provides further guidance with respect to the provision of SPArelated avoidance measures.13

Including development which leads to a permanent residency, eg. hotels which have permanent staff accommodation 13 Latest guidance on SANG August 2021 12

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5.40

As the Local Planning Authority is not a member of the JSPB any form of mitigation will need to be assessed on a case-by-case basis, following agreement from Natural England. The type of mitigation will be dependent on the scale and number of proposed dwellings as well as the distance from TBH SPA and proximity to the Wealden Heaths SPAs. Any proposed windfall sites will require proportionate mitigation.

Policy NBE6: Solent Special Protection Areas Why we need this Policy 5.41

Three Special Protection Areas have been designated in the Solent by the Government predominantly to protect over-wintering birds. The Local Planning Authority has worked with local authorities along the Solent coast, Natural England and other organisations, as part of the Solent Recreation and Mitigation Partnership, to prepare a Mitigation Strategy to prevent bird disturbance from recreational activities arising from new development on the Solent SPAs. The Strategy provides a strategic solution to ensure the requirements of the Conservation of Habitats and Species Regulations (2017) (Habitats Regulations) are met.

5.42

Evidence has shown that any new residential development within 5.6km of the Solent coast may have an impact from disturbance, much of which is caused by recreation, on the protected species which use the Solent SPAs. This zone of influence (5.6km buffer) includes the southern part of the Area, namely Rowlands Castle; as shown on map Fig 5.1 International Designated Sites and Buffers.

Including development which leads to a permanent residency, eg. hotels which have permanent staff accommodation 15 Definition: “the coherence of its ecological structure, and function across its whole area which enables it to sustain the habitats, complex of habitats and/or population levels of the species for which it was classified (or designated). 14

Policy NBE6

Solent Special Protection Areas NBE6.1 Development proposals for residential development resulting in a net

increase in dwellings14 or Gypsy, Traveller and Travelling Showpeople pitches or plots within the 5.6km buffer of the Solent SPAs must be supported by a Habitats Regulation Assessment (HRA) setting out the likely impact of the development on the interest features of the Solent SPAs and details of any mitigation measures proposed. NBE6.2 Mitigation could be:

a. A financial contribution; or b. A developer-provided package of measures associated with the proposed development designed to avoid or mitigate any likely significant effect on the SPAs subject to meeting the tests of the Habitats Regulations; or c. A combination of measures in (a) and (b) above. NBE6.3 Planning permission will only be granted where an Appropriate

Assessment concludes that there would be no adverse effects on the integrity15 of the Solent SPAs

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Implementing the policy 5.43

The Local Planning Authority will continue to engage with and be part of the Solent Recreation and Mitigation Partnership in order to provide a strategic framework to address this issue. The mitigation strategy for new residential development can be provided through a financial contribution. The scale of the financial contribution will be based on the number of net additional dwellings, varied by dwelling size. These figures will be increased on 1st April each year in line with the Retail Price Index. In this context ‘dwelling’ is defined through the definitive Mitigation Strategy. The need for mitigation for the recreational impact of other types of residential accommodation, such as accommodation specifically for the elderly, will be assessed on a case by case basis by the Local Planning Authority.

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5.44

Some housing schemes, particularly very large ones, may need to provide mitigation measures in addition to making the financial contribution in order to ensure effective avoidance and/or mitigation of impacts on the SPAs. The Local Planning Authority, with advice from Natural England, will consider the mitigation requirements for such housing proposals on a case-by-case basis. Developers are encouraged to hold early discussions with the Local Planning Authority on the mitigation which will be needed for such schemes.

5.45

The measures set out in the Mitigation Strategy (except for references to SANGS) will be secured using a legal agreement.

FIGURE 5.1: INTERNATIONAL DESIGNATED SITES AND BUFFERS

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Water Environment 5.46

The water environment is hugely important as a natural resource and plays an important part in shaping our natural landscape. We also recognise that development may have an impact on the water environment which reaches beyond district boundaries.

5.47

Like much of the South East, the district is in a ‘water stressed’ area. The Local Plan seeks to ensure that there is adequate water supply, surface water, foul drainage and sewerage capacity to serve all new developments and encourages high standards of water efficiency.

5.48

The district is affected by fluvial flooding from many rivers and tributaries flowing through the district, groundwater flooding and surface water flooding where water cannot drain away quickly enough.

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5.49

The Local Planning Authority’s Strategic Flood Risk Assessment (SFRA) 2022 and fluvial flood maps from the Environment Agency show the flood risk across the district from these sources.

5.50

Hampshire County Council (HCC) is the designated Lead Local Flood Authority covering our area, and along with district councils, must contribute to the achievement of sustainable development when carrying out flood risk management functions.

Policy NBE7: Managing flood risk Why we need this Policy 5.51

Local Planning Authorities, alongside partner organisations, have an increasingly important role to play in protecting communities from flooding and mitigating flood risk.

5.52

The main areas expected to be at risk of flooding during and beyond the plan period are identified within the Local Planning Authority’s Level 1 Strategic Flood Risk Assessment (SFRA) and the Environment Agency’s flood risk maps.

5.53

The potential sources of flooding affecting the district are: fluvial, surface water, groundwater, sewer, artificial drainage structures and infrastructure failure and overland flows.

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Policy NBE7

Managing flood risk NBE7.1 In order to reduce the overall risk from any sources of flooding,

development will be permitted provide that: a. It meets the sequential and exception test (where required) as outlined in Government guidance; b. Within the site, the highly vulnerable development will be located in areas of lowest flood risk; c. It is safe for its lifetime taking account of the vulnerability of its users, without increasing flood risk elsewhere, and where possible, will reduce flood risk overall, demonstrated through a site-specific flood risk assessment which must take into account climate change allowances;16 d. It incorporates flood protection, flood resilient and resistant measures including safe access and escape routes where required and that any residual risk can be safely managed by emergency planning; and priority is given to the use of Sustainable Drainage Systems (SuDS); and e. It will not increase off site flood risk either via increasing surface water run-off or through the displacement and obstruction of flood waters from any sources. NBE7.2 Safeguard land and designated structures and features from development

that is required for current and future flood management. NBE7.3 All development will be required to ensure that, as a minimum, there is

no net increase in surface water run-off. Priority will be given to the use of SuDS to manage surface water drainage and these should be considered from the outset. SuDS should be designed to meet the relevant standards and accompanied by a concise maintenance and management plan. NBE7.4 SuDS play an important role in positively addressing climate resilience

and assisting developments to reduce their carbon footprints. Any ‘natural’ SuDS features should manage flood risk but should also seek to improve water quality increase biodiversity and provide amenity benefits, such as additional public open space. NBE7.5 Development should be avoided in areas at risk from, susceptible

to, or have a history of groundwater flooding. If this is not possible then the development must be designed to incorporate flood resistance and resilience measures to ensure the site can be delivered safe from flooding over its lifetime.

https://www.gov.uk/guidance/flood-risk-assessments-climate-change-allowances

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Implementing the policy 5.54

New developments should not increase the risk of flooding elsewhere and should be safe from flooding themselves. Inappropriate development in areas at risk of flooding from any source should be avoided by directing development away from areas at highest risk.

5.55

Areas at risk from any source of flooding, now or in the future, are identified on the latest Environment Agency flood risk maps and the Local Planning Authority’s most current Strategic Flood Risk Assessment (SFRA). The Strategic Flood Risk Assessment provides the framework for applying the sequential and exception tests in the Local Plan Area as set out in national policy and guidance.

5.56

The SFRA provides robust evidence of areas of flood risk from various sources in the Local Plan Area. It identifies and maps the risk of all sources of flooding across the Local Plan Area based on a range of data and considers (where available) predicted climate change impacts; it is a useful source of information in undertaking site specific flood risk assessments.

5.57

SuDs play an important role in positively addressing climate resilience and assisting developments to reduce their carbon footprints. New developments should consider the suitability of SuDS as part of their surface water management strategy and seek to provide further benefits. Proposals should be in accordance with the Lead Local Flood Authority’s Local Flood and Water Management Strategy and Catchment Management Plans. The Lead Local Flood Authority for East Hampshire District is Hampshire County Council.17

5.58

The policy will be delivered through working in partnership with the Environment Agency, Local Lead Flood Authority (Hampshire County Council), planning applicants and developers and delivered through the development and building control processes.

Hampshire County Council SuDS guidance can be found at: https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/planning

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FIGURE 5.2: RIVERS AND FLOOD ZONES

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Policy NBE8: Water quality, supply and efficiency Why we need this Policy 5.59

It is essential that any growth caused by development is managed in such a way that provision of water resources and waste water treatment does not cause the water environment to deteriorate. Overall, there is a need to improve water quality and ecological status.

5.60

Within the South East of England there is a high water demand, yet limited water availability. The district falls within the classification identified as an ‘area of serious water stress’.18 The NPPF states that planning policies should contribute to and enhance the natural and local environment by taking into account relevant information such as River Basin Management Plans (paragraph 174 f). Local authorities also have a legal duty to have regards to River Basin Management Plans. The relevant South East River Basin Management Plan contains an action to encourage local authorities to adopt the optional minimum building standard of 110 litres per person per day in all new builds where there is a clear local need, such as in water stressed areas. The Environment Agency support local plan policies that go beyond 110 litres per person per day (l/p/d).

Environment Agency published classifications of areas of water stress: https://www.gov.uk/government/publications/water-stressed-areas-2021-classification

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Policy NBE8

Water quality, supply and efficiency NBE8.1 New development must be phased using appropriate timescales, and

funded in advance, for the construction of any necessary water and/or wastewater infrastructure associated with development proposals. Where appropriate, planning permission for developments which result in the need for off-site upgrades, will be subject to conditions to ensure the occupation is aligned with the delivery of necessary infrastructure upgrades. NBE8.2 New development will need to meet strict environmental standards

for adequate wastewater conveyance and treatment and may be required to incorporate well designed mitigation measures to ensure the water environment does not deteriorate, both during construction and during the lifetime of the development. NBE8.3 Suitable arrangements for the disposal of foul water into a sewerage

system will need to be incorporated at the nearest point of adequate capacity in consultation with the service provider. NBE8.4 All residential developments for new dwellings will be required to

demonstrate that it meets a water efficiency standard of no more than 95 litres per person per day unless it can be demonstrated that doing so is not technically feasible or would make the scheme unviable.

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Implementing the policy 5.61

Where the achievement of water quality objectives is likely to be compromised by the effects of new development, intervention measures (i.e. improvements to wastewater drainage infrastructure) may need to be implemented prior to any new construction. New water supply and wastewater drainage infrastructure should be phased, timed and funded in advance of new development. (Essential infrastructure requirements are set out in the Local Planning Authority’s Infrastructure Plan).

5.62

The development or expansion of water supply or waste water facilities will normally be permitted provided that the need for such facilities outweighs any adverse land use or environmental impact that any such adverse impact is minimised.

5.63

Developers are encouraged to contact the water/waste water company as early as possible to discuss their development proposals and intended delivery programme to assist with identifying any potential water and wastewater network reinforcement requirements. Many water companies offer a free Pre-Planning service which confirms if the capacity exists to serve a development or if upgrades are required.

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5.64

Policy NBE8 adopts a level of water efficiency lower than the “optional requirement” of 110 litres per person per day as set out in Building Regulations. All residential developments for new dwellings will be required to demonstrate that it meets a water efficiency standard of no more than 95 litres per person per day unless not technically feasible or unviable. The Environment Agency – Solent and South Downs (SSD) supports local plan policies that go beyond 110 l/p/d. The whole of the SSD area, which East Hampshire falls within, is classified as at serious water stress. There are real long-term benefits for water efficiency – reducing power costs and carbon emissions in heating water, reducing carbon footprints of water and energy companies, maintaining ecosystem services for people, wildlife and business and protecting landscapes and the environment.

Policy NBE9: Water Quality impact on the Solent International Sites Why we need this Policy 5.65

The water environment within the Solent region is one of the most important for wildlife in the United Kingdom. It is internationally important for its wildlife and is protected under the Water Environment Regulations and the Conservation of Habitats and Species Regulations. There are existing high levels of nitrates and phosphates in the Solent International sites which are causing harm to the ecosystem and failure of environmental standards.

5.66

Whilst nitrate and phosphate pollution arises from a number of sources, including in particular agricultural run-off and outfalls, new occupied dwellings would add to the pressures through the waste water generated. As a result, the only way that a proposal which includes new housing or a net gain in overnight accommodation could prevent this ‘likely significant effect’19 is for there to be no increase in nutrients into the harbour (Solent International sites) i.e. for it to be ‘nutrient neutral’. Nutrient neutrality is a means of ensuring that development does not add to existing nutrient burdens. A practical methodology produced by Natural England20 calculates how nutrient neutrality can be achieved.

19 20

5.67

The Solent International sites (Solent Maritime SAC, Solent and Southampton Water SPA and Ramsar, Portsmouth Harbour SAC and Ramsar, Chichester and Langstone Harbours SPA and Ramsar and any water body (surface or groundwater) that subsequently discharges into such a site) that are relevant to this Policy are those where wastewater from Clanfield, Horndean and Rowlands Castle in the southern parishes and parts of Ropley, Medstead, Bentworth, Four Marks and Wield Parishes in the north would drain (via a wastewater treatment works) or the catchment for the River Itchen.

‘likely significant effect’ as defined in the UK Habitats Regulations The Natural England methodology is based on best available scientific knowledge.

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Policy NBE9

Water Quality impact on the Solent International Sites NBE9.1 Development that results in a net gain in residential units and/or overnight

accommodation will be permitted (subject to other material considerations) where the applicant can demonstrate through a nutrient budget and Habitats Regulations Assessment that the proposal is either nutrient neutral or has approved on-site and/or off-site mitigation measures which result in the proposal becoming nutrient neutral.

Implementing the policy 5.68

Only a proposal which includes new housing or a net gain in overnight accommodation will need to provide mitigation if it is likely to have a significant impact on the Solent International sites. Commercial development proposals will not need to address nutrient neutrality as it is considered that the population that work in businesses live locally.

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5.69

Applicants will need to use Natural England’s methodology for calculating a nutrient budget to enable the Local Planning Authority to determine whether the development is nutrient neutral and if not, to ensure the correct amount of mitigation is provided through on site measures, or in the case of off-site measures secured through a legal agreement. Any mitigation measures must be within the same water catchment area specific to the proposal. East Hampshire falls within the Solent water catchment and the Test & Itchen water catchment.

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Policy NBE10: Landscape

Why we need this Policy

5.70

With a wide diversity of landscape types including chalk downland, heathland and river valleys; opportunities are provided for agriculture, forestry, recreation and tourism which helps support rural communities and economies.

5.72

5.71

Our landscape is highly valued by residents and we will ensure the landscape is taken into account at early stages of planning to ensure that this valuable asset is not adversely impacted upon by development and opportunities to provide enhancements are taken.

The Local Plan Area comprises distinct and valued landscapes which provides a very attractive rural setting that defines the whole area. It provides opportunities for agriculture, forestry, recreation and tourism as well as supporting rural communities and economies. The special qualities of the Local Plan Area’s valued landscapes must be respected in planning for future growth.

5.73

Much of the district as a whole lies within the South Downs National Park. However, within the Local Plan Area, the part of the north-eastern boundary, is adjacent to the Surrey Hills Area of Outstanding Natural Beauty. Much of the countryside is unspoilt and any new development should be in keeping with the character of the local distinctive landscape and take into account its value, features and characteristics.

5.74

Consideration will be given to the special qualities and sensitivities of the setting of the South Downs National Park.

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Policy NBE10 Landscape

NBE10.1 Development proposals must conserve and wherever possible enhance

the special characteristics, value, features and visual amenity of the Local Plan Area’s landscapes. NBE10.2 Development proposals will be supported where there will be no

significant impact to: a. The qualities and principles identified within the relevant landscape character assessments, capacity study21 and relevant guidance; b. The visual amenity and scenic quality of the landscape; c. Important local, natural and historic landscapes and features; and d. The setting of the South Downs National Park, with regard to its special qualities (including dark skies), tranquillity and essential characteristics of the National Park. Development proposals must be sensitively located and designed to avoid or minimise adverse impacts on the South Downs National Park. NBE10.3 Where appropriate, proposals will be required to include a

comprehensive landscape strategy to ensure that the development would successfully integrate with the landscape and surroundings.

Namely the East Hampshire District Landscape Character Assessment 2006 (currently being updated), the Integrated Character Assessment (Hampshire County Council, updated 2011), the East Hampshire Landscape Capacity Study, September 2018 and Valued Landscape Addendum 2022

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Implementing the policy 5.75

New development has a key role to play in shaping the way the Local Plan Area looks and feels. New development should be designed and located to protect and enhance valued and high-quality landscapes, particularly the setting, essential characteristics, tranquillity and special qualities of the South Downs National Park, ensuring that development is sensitive to their significance.

5.76

All developers should address the impact of their development on the local landscape and local distinctiveness. Applicants should refer to the East Hampshire Landscape Character Assessment and the East Hampshire Landscape Capacity Study and associated addendum.

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5.77

Where a scheme is likely to have a significant impact on the landscape, a Landscape and Visual Impact Assessment will be required. An assessment of the impact on landscape character and visual quality proportionate to the scale and nature of the development proposed will be required prior to development design. This should be based on an appreciation of the existing landscape and a thorough understanding of the development proposal, the magnitude of change, the sensitivity to change and the potential to mitigate impacts. The cumulative impacts on character should also be considered in the context of the receiving landscape.

5.78

An appropriate landscape strategy may be required to mitigate any impact on the local landscape, including provisions for their future maintenance. Any landscaping strategy must consider guidance set out in the Landscape Capacity Study and supporting addendum, the Landscape Character Study, the East Hampshire Biodiversity Strategy and Green Infrastructure Strategy.

FIGURE 5.3: LANDSCAPE CHARACTER AREAS

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Policy NBE11: Gaps between settlements Why we need this Policy 5.79

It is important that the individual identity of settlements and the integrity of predominantly open and undeveloped land between settlements in the Local Plan Area is not undermined.

5.80

Gaps have not been defined for the express purpose of protecting the countryside but designed to shape the patterns of towns and villages. A clear break between settlements helps to maintain a “sense of place” and the feeling of leaving one settlement before arriving somewhere else.

Policy NBE11

Gaps between settlements NBE11.1 New development in the countryside must avoid reducing the open

land that contributes to the form and character of existing settlements and maintains their separate identities. NBE11.2 Planning permission will be granted for development which maintains

the open character and appearance of the countryside between settlements and the individual identity of towns and villages.

Implementing the policy 5.81

The precise boundaries for the gaps have been identified and form part of the Local Plan. The methodology used to define and assess the boundaries of the gaps forms part of the local plan evidence base.

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5.82

Development proposals will be weighed against the risk of coalescence. Consideration will include: • Whether the proposed application would compromise the existing openness and undeveloped nature between settlements; either individually or cumulatively with other development; • Whether there is sufficient separation between settlements (a sense of arriving/ leaving a place); and • The visual perception of the application from the adjacent developed areas and from highways and public rights of way.

Green and blue infrastructure Green Infrastructure is a term used to describe the network of multifunctional green spaces (urban and rural) and the links between them. Elements of green infrastructure can include allotments, to parks and gardens and from village greens to footpaths and blue infrastructure includes rivers, streams and wetlands.

Policy NBE12: Green and Blue Infrastructure 5.83

Green and blue Infrastructure (GI) describes all of the natural and managed green spaces, features and water bodies that together make up a multifunctional network or grid across rural and urban areas.

5.84

Together GI provides environmental, economic and quality of life benefits. Well-designed GI (in accordance with GI principles set out by Natural England) can add value to properties and attract investment in an area by enhancing its character and local distinctiveness.

5.85

The Local Planning Authority’s Green Infrastructure Strategy (2018) maps out key green infrastructure assets and opportunities and list potential strategic projects which can be taken forward within the district. Alongside this, well-planned green infrastructure should be incorporated into development proposals integrating and building upon the existing green network.

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FIGURE 5.4: BLUE AND GREEN INFRASTRUCTURE STRATEGIC OPPORTUNITY AREAS

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Why we need this Policy 5.86

Green and blue infrastructure (GI) is a well-established planning concept, but it needs to become more central to the design of new places. Each element of green infrastructure can provide different functions but together provides environmental, economic and quality of life benefits which underpin the principles of sustainability. GI increases health and wellbeing, enhances landscapes, protects cultural heritage, provides ecosystem services and links habitats for wildlife, manages natural resources sustainably and facilitates adaptation to climate change.

5.87

Well-designed GI (in accordance with the GI principles set out by Natural England) should be incorporated into development proposals integrating and building upon the existing green and blue network. GI can also add value to properties and attract investment in an area by enhancing its character and local distinctiveness.

5.88

The East Hampshire Green Infrastructure Strategy22 (covering the Area outside the South Downs National Park) guides the delivery of Green Infrastructure across the Local Plan Area, as well as promoting the idea of Green Infrastructure to developers, funding partners and the community. The GI Infrastructure Strategy also links to biodiversity net gain (Policy NBE3) and the Local Nature Recovery Strategy.

East Hampshire Green Infrastructure Strategy May 2019

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Policy NBE12

Green and blue infrastructure NBE12.1 Development will be supported provided that:

it maintains, protects and enhances the function, integrity, quality, connectivity and multi-functionality of the existing green and blue infrastructure network and individual sites thereby supporting the findings and guidance set out in the East Hampshire Green Infrastructure Strategy, GI Framework Urban Greening Factor Standard and Natural England’s 15 GI Principles. b. it contributes to nature recovery and the protection, creation and restoration of wildlife rich habitats, including the potential to create new designated wildlife sites and the maintenance and creation of ecological connectivity and the integrity of linkages within the site. c. it protects existing trees and hedges and ensures no loss of canopy cover as a minimum. Proposals will be supported which incorporate existing trees and hedges into the new development and provide an uplift in canopy cover including tree lined streets and the consideration of the location and species of new trees with regards to biodiversity, connectivity, climate change and adaption. d. any adverse impacts on or loss of the green and blue infrastructure network should be fully mitigated and/or compensated through the provision of green and/or blue infrastructure on site. Where it can be proven that on-site provision is not possible financial contributions will be required for the provision and management of GI sites and will be negotiated on a site by site basis. e. where new green infrastructure is provided within new development, suitable arrangements should be in place for its future funding, maintenance and management long term. f. A Green Infrastructure Plan should be submitted as part of the application process detailing how the development responds to Natural England’s 15 GI Principles and how it responds to the EHDC GI Strategy’s seven themes.23

EHDC GI Themes – 1) Landscape, Heritage & Sense of Place 2) Biodiversity 3) Woodlands 4) Water Environment 5) Access, recreation and transport 6) Health, wellbeing and inequality 7) Local awareness and involvement.

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Implementing the policy 5.89

The overall aim of the Green and Blue Infrastructure policy is to protect and enhance the Local Plan Area’s GI network, and to ensure that where new GI is provided with new development, that it is properly managed. This is further supported by the findings set out in the East Hampshire Green Infrastructure Strategy.

5.90

Development should avoid the loss, fragmentation, severance or other significant impacts on the functioning of the green and blue infrastructure network. Development should incorporate GI as part of its overall design solution or masterplan, protecting and enhancing any existing GI assets on site and designing in new GI.

5.91

Opportunities should be created to contribute to the aims of the East Hampshire Green Infrastructure Strategy, Natural England’s 15 GI Principles and the Building with Nature Standards Framework.24 Any additional pressures on the GI network arising from new development must be fully mitigated. This will normally be addressed through the on-site provision and through any off-site measures required by other policies. Planning conditions or planning obligations will be used to secure these where necessary.

https://www.buildingwithnature.org.uk/standards-form

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Policy NBE13: Protection of natural resources Why we need this Policy 5.92

Natural resources are often finite and need to be managed responsibly as part of a sustainable approach to new development. Without appropriate management, development could lead to an excessive consumption of our finite resources or have an inadvertent but adverse impact on their future use.

5.93

This Local Plan will ensure that new development uses natural resources prudently, maintaining and conserving them where appropriate, whilst encouraging their reuse or recycling to avoid waste. Policy NBE13 is an important part of achieving this.

5.94

The following natural resources require special consideration in the Local Plan Area, because of our geology, our geography, and our reliance on private modes of transport: • Agricultural land • Minerals • Air quality • Water • The darkness of our night skies

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5.95

Pollution that affects our natural resources can arise from the use and occupation of new development, as well as from the development process itself. Preventing and alleviating pollution and minimising the risk to human health and the environment are key objectives of sustainable development. It is important therefore that the issue of pollution control is addressed at the development stage.

Policy NBE13

Protection of natural resources NBE13.1 Development proposals will be permitted provided that they ensure that the

Local Plan Area’s natural resources remain safe, protected, and prudently used. Development proposals will be expected to demonstrate that they: a.

Do not give rise to soil contamination or air, noise, radiation, light or water pollution where the level of discharge, emissions or contamination could cause harm to sensitive receptors (including impact on dark night skies); b. Ensure that, where evidence of contamination exists, the land is made fit for its intended purpose and does not pose an unacceptable risk to sensitive receptors; c. Do not result in a reduction in the quality or quantity of groundwater resources; this includes the protection of principal aquifers and the source protection zones within the southern part of the Local Plan Area; d. Where appropriate, identify how the proposals will contribute to achieving the objectives of the relevant River Basin Management Plan(s), which require the restoration and enhancements of water bodies to prevent deterioration and promote their recovery of waterbodies. e. Avoid the best and most versatile agricultural land unless the benefits of the proposal outweigh the need to protect the land for agricultural purposes; f. Do not sterilise mineral resources identified as of particular importance unless it can be demonstrated that it would not be practicable and environmentally feasible to extract the identified mineral resource prior to development taking place.

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Implementing the policy 5.96

5.97

5.98

This policy uses the term ‘sensitive receptors’ which is a technical term. Sensitive receptors are defined as features prone to damage from pollution, e.g. land, the uses of land, public health, controlled waters, general amenity and the natural environment (including dark night skies). It is recognised that the control of pollution is a complex process involving a wide range of agencies and this policy is not intended to duplicate controls that are the statutory responsibilities of other bodies, for example the Environment Agency. Particular consideration will be given to the appropriateness of development locations in relation to other land uses, particularly housing, and natural assets such as biodiversity designations. The Local Planning Authority will liaise with the relevant statutory bodies to determine the potential impacts of development and the extent to which such effects can be mitigated through appropriate design, construction or regulation. The effectiveness of mitigation will be taken into account when considering proposals. Where an Environmental Statement or Environmental Outcomes Report is required, the Local Planning Authority will expect any issues referred to in this policy to be addressed. In the case of an outline application, the Environmental Statement or Environmental Outcomes Report should be submitted at the outline stage.

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Agricultural land 5.99

The quality of agricultural land varies across the Local Plan Area, with large areas being classified as being the best and most versatile. This is defined as land in grades 1, 2 and 3a of the Agricultural Land Classification. This land is most responsive to a variety of agricultural inputs and crops and should therefore be protected in recognition of the increasing need to produce food locally due to climate change.

5.100 Development affecting the best and most

versatile agricultural land will not be permitted unless there is an overriding demonstrable need for the development and it can be shown that development of lower grade land would have adverse sustainability impacts, such as on biodiversity, natural resources, landscape character, the conservation of heritage assets and through the creation of unsustainable patterns of development.

Minerals 5.101 As the local Minerals Planning Authority,

Hampshire County Council has defined Minerals Safeguarding Areas (MSAs) to ensure that the known locations of important minerals are not needlessly sterilised by non-mineral development. 5.102 Applicants should consult Hampshire County

Council where a proposal lies within a Minerals Safeguarding Area, to establish the existence and extent of the resource, the potential need for a minerals assessment and the possibility for prior extraction where appropriate.

Policy NBE14: Historic environment 5.103 The historic environment relates to all physical

remains of past human activity, whether visible, buried or submerged, areas that are landscaped or planted and managed flora.

5.104 Protecting and enhancing the historic

environment is an important part of sustainable development. This section sets out policies for the conservation and enjoyment of the historic environment. This includes conservation areas, listed buildings, ancient woodland, scheduled ancient monuments and archaeology.

Why we need this Policy 5.105 The Local Plan Area has a rich and varied

heritage that provides depth of character to the local environment. Heritage assets are the valued elements of the historic environment and make an important contribution to the quality of the Local Plan Areas’ architectural, historic and townscape character.

5.106 To maintain the character of the Local Plan

Area’s settlements, it is vital that heritage assets are protected and sensitively adapted and that their setting is not harmed. The historic environment is a finite resource and, once lost, cannot be replaced.

Heritage assets and the historic environment Heritage Asset A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. It includes designated heritage assets and assets identified by the local planning authority (including local listing). Historic Environment All aspects of the environment resulting from the interaction between people and places through time, including all surviving physical remains of past human activity, whether visible, buried or submerged, and landscaped and planted or managed flora.

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Policy NBE14

Heritage assets and the historic environment NBE14.1 Development proposals will be permitted which:

protect, conserve and, where possible, enhance the significance of designated and non-designated heritage assets and the contribution they make to local distinctiveness and sense of place; and b. make sensitive use of historic assets, especially those at risk, through regeneration and re-use, particularly where redundant or under-used buildings are brought into appropriate use.

Proposals likely to cause harm to a heritage asset Substantial harm NBE14.2 Where development is likely to cause substantial harm to the significance of a heritage asset or its setting, planning permission will not be granted unless either: a.

the development is necessary to achieve substantial public benefit, that cannot be achieved otherwise, and which would outweigh the harm or loss; or b. all of the following apply: • the nature of the heritage asset prevents all reasonable uses of the site; and, • conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and, • the harm or loss is outweighed by the benefit of bringing the site back into use and, • no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation (see appendix 3 for guidance on marketing). c. Where development is permitted that would result in harm to or loss of the significance of a heritage asset, developers will be required to record and advance understanding of the significance of that asset, in a manner appropriate to its importance and the impact, and to make that evidence publicly accessible.

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Policy NBE14

Heritage assets and the historic environment (continued) Less than substantial harm NBE14.3 Where a development is likely to cause less than substantial harm to the significance of a heritage asset or its setting, the following will apply: a.

for a designated heritage asset, this harm should be weighed against the public benefits of the development, including whether these benefits could be secured in some other way without harm to the asset and securing its optimum viable use. b. for a non-designated heritage asset, a balanced judgement will be made having regard to the scale of any harm or loss and the significance of the heritage asset. c. Where development is permitted that would result in harm to or loss of the significance of a heritage asset, developers will be required to record and advance understanding of the significance of that asset, in a manner appropriate to its importance and the impact, and to make that evidence publicly accessible.

Proposals for the removal of all or part of a heritage asset NBE14.4 The removal of all or part of a heritage asset cannot proceed until it is

proven that the approved replacement development will take place. Heritage Statements NBE14.5 A development that would affect, or has the potential to affect, a heritage asset will be required to submit a Heritage Statement that: a.

describes the significance of the heritage asset and its setting, using appropriate expertise and where necessary a site-specific survey, at a level of detail proportionate to the significance of the heritage asset and sufficient to understand the potential impact of the development; and b. sets out: • the impacts of the development on the heritage asset; • measures taken to avoid potential harm; and • if harm cannot be avoided, mitigation that is proportionate to the impact and the significance of the heritage asset. Any harm to, or loss of, the significance of a heritage asset will require clear and convincing justification, irrespective of whether that harm is considered substantial or less than substantial. Any identified necessary mitigation measures must be fully incorporated into the development.

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Implementing the policy 5.107 This strategic policy seeks to ensure that

appropriate protection is afforded to heritage assets and the historic environment and is complemented by 8 detailed policies. 5.108 The Local Planning Authority will support

the production of neighbourhood plans, conservation area appraisals, parish plans and village design statements that help to ensure future development is based on a thorough understanding of local character and context. To help achieve this, the Local Planning Authority will work with local communities to identify those aspects of the historic environment which they consider to be important to the character of their locality and help them to secure their protection and enhancement. 5.109 Design of new development in historic

5.110 The box to the side lists the various types

of heritage assets having regard to the Government’s definition of ‘designated heritage assets’. These features are key elements which contribute to a unique sense of place and are an irreplaceable resource. It is therefore necessary to conserve them in a manner appropriate to their significance. 5.111 Heritage assets are a finite and valuable

resource, and the presumption will remain in favour of conserving or enhancing a heritage asset. Some assets should be conserved due to their unique interest and value nationally and/or their value to East Hampshire and local areas. By their very nature some ‘redundant’ features, including for example areas of historic defences, may not have obvious economic value but will be of significant historic value to the area and the sense of place.

locations needs careful consideration. It should reinforce or create a sense of place and create an environment that offers variety and visual interest. High quality designs that respect the historic context will be encouraged.

What are heritage assets? The NPPF defines a heritage asset as a ‘building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions because of its heritage interest’. Heritage assets comprise of the following: Designated Heritage • Listed Buildings • Conservation Areas • Scheduled Ancient Monuments • Registered Parks & Gardens • Protected Wrecks • World Heritage Sites

Locally Important Heritage Assets • Locally Listed Buildings • Parks & Gardens of Local Historic Interest • Sites of Archaeological Interest • Wrecks of local historic interest • Historic landscapes

Unidentified Heritage assets • Heritage assets yet to be identified which could become ‘Designated’ or ‘Locally important’ as a result of further assessment.

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FIGURE 5.5: CONSERVATION AREAS AND SCHEDULED ANCIENT MONUMENTS

Location Map: The North

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FIGURE 5.6: CONSERVATION AREAS AND SCHEDULED ANCIENT MONUMENTS

Location Map: The North-East

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FIGURE 5.7: CONSERVATION AREAS AND SCHEDULED ANCIENT MONUMENTS

Location Map: The South

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TABLE 5.1: MONITORING OF SAFEGUARDING OUR NATURAL AND BUILT ENVIRONMENT LP Objective(s)

Integrated Impact Assessment Objective(s)

Objective B: Providing better quality, greener development in the right locations. The Local Plan will: 1.

Objective C: Prioritising the health and well-being of communities in delivering what’s needed to support new development. 3.

1. To protect, enhance and restore biodiversity across the East Hampshire planning area 7. To protect and enhance built and cultural heritage assets in the East Hampshire planning area 10. To support efficient and the sustainable use of East Hampshire’s natural resources 11. To achieve sustainable water resource management and protect and improve water quality in the East Hampshire planning area 12. To minimise air, noise and light pollution in the East Hampshire planning area

Maintain and enhance the built and natural environments to support habitats and their connectivity, help the public to access and enjoy open spaces and green infrastructure

LP Policies

Indicator

Annual Monitoring Target/Process

Data source

Housing development is for operational needs Affordable housing for local needs Policy NBE1 Development in the Countryside

Policy NBE2 Biodiversity, geodiversity and nature conservation

Re-use of buildings development for employment, tourist accommodation, or community use

Number of affordable dwellings provided on exception sites

EHDC/HCC Dwelling Completions Data

Changes of use, by category

EHDC – planning permissions.

Justifiable new development of buildings for employment, tourist accommodation or community use

New developments permitted

No loss in areas of biodiversity importance

Extent of areas of biodiversity importance

A minimum of 10% measurable biodiversity net gain provided on new development

Biodiversity net gain provided on new development

Improved local biodiversity

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Net additional dwellings

Conditions of SSSIs. Management Status of SINCs

Natural England HBIC Planning Applications and completed associated BNG metrics

LP Policies

Indicator

Annual Monitoring Target/Process

Data source

Policy NBE3 Biodiversity Net Gain

New Development demonstrates at least 10% of BNG secured in perpetuity.

Biodiversity net gain provided on new development

EHDC Monitoring

Policy NBE4 Wealden Heaths European SPA and SAC sites

Policy NBE5 Thames basin heaths special protection area

No net gain in residential dwellings or Gypsy, Traveller and Travelling Showpeople pitches or plots will be permitted within 400m of the Wealden Heaths Phase II Special Protection Area, Woolmer Forest SAC and Shortheath Common SAC boundaries. Development within the 400m to 5 km core catchment area around the Wealden Heaths Phase II SPA, Woolmer Forest SAC and Shortheath Common SAC boundaries must be supported by a Habitats Regulations Assessment. Development proposals for residential development resulting in a net increase in dwellings or Gypsy, Traveller and Travelling Showpeople pitches or plots within the buffers of the TBHSPA must be supported by a Habitats Regulations Assessment (HRA) For large scale residential development (over 50 new dwellings) within 5-7km of the SPA if needed mitigation will be provided.

Policy NBE6 Solent Special Protection Areas

Development proposals for residential development resulting in a net increase in dwellings or Gypsy, Traveller and Travelling Showpeople pitches or plots within the buffers of the Solent SPA must be supported by a Habitats Regulations Assessment (HRA)

No net gain in residential dwellings or Gypsy, Traveller and Travelling Showpeople pitches or plots will be permitted within 400m of the SPA No. of Habitats Regulations Assessments submitted for development within the 400m to 5 km core catchment area around the Wealden Heaths Phase II SPA, Woolmer Forest SAC and Shortheath Common SAC

No of Habitats Regulations Assessments submitted for development within the buffers of the TBHSPA. Mitigation provided for large scale developments during the monitoring period.

No. of Habitats Regulations Assessments submitted for development within the buffers of the Solent SPA. Mitigation/Financial Contributions provided during the monitoring period.

EHDC Monitoring Planning Applications

Planning Applications EHDC Monitoring

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Indicator

Annual Monitoring Target/Process

Data source

Avoiding/managing flood risk

Number of applications objected to by Environment Agency on grounds of flooding, or subsequently permitted with mitigation measures

Environment Agency & EHDC planning permission records

Policy NBE8 Water quality, supply and efficiency

Maintaining water quality

Number of applications objected to by Environment Agency due to impact on water quality, or subsequently permitted with mitigation measures

Environment Agency & EHDC planning permission records

Policy NBE9 Water Quality impact on the Solent International Sites

Reducing the impact of new development on water quality of Solent International Sites.

Number of applications refused due to impacting on the water quality of the Solent International Sites.

EHDC planning decision records

Policy NBE10 Landscape

Development to recognise, respect and enhance the Local Plan Area’s landscape assets

Policy NBE11 Gaps between settlements

Retain open and undeveloped nature of gaps identified in the policy

Number of new buildings developed in the gaps

Maintain and increase the amount of green and blue infrastructure

GI provided / lost, including in association with development.

Increase in quality of green and blue infrastructure

Management Plans for green and blue infrastructure secured with new developments

Policy NBE13 Protection of natural resources

Development to recognise, respect and enhance the Local Plan Area’s natural resources

Number of planning decisions including appeals allowing development that is not in accordance with this policy.

Policy NBE14 Heritage assets and the historic environment

Development to recognise, respect and enhance the Local Plan Area’s heritage assets

LP Policies

Policy NBE7 Managing flood risk

Policy NBE12 Green and blue infrastructure

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Number of permissions refused on landscape impacts. % of appeals won on these grounds

Number of permissions refused on heritage impacts. % of appeals won on these grounds.

EHDC planning decision records EHDC – Appeals data

EHDC – planning permissions

EHDC – Planning Obligations data

EHDC – planning permissions

O6 Creating Desirable Places

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06: Creating Desirable Places 6.1

The National Planning Policy Framework is clear that the creation of high quality, beautiful and sustainable buildings and places is fundamental to what planning and development should achieve.

Background 6.2

A place is more than just a collection of buildings; it is a meaningful location for its residents and visitors. It is often made so by the activities and land uses that it supports, but sometimes because of its historical associations, or as part of a wider landscape or townscape. Over time, the characteristics of a place evolve due to a range of factors including the development of new buildings, but our awareness of climate change and its impacts will become increasingly significant over the plan period.

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6.3

It is important to manage this evolution in a positive way by establishing an appropriate vision for architecture and urban design, one that engages with all of the characteristics of well-designed places.

FIGURE 6.1: WELL DESIGNED PLACES

Objective B:

Providing better quality, greener development in the right locations The Local Plan will:

B1 B3

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Policy DES1: Well-Designed Places

Why we need this Policy 6.4

Good design helps to improve the way that a place looks and the ways in which it functions. National design guidance has identified ten characteristics, which provide details of the national priorities for well-designed places. It is important that the Local Plan sets out a clear vision for the design of new development in the context of these priorities.

6.5

New development should be designed in accordance with a process that is transparent, based on evidence that is relevant to the site and its wider environs, and that recognises that new development should be contributing to a desirable future.

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6.6

Policy DES1 identifies a design vision for new development and a process for architects and designers to follow. It establishes a set of strategic design principles that must be taken into account as part of this design process. In these three ways, it clarifies the local planning authority’s expectations at a high-level, but it is not the only policy that will inform how new development looks and functions. In the context of a climate emergency, new development must help to mitigate carbon emissions and adapt to the effects of climate change; this is a cross-cutting theme that many policies of this local plan seek to tackle.

Policy DES1

Well-Designed Places DES1.1 New development will be permitted where it would help to achieve

the following design vision: Through its location, design and layout, new development will prioritise the avoidance of new greenhouse gas emissions whilst creating or supporting climate resilient environments. In delivering this priority, proposals will need to ensure that development: a.

Follows the energy hierarchy through its block, plot and/or building layout and design, whilst maintaining or enhancing the landscape and built character of its immediate surroundings and the wider local area; Reinforces or creates a strong, positive identity that comes from the ways in which buildings, infrastructure, boundary treatments, open spaces and natural features visually and physically interact; Creates or contributes to a form of development that is easy to navigate, conveniently laid out for access on foot or by bike, and involves the right density, mix and orientation of building types and forms for attractive, green and safe environments; Integrates well with existing streets, cycle and walking connections and where relevant extends these movement networks within a development site, to create attractive, accessible, safe and direct routes that are inclusively designed; Supports the recovery of natural habitats and native species through providing space for nature and new green infrastructure that is managed and maintained to secure multi-functional benefits (ecology, drainage, local food production); Creates or contributes to public spaces that encourage social interactions, feel safe and support the health and well-being of all users; Within Tier 1 and 2 settlements enables residents to “live locally” by accessing some services and facilities within convenient walking or cycling distances, taking account of their varied needs and how the delivery of services may change over time; and Incorporate contextually appropriate building materials of a high quality and durability.

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Policy DES1

Well-Designed Places (continued) DES1.2 Proposals for new development should be prepared in accordance with

the following process (Figure 6.2), which should be applied in a manner proportionate to the scale of development and/or to its potential to have adverse impacts on the issues that are regulated by other policies of the development plan, or by national planning policy. DES1.3 Development proposals that could have a significant impact on the

character or appearance of an area by virtue of their scale, or due to the sensitivities of their surroundings, will be required to demonstrate how they comply with DES1.1 and DES1.2 of this policy by means of a planning statement or a Design and Access Statement.

Baseline & Analysis

site specific vision

- Policy & evidence - Constraints & opportunities

- respond to constraints & opportunities - set aspiration & Objectives for development

04 concepts - visual ideas & options for development

- plan based but simple

Masterplans & DETAILED MASTERPLANS

FIGURE 6.2: THE DESIGN PROCESS

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Implementing the policy 6.7

Policy DES1 is the overarching policy which establishes a design vision and criteria that directly relate to the ten characteristics of well-designed places from the Government’s National Design Guide. The policy provides an interpretation of these ten characteristics that is contextually relevant for urban and rural design across the Local Plan Area. It should be considered alongside the National Design Guide, when formulating proposals for new development.

6.8

Good design requires careful thought and planning. To ensure that decisions are made as quickly as possible, based on a mutual understanding between decision-makers, applicants and the public on what has and has not been considered, proposals for new development should be designed in accordance with a transparent process, such as described in DES1.2. Applicants should be capable of explaining their proposals in terms of the design process of DES1.2 and may be asked to do so through a Design & Access Statement.

Good design requires careful thought and planning.

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6.9

The design process that is followed by applicants should be based on appropriate evidence and provide clarity on their intentions for development. Applicants can best communicate what would be achieved by development by establishing a site-specific design vision and a complementary set of objectives to achieve that vision. This should be set out within a planning statement or a Design & Access Statement (where required).

6.10 The next step in the process is to express

that vision diagrammatically through one or more design concepts. A design concept should be expressed visually, in plan form, identifying (as a minimum) which areas of a site could be developed, which areas should be kept free of development and how access and circulation should be managed. For major developments, more than one design concept should be prepared, with the different options being evaluated in terms of the site-specific design objectives.

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6.11 Masterplans and/or more detailed layout

plans should then interpret the concept plans and add the additional details, such as open space, block, plot and building designs. These can be supported by building elevations and three-dimensional visualisations of the proposed development.

6.12 Policy DES1 is intended to inform the design

of new development proposals alongside more detailed or location-specific policies, design codes and guidance documents. Within this local plan, more detailed policies for the design and layout of new development are: • Policy DES2: Responding to Local Character • Policy DES3: Residential Density and Local Character • Policy DES4: Design Codes • Policy DM11: Amenity • Policy DM14: Public Art

6.13 Policy DES1 is a starting point for ensuring

that all new development helps to improve the local area, but there are other detailed (non-strategic) policies in neighbourhood plans. Village design statements that are prepared by parish councils also provide useful guidance for development proposals.

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FIGURE 6.3: DESIGN ISSUES

GREENERY IS SOMETIMES MISSING

Movement

NOT ALWAYS EFFICIENT, NOT ALWAYS RESILIENT (e.g. LACKING SHADE)

Accessible and easy to move around

RESOURCES

DESIGN ISSUES

Accessible and easy to move around

DESIGN ISSUES

Nature

MOVEMENT

NEW PLACES ARE NOT ALWAYS ACCESSIBLE AND EASY TO MOVE AROUND ON FOOT

Resources

N AT U R E

THERE IS NOT ALWAYS A COHERENT PATTERN OF DEVELOPMENT

B U I LT F O R M

DESIGN ISSUES

Ef�cient and resilient

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Built form

A coherent pattern of development

FIGURE 6.4: DESIGN ISSUES

PARTIC

NS NCER O C R

LA ICU T s. R ilding PA w bu es. nd ﬁnish f ne

MESSAGES FOR POLICIES

a le o tures ment. Sca urs, tex develop lo n ew o f c o ent. ts ls: developm p ac ria f new m o e i t s t pe Ma pac sca tal im nd n a L me on vir ING n E ECT ER

CT SP RE CHAR A L CA O L

LOCAL FEEDBACK

vide or pro ent nsition u r g tra con less Be seam a

he ces t han En

ULA RC ON CE RN Avoid car d S o

Avoid min over anc -dev e. Avoid i e lop mpac me t on Maintain nt. livin i n g an gs d pr pa c ovid e in g gre . en ary DE .

VELO ATTR A CTIV PING EP LA C Make d sympathe evelop m tical ly d ent isti nc ti v e

Attract

ive

MESSAGES FOR POLICIES

LOCAL FEEDBACK

and

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Policy DES2: Responding to local character Why we need this Policy 6.14 In recent years, the design of new

development has become an increasingly important consideration within the planning system. New development has not always prioritised high-quality design, leading to various issues with the way in which new housing has been laid out, how it looks and how it fits in with its surroundings. Nor has the climate emergency always been recognised as a leading consideration in the design of new homes. 6.15 As part of the plan-making process, the local

planning authority has previously consulted with local communities and their representatives on draft design policies, whilst conducting its own reviews of recent development sites. Parish councils have offered views that raise issues about how well new developments have achieved the key characteristics of ‘identity’ and ‘context’ . In addition, site visits undertaken by planning officers have highlighted issues with achieving the key characteristics of ‘built form’, ‘movement’, ‘resources’ and ‘nature’. These concerns are illustrated here (Figures 6.3 & 6.4) and will be elaborated further within a background paper on design, which will provide an evidence base for an authority-wide design code. Policy DES2 and other subject-specific policies of this Local Plan (on landscape, green infrastructure, transport) provide policy requirements in response to these issues.

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6.16 Previous consultation responses have

identified some concerns about the appearance and suitability of recent development, which are often more detailed, but no less important for reflecting local aspirations than the broad principles of Policy DES1. A range of detailed design criteria are therefore needed to support the implementation of Policy DES1, to ensure the creation of high-quality, beautiful and sustainable buildings and places.

Policy DES2

Responding to local character DES2.1 Detailed proposals for the design and layout of new development

will be required to: a. Respect local characteristics for plot size and shape, plot layout, building form, scale, height and massing, unless a departure from any of these characteristics is demonstrably more appropriate for delivering the Council’s design vision (Policy DES1); b. Ensure that the layout of new development is sympathetic to its immediate setting in terms of its relationships to adjoining buildings, spaces around buildings and landscape features; c. Ensure that building facades, fenestration, roofs, boundary treatments, street furniture and green spaces respect or improve the character and appearance of the local area; d. Demonstrate how and where good quality, resilient, low embodied carbon materials of an appropriate scale, profile, finish and colour would be used; e. Take particular account of local landscape and townscape features such as those identified within neighbourhood plans, design statements or guides, or townscape character assessments; f. Ensure that the design of new buildings, open spaces and streets would provide passive surveillance of the public realm and security for private areas, to minimise opportunities for crime and anti-social behaviour; g. Ensure that areas of new public open space are easily accessible, attractive to use and designed to serve all of their intended functions (e.g. recreation, leisure, social interaction, food production, sustainable drainage, supporting local wildlife) in complementary ways; h. Provide car parking in ways that would remove cars from the street or that would not enable cars to visually or physically dominate local streets, whilst being safe and convenient to use for all residents and visitors;

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Policy DES2

Responding to local character (continued) i.

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Provide enough room within the public realm, including street spaces and along new pedestrian and cycle routes, to allow for the planting and growth of contextually appropriate vegetation, including native tree species that would offer shade and shelter; Provide adequate private amenity space for new residential uses whilst meeting nationally described internal space standards and ensuring separation distances between buildings that avoid over-looking or over-shadowing; Provide high-quality, secure waste and recycling bin storage and collection points that are conveniently located for collection purposes whilst avoiding adverse impacts on street scenes; and Avoid or minimise light pollution (such as glare or light spillage from buildings and the site as a whole) through the design of new light fixtures and by proposing the minimum amount of lighting necessary to achieve its purposes without compromising safety.

FIGURE 6.5: RESPONDING TO LOCAL CHARACTER DES 2, criterion c Detailing (e.g. fascias) on public-facing elevations responds to that of locally important buildings

DES 2, criterion c Roof design includes contextually appropriate details that add interest to roofscapes

DES 2, criterion d High-quality materials of a local vernacular (e.g. flint) are used extensively on principal elevations

DES 2, criterion c Window design (proportions, framing details and colour) is consistently in-keeping with the building’s architectural style

DES 2, criteriA D & f Projecting features of a sympathetic design add further visual interest, whilst increasing passive surveillance of the street.

DES 2, criterion I Green infrastructure softens the impact of new development on the street scene

Implementing the policy 6.17 When formulating a proposal for new

development, the guidance and criteria of Policy DES1 will establish the principles to follow and the overarching requirements; but the development of well-designed places will also involve the detailed and pragmatic considerations that are raised through the criteria of Policy DES2.

6.18 The relevance and significance of individual

criteria from Policy DES2 is likely to vary depending on the scale and nature of the proposal and its location. For example, guidance relating to the design of public open space (criterion g)) may not be relevant to proposals for individual new dwellings, where development may not have an impact on these spaces. The pre-application enquiry process can be used to identify what the criteria would mean for a specific proposal.

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FIGURE 6.6: DESIGN OF PUBLIC SPACES

DO’S

DON'T’S



 food growing Increases social interaction.

EXISTING DEVELOPMENT

WATER FEATURES

Improves climate resilience.

MULTI-FUNCTIONAL SPACE Supports local wildlife and community well-being.

6.19 The criteria of DES2 regulate many aspects

of design. This is because the design of new buildings and places is not a “stand alone” consideration, only concerned with how they look and whether they are beautiful. In analysing a baseline of information to inform their proposals, applicants will need to consider the implications of planning policies on landscape, biodiversity, green infrastructure, the climate emergency, heritage and transport. For example, the design of new vehicle parking should be influenced by DES2 and DGC2 (sustainable transport), including with reference to local parking standards.

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LARGE SCALE BUILDINGS Can have overbearing, urbanising impacts.

EXPOSURE

Without built form, the space lac�s de�nition and can feel unsafe.

CAR DOMINANCE

Reduces social interaction and climate resilience.

6.20 Applicants should take a coherent approach

in addressing the relevant criteria of DES2. They can do this by following the design process that has been established by Policy DES1. 6.21 The illustrations of Figure 6.5 and Figure 6.6

illustrate ‘what good might look like’ in relation to criteria c) and g) of the policy.

FIGURE 6.7: EXPLAINING RESIDENTIAL DENSITIES

6.22 National policy makes clear that planning

policies should support development that makes an efficient use of land. Much of the development that will take place during the plan period will be for new housing, so this means that making an efficient use of land will often involve thinking about how many new homes could and should be developed on appropriate sites. In other words, this means thinking about the density of new residential development. Figure 6.7 shows how different residential densities can be conceived and the potential effects on plot size, spacing between dwellings and house type.

6.23 It is important that we follow a principle

of making an efficient use of land for a variety of reasons. The East Hampshire Net Zero Evidence Base Study (2023) makes clear that there is a ‘carbon cost’ associated with converting greenfield land into a built environment as a consequence of development. This is because, depending on its use, greenfield land can help to absorb carbon dioxide from the atmosphere, whereas urban surfaces such as concrete and asphalt typically restrict this absorption.

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6.24 Retaining a countryside setting to our

settlements can also be important in landscape terms: farmland, hedgerows, copses and woodland all contribute to the character of edge-of-settlement areas, and in combination with local landform and topography, the countryside can provide a sense of containment to our towns and villages, forming part of their identity. If we are efficient in developing land within our planning area for the purposes of meeting our housing needs, less greenfield land is likely to be developed overall. 6.25 In many parts of East Hampshire, residential

densities are low or very low (for example, see Figure 6.8). A Neighbourhood Character Study (2018) provides evidence about the distinctive characteristics of some of these areas, which often include the strong presence of mature trees, hedges and other greenery. This can help to integrate these areas within surrounding countryside, providing a characterful transition between rural and urban areas. Having enough space to accommodate mature trees and plants within residential plots and within streets and open spaces is crucial for this, which is pertinent to the question of deciding on appropriate residential densities.

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6.26 The local planning authority does not wish

to discourage innovations in design and layout that could deliver the important characteristics of a place whilst still providing moderate increases in residential densities. However, residential development proposals should not undermine the important built and natural characteristics of a neighbourhood.

FIGURE 6.8: RESIDENTIAL DENSITIES IN THE SOUTH AREA

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Policy DES3: Residential Density and Local Character

Why we need this Policy 6.27 The rationale for increasing residential

densities compared to historical standards needs to be balanced by a consideration of the negative impacts on local built character that can arise from developing at a density that is significantly out-of-context for our settlements. High-density development can result in an overly urban feel to local streets, with insufficient space for trees and other greenery to provide meaningful shade and shelter. 6.28 During a review of recent residential

development in our settlements, adverse impacts on public spaces and in the relationships between buildings were noted. This was sometimes due to the development of large houses on relatively small plots, or large numbers of houses within relatively small residential blocks, which can be consequences of building at higher residential densities.

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6.29 Policy DES3 identifies what is required for

achieving appropriate residential densities in the planning area, providing a sustainable balance between making an efficient use of land on the one hand and maintaining and enhancing local character on the other.

Policy DES3

Residential Density and Local Character DES3.1 Residential development proposals within settlement policy boundaries

and on allocated sites must optimise the density of new residential uses through making an efficient use of land, whilst delivering a contextually appropriate and coherent built form. In addition to meeting the criteria of Policies DES1 and DES2, proposals should ensure that either: a. The density of proposed residential development, measured in dwellings per hectare within the development site (including street spaces and private amenity space, but excluding areas of public open greenspace and other land uses) is within the range of existing residential densities on streets adjoining the development site; or b. The proposed density of built form within new residential blocks and on new plots could be accommodated in a manner that is consistent with the predominant pattern of development for streets and blocks adjoining the development site, in terms of: • Building line position and compliance • Height-to-width ratios for streets • Back-to-back distances for buildings • Plot coverage • Building heights and massing DES3.2 In all cases, the proposed residential density must be compatible with

meeting the following criteria: c. Any new streets must be wide enough and any new public open spaces must be large enough to accommodate green infrastructure that will provide effective climate resilience for residents (see Policy CLIM5). d. The requirements of neighbourhood- or settlement-specific design codes that affect block or plot design, plot coverage and building layout must be met in full.

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Implementing the policy 6.30 Within the planning system, the density

of residential development is often measured by the number of dwellings per hectare. However, other metrics of density are used within architecture and urban design, including population density, floor area ratio and plot coverage. Some of these alternative metrics take account of the form and intensity of built development, which can affect how we perceive the density of new development from the street. A good discussion of the different measures of density that may be used by built environment professionals is available via the online Density Atlas.1

6.31 New development should provide a pattern

of development that is coherent with its environs whilst also delivering coherence between buildings within a development site. In considering an optimal density for a proposed development site, it is important to think about both the number of homes that would be created and the built form that this could involve, taking account of the context for development and the site-specific constraints. Criteria a) and b) of this policy identify the circumstances in which an optimum density is likely to have been achieved by a proposal that is sympathetic to the character of the site’s wider environs, in terms of the different ways of thinking about ‘density’. 6.32 A sympathetic and characterful residential

development will generally respect the key characteristics of the wider area, which in terms of how the development is perceived from the street will involve: • The building line created by adjoining dwellings along a street and the extent to which this is occupied by buildings; • The ratio between building heights and street widths; • The distances between the rear facades of buildings that back on to each other; • The coverage of residential plots by the main residential buildings; and • The heights of residential buildings and their three-dimensional volume and grouped arrangement from a person’s street-side perspective. 1

Please see: https://densityatlas.org/measure

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6.33 Please note that street widths are to be

measured from the front façade of a dwelling on one side of the street (i.e. the façade that faces the street) to the front façade of a dwelling on the other side. In other words, it is building-to-building distances that is the concern of the policy rather than distances between plot frontages on opposite sides of a street. Figure 6.9 illustrates some of the important relationships for this policy. 6.34 It may be the case that a proposed

development that would provide the same number of homes within a unit area (when compared to neighbouring residential blocks and plots) would likely achieve similarities in built form to its neighbours. However, when a proposed development site is notably different to neighbouring areas due to its inherent characteristics, the key characteristics mentioned above and reflected in criterion b) should be investigated in detail. These characteristics should be used to inform the proposed built form of a new development.

6.36 Criteria c) and d) must always be met,

to ensure that optimising residential densities does not come at the expense of reducing climate resilience in the built environment, nor at the expense of locally specific requirements that take account of the particular characteristics of a neighbourhood or settlement. Policies DES1 and DES2 will always apply. 6.37 Outside of settlement policy boundaries

and allocated sites, different considerations are likely to apply. In these cases, new development would often be more isolated. For a site in the countryside, the pattern of development within the wider landscape and the potential landscape and visual impacts of new buildings will often be the most important determinants of built form within a new residential plot. Other policies of the development plan and national policies will be relevant for understanding and avoiding the potential landscape impacts.

6.35 Compliance with criterion b) can be sufficient

for a proposal to deliver a sympathetic residential density, notwithstanding any differences between the number of homes being provided and the abiding residential density (measured in dwellings per hectare) of the site’s environs. Other relevant policies of the development plan must also be considered, particularly those relating to the protection of built heritage when, for example, a proposal is would affect a designated heritage asset such as a conservation area. Page 165

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FIGURE 6.9: LOCAL PLACE MAKING

Building lines and plot coverage

These images are useful relating to building line position.

Building line compliance

For back-to-back distances and privacy, the thing is to show building-to-building distances

6.38 Within the planning system, there is now

an increasing emphasis on the preparation and use of design codes as a way of improving the design of new development, so that it better reflects local character and design preferences. Figure 6.9 illustrates the way in which design codes have become increasingly prominent.

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This approach of showing buildings in cross-section. across the street, enable us to talk about height-to-width ratios.

6.39 The Levelling Up and Regeneration Act

2023 establishes a requirement for local planning authorities to prepare a design code for their planning areas, which means that East Hampshire District Council will need to prepare a design code for those parts of the district outside of the South Downs National Park. Policy DES4 provides a policy framework for the production of this design code and for others that may be prepared by local communities (e.g. through neighbourhood planning) and developers across the planning area.

FIGURE 6.10: THE EVOLUTION OF DESIGN CODES WITHIN THE ENGLISH PLANNING SYSTEM - A TIMELINE

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Policy DES4: Design Codes Why we need this Policy 6.40 Design codes are simple, concise, illustrated

design requirements that are visual and numerical wherever possible, to provide the specific parameters for certain types of development. Design guides are typically less prescriptive than design codes, but still provide detailed guidance where this could ensure that new development recognises the positive characteristics of its local context. 6.41 The Government recommends that all local

planning authorities should prepare design guides or codes that are consistent with the principles set out in the National Design Guide and National Model Design Code, and which reflect local character and design preferences. Landowners and developers may also choose to prepare design codes in support of a planning application. The geographical coverage, level of detail and degree of prescription can vary based on local considerations, although the Government is clear that design guides and codes should allow for a suitable degree of variety.

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6.42 A policy is needed, particularly with regard

to design codes, to provide a common framework for efforts to prepare them within in the Local Plan Area. This is so that local communities can understand when, where and how design codes would be prepared in the Local Plan Area.

Policy DES4 Design Codes

DES4.1 A design code for the Local Plan Area will be prepared by East

Hampshire District Council and will apply to relevant development. The scope, vision and coding within the design code will be informed by a separate community engagement process, taking account of the design vision of this emerging Local Plan (Policy DES1) and related consultation responses. DES4.2 Where design codes are prepared for smaller geographies (e.g. parishes,

settlements, neighbourhoods or sites), these must be prepared in accordance with the coding process of the National Model Design Code Whenever a design code is not intended to support the design of new development on a specific application or pre-application site, design code preparation should omit the masterplanning stage. DES4.3 Any visual and numerical design requirements that are established by

design codes that have been approved by the local planning authority must be met through the design and layout of related new development. Such requirements must be clearly identified as binding within a design code. DES4.4 To prevent design codes from artificially stifling creativity and innovation

to the detriment of sustainable development, the binding requirements of design codes under this policy will be limited to the National Design Guide’s characteristics of: • Built form; • Movement; • Homes & buildings; • Resources; and • Lifespan. DES4.5 Other requirements and guidance within a design code will be

of significant weight for decision-making on planning applications to the extent that they are underpinned by and reflect the baseline evidence for the code and other relevant policies of the development plan.

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Implementing the policy 6.43 A design code is not a plan, for it does not

specify when and where development will take place. Instead, it stipulates design requirements for relevant proposals, should these proposals come forward on sites where the design code applies. A code can be used to ensure an underlying level of consistency for design issues that are considered to be of fundamental importance by local communities. 6.44 Policy DES4 gives the most important

requirements of a design code – which should provide maximum clarity for decision-making purposes – the full weight of development plan policy, where the design code has been approved by the Local Planning Authority. Such approval will be conferred on design codes that have been formally prepared as statutory supplementary planning documents (or supplementary plans); that form part of neighbourhood plans; or that have been approved through the planning application process. 6.45 Community engagement is central to the

production of design codes, helping to inform their scope and content. A design code for the Local Plan Area will be prepared alongside the Local Plan, but this will be informed by a separate community engagement process commencing in 2024.

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6.46 It is important that the requirements of

design codes do not prevent the kind of variety in building designs that makes a neighbourhood visually stimulating and interesting. Differences between buildings can make a place more memorable and easier to navigate, whilst also providing a source of delight in particular street views. For this reason, the characteristics of well-designed places that are to be the focus of binding requirements should not relate to the visual appearance of buildings, but should be those relating to the ‘deep structure’ of a place – e.g. the three-dimensional pattern or arrangement of development blocks, streets, buildings and open spaces, and the way people and vehicles move around – or the more pragmatic requirements associated with the use of development, such as internal and external space standards, energy or servicing. 6.47 Design codes and guides may still seek

to regulate other elements of good design, but the associated regulations and guidance will only have weight in decision-making insofar as site- or area-specific evidence and relevant development plan policies (reviewed together and taken as a whole) supports them on a case-by-case basis. 6.48 To ensure that there is maximum clarity

on how a design code would be applied, the authors of design codes should therefore identify which requirements they consider as binding within their draft documents in accordance with Policy DES4.

TABLE 6.1: MONITORING OF CREATING DESIRABLE PLACES LP Objective(s)

Integrated Impact Assessment Objective(s)

Objective B: Providing better quality, greener development in the right locations. The Local Plan will: 1. Make sure that new developments are located to maintain and improve the quality of built and natural environments, including our high-quality and valued built heritage and landscapes, whilst maintaining the integrity of existing settlements and their settings. 2. Protect, conserve and enhance wildlife habitats to achieve an overall increase in local biodiversity. 3. Ensure that new development prioritises the achievement of net-zero carbon emissions, whilst being resilient to the impacts of climate change and delivering the ten characteristics of well-designed places. 4. Enable people to live locally and reduce their reliance on the private car, to help reduce the impacts of transport on the environment and improve health and wellbeing. 5. Ensure the responsible use of land and natural resources, including through the adoption of a whole life-cycle approach to development that will reduce carbon emissions.

2. To minimise carbon emissions and contribute to achieving net zero carbon emissions in the East Hampshire planning area 4. To promote accessibility and create well-integrated communities 5. To actively promote health and wellbeing across East Hampshire and create safe communities free from crime 9. To conserve and enhance the character of the landscape and townscape

LP Policies

Indicator

Annual Monitoring Target/Process

Data source

Policy DES1 Well-Designed Places

Developments to recognise, respect and enhance the District’s design aspirations

Number of planning decisions including appeals allowing development that is not in accordance with this policy

EHDC – planning Permissions/appeals

Policy DES2 Responding to local character

New Developments to recognise, respect and enhance the District’s design aspirations

Number of planning decisions including appeals allowing development that is not in accordance with this policy

EHDC – planning Permissions/appeals

Policy DES3 Residential Density and Local Character

High density and quality of development within urban areas

Average densities of new housing developments

EHDC/HCC Monitoring Data

Policy DES4 Design Codes

Number of Design Codes in progress in the Local Plan Area.

Progress of Design Codes in the Local Plan Area.

Planning Policy Team

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part c vibrant communities

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enabling communities to live well

delivering green connections

homes for all

supporting the local economy

O7 Enabling Communities to Live Well

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Part c - Chapter seven - Enabling Communities to Live Well

07: Enabling Communities to Live Well 7.1

Creating and supporting strong, vibrant and healthy communities is a key element of delivering sustainable development. Planning can have a significant role in improving physical and mental health and wellbeing and enabling healthier lifestyles.

FIGURE 7.1: DETERMINANTS OF HEALTH

40% Socio-Economic FACTORS

30% Health Behaviours Smoking

Education

Diet/exercise

Employment

Alcohol use Poor sexual health

Income

r h e a lt h ou

20% Clinical Care

Family/social support Community safety

10% Built environment

Access to care Quality of care

Environmental quality Built environment

7.2

The health and wellbeing of the communities of East Hampshire is important in delivering sustainable development and placemaking.

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7.3

There are many different factors which have an influence on people’s health and wellbeing.

Policy HWC1

Health and wellbeing of communities HWC1.1 Developments should contribute to healthy and active lifestyles through the

provision of: a.

Active design principles which support wellbeing and greater physical movement, and an inclusive development layout and public realm that considers the needs of all; b. Access to sustainable modes of travel, including safe, well-designed, and attractive cycling and walking routes and easy access to public transport to reduce car dependency; c. Access to safe and accessible green infrastructure, including to blue corridors, open spaces and leisure, recreation and play facilities to encourage physical activity; and d. Access to local community facilities, services and shops, which encourage opportunities for social interaction and active living. HWC1.2 The council will require a Health Impact Assessment (HIA) setting out

the expected effects on health, wellbeing and safety, from all residential developments of 50 homes or more. The HIA must demonstrate how the positive health impacts it can deliver are maximised, and reduce and/or mitigate negative health impacts, with a particular regard to removing health inequalities. Where unavoidable negative impacts on health, wellbeing and safety are identified, mitigation measures must be incorporated into the proposal.

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7.4

There are two aspects in supporting the health and wellbeing of our communities. The first is the creation of spaces, places, homes and environments that encourage healthy lifestyles, and secondly the facilities needed to support the health and care system are provided.

7.5

The Local Plan plays an important role and planning policies and decisions should aim to achieve healthy, inclusive and safe places that promote social interaction, are safe and accessible, and enable and support healthy lifestyles. Planning should also provide the social, recreational and cultural facilities and services the community needs.

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7.6

Planning for health involves thinking about the interrelated factors that affect health, including social and psychological elements, such as wellbeing and fulfilment. The wider determinants of health are the conditions in which people are born, grow, work, live and age, and the wider set of forces and systems shaping the conditions of daily life. A healthy place is one that can contribute to the prevention of ill health and provide the environmental conditions to support positive health and wellbeing.

7.7

HWC1 requires a HIA from development of 50 homes or more. An HIA is a process that identifies the health and wellbeing impacts (benefits and harms) of any plan or development project. A properly conducted HIA recommends measures to maximise positive impacts; minimise negative impacts; and reduce health inequalities.

7.8

The inclusion of a HIA as part of the application process enables developers to ensure the creation of sustainable developments which support communities by:

•

Demonstrating that health impacts have been properly considered when preparing, evaluating and determining development proposals.

•

Ensuring developments contribute to the creation of a strong, healthy and just society.

•

Helping applicants to demonstrate that they have worked closely with those directly affected by their proposals to evolve designs that take account of the views of the community.

•

Identifying and highlighting any beneficial impacts on health and wellbeing of a particular development scheme.

•

Identifying and taking action to minimise any negative impacts on health and wellbeing of a particular development scheme.

7.9

Health should not be seen as an isolated topic when assessing planning applications, and many measures set out in other parts of the Local Plan play a part in promoting health and wellbeing and addressing health inequalities and should be addressed, where appropriate, including housing quality, access to open space and nature, air quality, noise and amenity, accessible and active travel, community safety, social cohesion and climate change and minimising the use of resources.

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TABLE 7.1: MONITORING OF ENABLING COMMUNITIES TO LIVE WELL LP Objective(s)

Integrated Impact Assessment Objective(s)

Objective B: Providing better quality, greener development in the right locations 4. Enable people to live locally and reduce their reliance on the private car, to help reduce the impacts of transport on the environment and improve health and wellbeing. Objective C: Prioritising the health and well-being of communities in delivering what’s needed to support new development. 1. 2.

Enable and encourage timely delivery of services and infrastructure to support strong communities. Enable infrastructure (including community facilities) to keep pace with technology and improve and adapt to meet current and future needs. Maintain and enhance the built and natural environments to support habitats and their connectivity, help the public to access and enjoy open spaces and green infrastructure. Ensure sport and recreation opportunities are available in the right location to meet current and future needs.

To promote accessibility and create well-integrated communities To actively promote health and wellbeing across East Hampshire and create safe communities free from crime

LP Policies

Indicator

Annual Monitoring Target/Process

Data source

Policy HWC1 Health and wellbeing of communities

Number of HIA submitted for applications over 50 dwellings

Planning Applications

Many measures set out in other parts of the Local Plan play a part in promoting health and wellbeing.

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O8 delivering green connections

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Part C - Chapter Eight - delivering green connections

08: Delivering Green Connections 8.1

The planned growth in the Local Plan Area needs to be supported by sufficient infrastructure. This includes social infrastructure, transportation and utilities. We need to try and do this in a way that benefits our environment.

Background 8.2

8.3

Social infrastructure refers to a range of services and facilities that contribute to a good quality of life. It includes: • educational facilities, including early years education, primary education, secondary education, further education, adult learning and special educational needs • health services including acute, primary and secondary health; • sports and leisure facilities, including swimming pools, sports halls and outdoor sports spaces; • libraries; • community and cultural spaces, meeting rooms and halls; • fire stations, policing and other criminal justice or community safety facilities; and • burial grounds and crematoria. Transportation infrastructure includes: • footpaths, cycleways and bus lanes • roads and railways; and • electric vehicle charging points

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8.4

In addition, utilities such as water, gas, electricity and telecommunications infrastructure are needed for successful developments.

8.5

This Local Plan will play an important role in safeguarding existing infrastructure. It will also ensure that new development includes appropriate infrastructure to meet the needs of a growing population, whilst trying to reduce the reliance on the need to travel by the private car and making travel options that benefit our environment i.e., cycling and walking, a priority. This will be either by delivering infrastructure onsite or nearby or through developer contributions to provide facilities in another sustainable location.

Identifying infrastructure requirements 8.6

The Local Planning Authority is working closely with service providers to update the evidence of needs and plan for infrastructure provision.

8.7

Most infrastructure providers have a method to estimate what facilities a community will need. For example, future primary health care facilities might be based on an assumption on number of patients per GP, minimum GP practice sizes, accessibility standards and quality of service. Providing our local Integrated Care Board (ICB) with information on estimated population related to new development will determine whether existing facilities are acceptable or whether they require expansion.

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Infrastructure Plan 8.8

The Local Plan, through the NPPF, is expected to have an infrastructure plan. This highlights key pieces of infrastructure required across the Local Plan’s lifetime. It is meant to give a likely timing of delivery, who will deliver it, its cost, funding sources and potential gaps in funding. It should also identify whether its provision is critical to delivering the Local Plan and whether its absence would be a ‘showstopper’. For example, a lack of infrastructure might prevent a significant housing site coming forward as expected. An emerging infrastructure plan supports this consultation document and it remains a living document which will be updated and amended as and when further information becomes available.

8.9

This chapter therefore contains policies to ensure the timely provision of infrastructure and to secure through the use of conditions or S106 obligations the mitigation of effects that would otherwise make a development unacceptable. As more information becomes available from infrastructure providers the Local Plan may allocate specific sites for infrastructure either on its own or as part of a wider development.

Objective C:

Prioritising the health and well-being of communities in delivering what’s needed to support new development. The Local Plan will:

C1 C2 C3 C4 Page 182

Enable and encourage timely delivery of services and infrastructure to support strong communities.

Enable infrastructure (including community facilities) to keep pace with technology and improve and adapt to meet current and future needs.

Maintain and enhance the built and natural environments to support habitats and their connectivity, help the public to access and enjoy open spaces and green infrastructure.

Ensure sport and recreation opportunities are available in the right location to meet current and future needs.

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Policy DGC1: Infrastructure 8.10 Infrastructure is a very broad term including

roads and other transport facilities, flood defences, schools and other educational facilities, medical facilities, sporting and recreational facilities, and open spaces.

Why we need this Policy 8.11 The timely provision of suitable, adequate

infrastructure is crucial to the well-being of the Local Plan Area’s population, and of its economy. The emerging Infrastructure Plan summarises the capacity and quality of existing infrastructure, including planned improvements. The non-site specific and more general infrastructure requirements are set out in Appendix H. Historically infrastructure provision and upgrading has not always kept pace with the growth of population, employment and transport demands, and in parts of the Local Plan Area some infrastructure is currently at or near to capacity, or of poor quality.

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8.12 The Local Planning Authority recognises

the importance of ensuring that development is adequately supported by appropriate infrastructure, whether using existing or through new provision.

Policy DGC1 Infrastructure

DGC1.1 Infrastructure necessary to support new development will be available

when first needed. To achieve this, the delivery of development may need to be phased to reflect the delivery of infrastructure. DGC1.2 Development proposals must consider all the infrastructure implications

of a scheme; not just those on the site or its immediate vicinity. DGC1.3 The delivery of necessary infrastructure will be secured

by planning condition and/or, planning obligation and/or the Community Infrastructure Levy. DGC1.4 When determining planning applications, and attaching appropriate

planning conditions and/or planning obligations, regard will be had, to the delivery and timing of delivery of the key infrastructure, or otherwise alternative interventions which provide comparable mitigation. DGC1.5 If appropriate, the imposition of Grampian conditions will be considered

to secure the provision of infrastructure when it is needed. DGC1.6 If the timely provision of infrastructure necessary to support new

development cannot be secured in line with this policy, planning permission will be refused.

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New outside canopies at Ropley C.E. Primary School funded by CIL

Implementing the policy 8.13 Like many rural areas, the majority of the

growth will happen on sites located near to existing development, infrastructure facilities and networks. However, it is recognised that the existing infrastructure is of varied age, quality and often under pressure. 8.14 Cumulatively, almost all development puts

additional pressure on infrastructure and should contribute to addressing that impact. While some infrastructure can be directly provided by, and directly serve a specific development, in many cases it will be necessary to pool funding from several developments. The use of planning obligations and the Community Infrastructure Levy (CIL) have an important role in contributing to the provision of supporting infrastructure. 8.15 The emerging Infrastructure Plan that supports

this Plan focuses on the following types of infrastructure: • transport • education • health • emergency services • social infrastructure • utilities and waste

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8.16 The emerging Infrastructure Plan will

be regularly reviewed as further detail becomes available, particularly regarding infrastructure needed to support development later in the plan period. The site-specific policies outlined in this Local Plan will specifically set out the infrastructure requirements to support each individual development site. The Local Planning Authority will also continue to work with adjoining local planning authorities and county councils on cross-boundary infrastructure issues. 8.17 The maintenance of adequate infrastructure and

expansion to meet growing needs is generally the responsibility of the relevant infrastructure provider. Most infrastructure providers work to statutory requirements and have set, short-term planning cycles and asset management plans. This is particularly the case with utility providers.

8.18 Through the planning system, the Local

Planning Authority is able to ensure that there is adequate infrastructure in place to support new development. For instance, where applicable, developers will be required to demonstrate that there is adequate wastewater capacity and surface water drainage both on and off the site to serve the development, and that it would not lead to problems for existing or new users. Where there is an infrastructure capacity constraint, the Local Planning Authority will require the developer to set out what appropriate improvements are necessary and how they will be delivered and may use the planning system to ensure timely provision, for example through the imposition of Grampian-style conditions of appropriate phasing.

8.20 The law requires that all planning obligations

comply with three legal tests. These tests are that the planning obligation is: • necessary to make the development acceptable in planning terms, • directly related to the development, and • fairly and reasonably related in scale and kind to the development. 8.21 These legal tests prevent us using

planning obligations to fund existing infrastructure deficits, but they can be used where the proposed development would worsen the situation. 8.22 The Community Infrastructure Levy Charging

Schedule that was introduced in the Area in April 2016, will be reviewed at a future date.

8.19 Within the Local Plan Area, Community

Infrastructure Levy (CIL) is the main source of infrastructure funding through the grant of planning permissions, beyond the immediate needs of the development site. Planning obligations will continue to operate alongside CIL and will be collected for affordable housing provision, which is outside the remit of CIL.

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Policy DGC2: Sustainable transport 8.23 East Hampshire is a district that is rural

due to settlements and services being geographically spread with some linkages between these limited. Consequently, residents and visitors to East Hampshire tend to be reliant on the car as the main mode of transport to travel for varying purposes and distances, resulting in a high level of car ownership for the district’s residents.1 A consequence of the district’s rurality and high car ownership is that East Hampshire has higher than national rates of CO2 emissions generated from the domestic transport sector.2 East Hampshire is therefore challenged by high contributions to greenhouse gases from the transport sector in a rural setting that is reliant on the private car as the main mode of travel.

8.24 The Department for Transport (DfT) is aware

of the national issue of the transport sector being the largest contributor to greenhouse gas emissions, and as stated in the Decarbonising Transport3 (2021) paper this needs to be tackled with ambitious targets. The DfT are aware that switching from carbon-emitting fuels, particularly in road traffic will aid the Government’s future target of becoming net zero in carbon emissions, but it will not work in isolation. The DfT and the Highway Authority of HCC, in the draft fourth Local Transport Plan4, recognise that rural settlements will continue to need the car for varying journey purposes, hence why it is also prioritising the use of sustainable modes of public transport, walking and cycling for all those that can utilise it. East Hampshire is echoing the Government and HCC in this one method of tackling climate emergency. The Local Plan will focus development to be located in the most sustainable parts of the Local Plan Area where the greatest opportunities occur for residents to “live locally”, reducing the need to travel by the private car and instead engage in greater amounts of shorter journeys by walking and cycling.

Census 2011 Department for Business, Energy and Industrial Strategy, August 2021 3 Decarbonising Transport – A Better, Greener Britain (publishing.service.gov.uk) 4 Draft Local Transport Plan 4 (hants.gov.uk) 1 2

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FIGURE 8.1: PLANNING FOR PEOPLE AND PLACES

Source: Hampshire County Council, Draft Local Transport Plan 4, April 2022

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8.25 To assess which locations of the Local Plan

Area are most accessible and will provide the most successful opportunities for residents to “live locally”, the Local Planning Authority has commissioned a bespoke Accessibility Study. The methodology of the East Hampshire Accessibility Study has been developed in consultation with the Highway Authority (HCC). The Accessibility Study divides the Local Plan Area into a honeycomb grid of hexagons and scores each hexagon according to the relative accessibility to services and facilities, that are within a walkable and cyclable distance of 10 minutes from the central point of the hexagon. The daily facilities and services used for the scoring in the study have been applied varying weightings according to the social functions they provide. The bespoke Accessibility Study aids the latest revision of the Local Planning Authorities settlement hierarchy, which guides development to the most sustainable locations of the development, whilst also considering population and existing provision of services and facilities. Incorporating the East Hampshire Accessibility Study in the methodology of the settlement hierarchy allows the prioritisation of allocating future development in the most sustainable and accessible locations. By living locally, the amount of short distance journeys can increase, thus allowing residents greater opportunities to walk and cycle on a frequent basis for daily needs. 8.26 Walking and cycling benefits the environment

by being the least carbon emitting modes of transport, therefore having the greatest potential of bettering air quality in the district. Active travel modes greatly benefit the physical health and mental well-being of residents. The opportunities for engaging in walking and cycling will not be limited to the stereotypical purposes of leisure but the Local Plan aims to greatly expand on other journey purposes that utilise cycling and walking as the main modes of travel, specifically education, shopping and employment. By development being located in the most accessible areas, there is greater opportunity for the active travel modes to be utilised more frequently and to connect between different places. Page 190

8.27 The district’s Local Cycling Walking

and Infrastructure Plan (LCWIP) will be used in conjunction with planning future development in the Local Plan Area. The LCWIP details recommendations for attractive and well-designed future walking routes and cycling networks that best connect places in the district by these active modes. The LCWIP will help inform of the best linkages between existing and future community needs and what further infrastructure or linkages are required to enhance travel by cycling and walking in the district. Use of the LCWIP in conjunction with the East Hampshire Accessibility Study and settlement hierarchy will ensure the most sustainable locations for development are identified, as well as the accompanying walking and cycling infrastructure that is required to improve the active travel network and increase patronage in the district during the life of the Local Plan. 8.28 Working from home, or remotely, is becoming

an increasing popular and efficient trend nationally and locally, spurred by the COVID pandemic. The desire and need for working remotely places a greater reliance on access to reliable and superfast telecommunications, specifically broadband. Access to superfast broadband is not only now becoming critical for residents completing everyday tasks, but also plays a critical role in the modernday economy as well as helping to reduce greenhouse gases generated from highway travel. Increased access to superfast broadband can reduce the need to travel particularly for retail and employment purposes. The increase in online shopping (food, household and clothes) and a greater ability of many businesses to allow and enable remote working reduces the need and/frequency to travel/commute and thus highway emissions generated are also reduced, aiding the target of improving air quality and combatting climate change.

Why we need this Policy 8.29 How and where we travel impacts significantly

on our lives and our environments. HCC is the authority responsible for transport policy in the Local Plan Area, but development has an important and complementary role to play in achieving better transport outcomes for all. A strategic planning policy is needed to ensure that the transport-related implications of new development can be recognised at an early stage and used to help shape proposals for new development.

8.31 Working in partnership with HCC and other

transport stakeholders, the Council aims to: • Improve accessibility to services; • Reduce the need to travel; • Manage congestion; • Promote inclusive street design; and • Achieve more sustainable travel behaviour through the policies and proposals within the Local Plan.

8.30 At the time of writing, HCC fourth Local

Transport Plan (LTP4)5 remains as a draft document but will provide a transport vision for 2050, thus covering the period of the East Hampshire Local Plan. Policy DGC2 aligns with the Highway Authority’s future goals by focusing on connecting people and places. The Local Planning Authority also supports the Highway Authority in placing a strong emphasis on decarbonising the transport sector by (for example) prioritising the more sustainable travel modes of walking and cycling, where feasible in the rural context of East Hampshire. 5

Local Transport Plan | Hampshire County Council (hants.gov.uk)

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Policy DGC2

Sustainable transport DGC2.1 Development of more than ten new homes or more than 500m2 of

non-residential floorspace should be situated in the most sustainable locations, taking account of the settlement hierarchy, to reduce demands on transport and reliance on private car travel. Sustainable locations are those that are in an accessible distance to enable local living and offer genuine opportunities to travel by sustainable modes (walking, cycling and public transport) for multiple journey purposes. DGC2.2 Development will be permitted that:

f. g. h.

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provides linkages to existing or proposed transport infrastructure and networks, prioritising connections to public transport services and routes promoted in the LCWIP; provides attractive and well-designed walking and cycling networks with relevant supporting infrastructure that will improve the perceived safety and security of these modes; provides inclusively designed streets that are safe and accessible for all of the community and relevant services, including emergency and refuse vehicles; takes appropriate measures to avoid the harmful effects of poor air quality, to people and the environment, including in connection with internationally designated biodiversity sites; provides well-designed parking provision for a range of vehicles, including cycle, electric and ultra-low emission vehicles, in accordance with the standards set out in Appendix F; protects or enhances the character of historic rural roads, particularly within the setting of the South Downs National Park; does not have a severe impact on the operation of, safety of, or accessibility to the local or strategic highway networks; mitigates impacts on the local or strategic highway networks, caused from the development itself and/or the cumulative effects of development, through the provision of, or contributions towards, necessary and relevant transport improvements; and recognises the importance of adequate lorry parking as part of any proposals for large distribution centres, particularly when such parking provision is likely to be required overnight.

Implementing the policy 8.32 Travel by the sustainable modes of walking

8.35 The Local Planning Authority is working

with HCC to update the LCWIP and until this is finalised the current and published East Hampshire LCWIP 20207 will be used to implement the requirements of DGC2.2, criterion a). The revised LCWIP will detail prioritised walking and cycling networks as well as schemes. The LCWIP will be referred to when determining future planning applications to ensure that relevant schemes are supported by appropriate mitigation or financial contributions.

and cycling will be prioritised in the location and design of new development. Regular walking and cycling has multiple benefits: creating healthy active lifestyles to enhance health and wellbeing; reducing our reliance on the private car, which also helps to reduce road congestion; and contributing to the local and national goal of becoming net zero in carbon emissions. 8.33 Greater engagement in active travel modes will

be implemented in the Local Plan by allocating future development in locations that present opportunities for travel by walking and cycling. If new homes and business premises are located close to daily services and facilities, residents can be offered genuine opportunities to live locally and reduce the need to travel by the private car. Minimising the number and length of journeys for all purposes to allow a greater choice of modes, with cycling and walking becoming a realistic alternative to the private car for shorter journeys.

8.36 It is essential that new development integrates

8.34 Sustainable locations in the district are informed

by the settlement hierarchy, which is based on a methodology of reducing carbon emissions from the transport sector, the largest contributing sector to carbon dioxide (CO2) emissions in the district.6 The settlement hierarchy directs development to the most sustainable locations by tiering the settlements of the district based on their accessibility to facilities and services that can cater for daily needs of residents that are reachable from some parts of Local Plan Area by realistic walking and cycling distances. For purposes of complying with DGC2.1, the Local Planning Authority’s accessibility study can be used to consider whether or not a location is sustainable in respect of allowing residents and visitors to access local services and facilities by walking or cycling. 6 7

with existing sustainable transport networks and provide safe, suitable access and connections to the walking, cycling and public transport infrastructure, as well as providing new linkages to these, where required. It is necessary for all users’ needs to be represented in the design of new streets and access points for new development. Development will provide a safe and secure on-site movement layout that minimises conflicts between road traffic, cyclists and pedestrians, whilst considering the needs of people with disabilities, and also accommodating the efficient delivery of goods, materials and supplies.

Department for Business, Energy and Industrial Strategy, August 2021 easthants.gov.uk/media/6035/download?inline

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8.37 In respect of air quality, the Environment Act

1995 requires the Local Planning Authority to monitor air quality across the district against a set of national air quality objectives. Where monitoring reveals that any of these objectives are at, or close to, being exceeded, under the precautionary principle the Local Planning Authority will implement measures to improve air quality, including, where appropriate, the designation of an Air Quality Management Area and Action Plan. This will also help to address issues of air quality impacts upon the internationally designated biodiversity sites of nature conservation value in the Local Plan Area. Please see policy NBE4 and NBE5 for policy in relation to the protection of internationally designated biodiversity sites. 8.38 Appropriate parking provision for all potential

users is to be included in new development in accordance with the minimum parking standards in Appendix F. Not only is the quantum, size, design and location of parking provision important, but supporting infrastructure is of equal importance. Proposals are required to support the use of alternative vehicle types and fuels in support of a net zero carbon future through the provision of electric and ultra-low emission vehicle charging infrastructure. In addition, secure and covered cycle storage will be important to support a lower carbon future of travel. Vehicle parking provision is not a standalone consideration but needs to be considered as part of building plot and street design, as explained in Appendix F.

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8.39 Development proposals will need

to demonstrate that they will not have a severe residual impact on the operation of, safety of, or accessibility to the local or strategic road networks. A travel plan will be provided for the development proposal and the developments projected transport impacts will be assessed by provision of a transport statement or transport assessment. Any developments with detrimental highway impacts will then need to demonstrate how they will mitigate the impacts from the development itself and/or its cumulative impacts. The provision of, or contributions towards, necessary and relevant transport improvements, including those secured by legal planning obligations can be required to permit development. 8.40 The Local Planning Authority will work with

statutory consultees and transport partners, including the highways authorities of HCC and National Highways (NH), as well as adjoining County Councils, public transport operators, and the Local Enterprise Partnership (LEP) to address transport and accessibility issues in the Local Plan Area. The Local Planning Authority will also continue to work with adjoining local planning authorities on cross-boundary transport issues via the duty to cooperate and statements of common ground.

Policy DGC3: New and improved community facilities 8.41 Community Facilities include education,

health, places of worship, sports, open space, cultural facilities and meeting places. A full list is included in the Community Facilities Study, which is based on references in the NPPF.

Why we need this Policy 8.42 Community facilities are integral to

achieving and maintaining sustainable, well integrated and inclusive communities, and are particularly important for improved well-being and tackling social isolation. 8.43 The provision of community facilities in the

Local Plan Area is generally adequate to meet needs. However, many community facilities need modernisation, to adapt to the effects of climate change, run more efficiently and be flexible to meet the needs of a changing community.

8.44 Where community facilities are co-located,

they can support each other, increase use, share resources, and reduce travel. In places, this can create hubs of community activity where many needs can be met. 8.45 A growing and ageing population will put

different pressures on existing community facilities. Supporting these facilities to adapt and retaining existing community facilities where possible will help support healthy and vibrant communities.

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Policy DGC3

New and improved community facilities DGC3.1 Planning permission will be granted for:

the redevelopment, improvement or expansion of existing community facilities where the development complies with other relevant policies in the plan. b. new community facilities, only where it can be demonstrated that demand cannot be met by existing facilities (whether in current form or improved/expanded/redeveloped). Any new facilities must be designed to be resilient to changing social needs.

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Implementing the policy 8.46 There are many community facilities

in the Local Plan Area, particularly in Alton, Whitehill & Bordon, Liphook and Horndean. The priority for these facilities, particularly in rural villages, is to enable them to adapt, be fit for purpose and thrive, rather than be lost in time. All community facilities are finding they need to change, particularly health where the service delivery has fast changed. Buildings need to adapt to different ways of being used, and a wide variety of users, with greater emphasis on young people, special needs and our ageing population. Increasingly, co-location of uses offers support and shared resources, and reduces the need to travel.

8.48 Where a local shop is considered a community

facility, it is facility that has a local link in terms of what it is selling, or a community enterprise. A corporate enterprise, the type seen in many areas such as a ‘mini corporate supermarket store’, is not considered a community facility. 8.49 The list of uses considered a community facility

in the NPPF includes uses that differ in the use class order. This policy applies when changing use within the broad umbrella of community facilities, rather than Policy DGC4: Protection of Community Facilities.

8.47 The need for new community facilities must

be evidenced, with strong justification and the identification of an appropriate organisation to run it. In most cases, it will be preferable for existing facilities to be improved, expanded or redeveloped, to meet needs, rather than build new. This isn’t to undermine the value of community facilities, rather it is to improve the resilience of existing and make best use of current sites, rather than create more which further spreads resource. The most likely exceptions will be education, health and sports facilities where there is a specific need caused by the development of new homes.

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Policy DGC4: Protection of Community Facilities

Source: Studio Four Architects

Why we need this Policy 8.50 Community Facilities include education, health,

8.52 It is also vital to protect our existing open spaces

places of worship, sports, open space, cultural facilities and meeting places. A full list is included in the Community Facilities Study, which is based on references in the NPPF.

and built facilities. The purpose of this policy is to also protect existing land and facilities used for sports and/or recreation that are valued by the communities they serve.

8.51 The importance of community buildings is

established in other parts of the plan (providing new and extending etc), therefore the provision of new or expanded facilities is important, but it is also vital to protect facilities from loss where other forms of development are proposed (such as residential development). The policy seeks to protect existing community facilities where there is a demonstrable demand for the facility and its operation is economically viable. Where it can be demonstrated that a facility is surplus to requirement, this policy will allow for the loss, if certain criteria are met.

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Policy DGC4

Protection of Community Facilities DGC4.1 Open Space, Sports and Recreation

Development involving the loss of open space, sports or recreation facilities will only be permitted if: a. the site or facility is surplus in terms of all the functions an open space or facility can perform, and is of low value and poor quality, as shown by the East Hampshire Open Space, Sport and Recreation Needs and Opportunities Assessment (2018) or subsequent update; or b. replacement provision is made in a location well-related to the users of the existing facility, and is of equivalent or greater quality, quantity and accessibility; or c. the development is for alternative sports and recreation provision, the benefits to sport and recreation of which clearly outweighs the loss; or d. the development is for a small part of the site; where it has been demonstrated that it will result in an enhanced sport or recreational facility. DGC4.2 All other Community Facilities

Development proposing the change of use or loss of premises or land currently or last used for community facilities will only be permitted if: 1. it is no longer needed, and alternatives are easily accessible for the community they are intended to serve without causing unreasonable reduction or shortfall in the local service provision; and 2. it can be demonstrated through a rigorous marketing exercise that: i) the use is no longer viable, and ii) all reasonable efforts have been made to retain it, and there is no alternative viable use of the land or facility as a community facility Details of the marketing requirements are set out in Appendix D.

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Implementing the policy 8.53 A proposal will relate to either Open Space,

Sports and Recreation or other Community Facilities. Only will both aspects of the policy apply if the proposal involves the loss of uses falling into each category. 8.54 As well as improving community facilities

it is equally important to try and retain existing land and facilities wherever possible. With regards to other Community Facilities, there the loss or change of use of land and/or facility is proposed it will be necessary to comply with both criteria 1 and 2 of the policy. 8.55 These provisions will apply to all open spaces

identified on the Policies Map and any other open spaces which exist or are newly created. The Local Planning Authority generally will resist development that results in the loss (part or whole), and/or reduction in accessibility, of facilities and/or land used for open space, sport and recreation. This is due to the important role they play in improving health and well-being (both physical and mental) of communities.

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8.56 However, the potential loss of existing provision

could be supported if either a robust assessment demonstrates that the facility and/or land is surplus to requirement; replacement provision is made available of an equal or greater community benefit; or the application is for alternative sports and recreation facilities and/or use. In these instances, it is recommended that applicants undertake pre-application discussions with Sport England prior to submitting an application. 8.57 The general expectation will be that proposals

affecting existing open space, sport or recreation facilities will include provision for equivalent or greater quality, quantity and accessibility of open space, sport or recreation facilities (see criterion b). Replacement provision will need to be proposed as part of a planning application and be made available prior to commencement of development.

8.58 In addition to the above, when considering

development on school playing fields, the Local Planning Authority will expect applicants to demonstrate that there will be no net loss of sports and recreation provision. Applicants must, therefore, accord with the ‘exceptions’ outlined in Sport England’s Playing Fields Policy and Guidance (2018) or its replacement. 8.59 The East Hampshire Open Space, Sport

and Recreation Needs and Opportunities Assessment (2018) provides an audit of existing open space and identified local needs. This evidence will be used to underpin future decisions around existing open spaces, sport and recreation facilities across the area together with the Playing Pitch Strategy.

8.61 Applicants seeking to change the use

of community facilities, resulting in the loss of land and/or a facility, will need to demonstrate to the Local Planning Authority’s satisfaction that the viability of continuing the use has been fully and appropriately investigated, and that effective marketing has been undertaken where appropriate to demonstrate that there is no viable use as a community facility for the site. Evidence of a marketing strategy will be required to show reasonable and appropriate marketing of the site for community facilities over a sustained period of time (minimum of twelve months), and evidence of the level of interest in the site for all community uses related during the marketing period. 8.62 The list of uses considered a community

8.60 Where public service providers have an

on-going need to review and, if necessary, rationalise surplus land and facilities as part of wider strategies to improve local services in the community this may sometimes result in the loss of particular land and/or facilities, in order to reinvest proceeds of sale in local service improvements. Any such proposals will still need to fully comply with this policy.

facility in the NPPF includes uses that differ in the use class order. This policy does not apply when changing use within the broad umbrella of community facilities. I.e. a change of use between use classes but remaining within the list of community facilities as referenced in the NPPF is not considered a loss of a community facility.

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Policy DGC5: Provision and enhancement of open space, sport and recreation

Why we need this Policy 8.63 Access to high quality open spaces

and opportunities for sport and recreation can make an important contribution to the health, wellbeing and social cohesion of our communities. A strategy of provision, enhancement and protection is therefore needed for the existing facilities and the opportunities that the Local Plan Area can provide in terms of its wealth of beautiful countryside.

8.64 These spaces also have wider environmental

benefits. They support biodiversity, providing valuable habitat and links within the existing green network, which allow wildlife to migrate and better adapt to our changing climate. Open spaces also play a key role in flood risk management and are key elements to developing successful sustainable drainage systems (SuDs). As a predominately rural location, the Local Plan Area’s open spaces can also contribute to the perception of an attractive place to live, work and visit and provide opportunities to broaden the Local Plan Area’s tourism offer. 8.65 The purpose of this policy is to ensure

provision and enhancement is made for open space, sport and recreational facilities commensurate with assessed need for both existing and future residents.

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Policy DGC5

Provision and enhancement of open space, sport and recreation DGC5.1 New residential development will be required to provide new or

enhanced provision of useable public open space,8 sports and recreation facilities in accordance with the standards set out in Appendix E and in compliance with the latest Open Space, Sport and Recreation Needs and Opportunities Assessment (2018) or its subsequent replacement. However, consideration will also be given to the improvement and enhancement of nearby sports and recreation facilities that are of a low-quality standard or a poor state of repair. Open space, sports and recreation provision requirements should: a. be provided on-site or within close proximity to the site, in a suitable location. Exceptionally, where the development does not allow for the provision of such open space on site or within close proximity of the site, developers will be required to make a financial contribution of equivalent value towards the provision of new, or improvement of open space, sport or recreational facilities elsewhere in the locality, through entering into a legal agreement or another suitable mechanism; b. be multifunctional, fit for purpose, publicly accessible, support healthy lifestyles and meet the demands for participation now and in the future for outdoor recreation; c. consider the context of any existing provision (including deficiencies in particular types9 of open space or identified priorities in terms of facilities) and maximise any opportunities for improvement within the wider area where these are relevant to the development of the site; d. secure (when new provision is provided), appropriate mechanisms which will ensure the future satisfactory maintenance and management of the open space, sports and recreational facility in the long term. A holistic approach to the design of new open space should be taken including considering the contribution to place making, the green network and protecting and enhancing nature conservation and the water environment. New provision should also protect, enhance and manage path networks for active travel and/or recreation, including new and existing links to the wider countryside.

It does not include incidental areas, such as verges or visibility splays Open space typologies are identified in the East Hampshire Open Space, Sport and Recreation Needs and Opportunities Assessment (2018)

8 9

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Implementing the policy 8.66 As new development proposals are considered,

there will be a need to provide new open spaces and built facilities to meet the changing and growing demands of the population. 8.67 East Hampshire Local Planning Authority

will seek to: a. reduce deficiencies in public open space, sports and recreational facilities; b. ensure development provides an appropriate amount of new and useable open space, sports and recreation facilities; and c. improve the quality of, and access to, existing open spaces, sports and recreation facilities.

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8.68 To ensure the benefits set out above, new

residential developments in the Local Plan Area will be required to include a level of new open space and recreation provision to meet the development’s needs, without adding further pressure on existing facilities used by current communities. An Open Space, Sport and Recreation Needs and Opportunities Assessment (2018) has been undertaken for East Hampshire which has informed the required standards and improvement opportunities. The required standards are summarised in respect of quantity, quality and accessibility of open space provision within East Hampshire (Appendix E) and has been used to inform the provision requirements for new development.

8.69 In some local circumstances, it is acknowledged

that the standards outlined in Appendix E may not be appropriate. Where local sports and recreation facilities are of a low quality or a poor state of repair, consideration will be given to their improvement and enhancement, whereby it will result an increased capacity of the facility.

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TABLE 8.1: MONITORING OF DELIVERING GREEN CONNECTIONS LP Objective(s)

Integrated Impact Assessment Objective(s)

Objective C: Prioritising the health and well-being of communities in delivering what’s needed to support new development 1. 2.

To minimise carbon emissions and contribute to achieving net zero carbon emissions in the East Hampshire planning area To promote accessibility and create well-integrated communities To actively promote health and wellbeing across East Hampshire and create safe communities free from crime

LP Policies

Indicator

Annual Monitoring Target/Process

Data source

Policy DGC1 Infrastructure

Infrastructure provided to mitigate the impacts of development

Schemes provided during the monitoring period.

CIL

Policy DGC2 Sustainable transport

DGC2.1 – Location of new development with regards to the settlement hierarchy DGC2.2 – Applications meeting the requirements set out in DGC2.2

No of developments permitted within the upper tier settlements. No of applications refused.

HCC Monitoring Data Planning Permissions

Policy DGC3 New and improved community facilities

New and improved community facilities provided

New and improved community facilities provided during the monitoring period.

Planning Applications

Policy DGC4 Protection of Community Facilities

No loss of community facilities

Community Facilities lost during the monitoring period

Planning Applications

Policy DGC5 Provision and enhancement of open space, sport, and recreation

Number of new and enhanced open spaces, sports and recreation facilities provided.

Number of new and enhanced open spaces, sports and recreation facilities provided during the monitoring period.

Planning Applications

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O9 Homes for All

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09: Homes for All 9.1

9.2

East Hampshire is an exceptionally attractive part of southern England. It is a desirable place to live with its historic market towns and attractive villages set in beautiful countryside. However, this also makes it expensive.

East Hampshire District Council, as the Local Planning Authority, has an important role to play in making sure that everyone has access to a high-quality home that meets their needs, in an area they wish to live and that they can afford. This is fundamental to happy, healthy, successful residents and thriving communities.

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9.3

Addressing housing need through the provision of new homes is a fundamental part of any Local Plan. The National Planning Policy Framework (NPPF) is clear that planning authorities should prepare Local Plans to boost the supply of market and affordable housing to ensure the right types of homes are built in the right places to meet the needs of the Local Plan Area.

Local Plan Objectives Core Objective A:

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Our Changing Population 9.4

Evidence commissioned1 to inform preparation of the Local Plan, in terms of housing matters covered: • as assessment of the Government’s standard method for calculating housing need, including affordable housing need and the application of this for both planning authority areas – East Hampshire and South Downs National Park;

9.5

Demographic trends in particular past population growth indicates a total population of around 123,800 and distributed as illustrated in Figure 9.1.

9.6

By comparison published Census 2021 data has a population for the District as 125,700.

• Housing needs of older and disabled people and the evidence for different forms of specialist accommodation, including adaptable, wheelchair accessible housing and park homes; • An up to date assessment on size and type of market housing including self and custom build. • Affordable housing needs to reflect the wider definition of affordable housing in Government Guidance.

Housing and Economic Development Needs Assessment (HEDNA) 2022

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FIGURE 9.1: DISTRIBUTION OF POPULATION EAST HAMPSHIIRE SUB AREAS

NORTH WEST

NORTH EAST

SOUTHERN PARISHES

SOUTH DOWNS NATIONAL PARK

AGE DISTRIBUTION OF POPULATION

ESTIMATED POPULATION

overall estimated population

26.6% (32,980)

overall estimated population

28% (34,641)

overall estimated population

17.9% (22,131)

overall estimated population

27.5% (34,086)

PERCENTAGE OF POPULATION

YEARS

-16

16-64 YEARS

65+

-16 years

16-64 years

65+ years

17.9%

58.2%

23.9%

-16 years

16-64 years

65+ years

18.7%

60.5%

20.8%

-16 years

16-64 years

65+ years

17.3%

57%

25.7%

-16 years

16-64 years

65+ years

17.9%

57.1%

25%

YEARS

ONS mid year population estimates

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9.7

Page 212

In terms of age structure, the following figures summarises the proportions of the population falling into the broad categories of a) children, b) working-age and c) pensionable age). This shows that, compared with the regional and national position, East Hampshire has a higher proportion of people aged 65+ and slightly fewer children:

FIGURE 9.2: POPULATION PROFILE

PERCENTAGE OF POPULATION

EAST HAMPSHIRE

18%

58.3%

23.7%

HAMPSHIRE

18.4%

59.7%

21.9%

SOUTH EAST

19.3%

61.1%

19.7%

SUMMARY OF AGE BANDS

-16

16-64

65+

Source: ONS mid-year population estimates

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FIGURE 9.3: POPULATION CHANGE

POPULATION CHANGE 2011 - 2020 POPULATION 140,000

123,838

120,000 116,010

+7,828 (+6.78%)

TOTAL

100,000 80,000

+251

72,252

72,007

60,000 40,000

22,534

20,000 0

29,300 22,280

21.469

2011

2012

2013

2014

2015

2016

2017

2018

+6,766 (+30.0%)

+811

(+3.8%)

16 - 64

65+ Under 16

2020

2019

Source: ONS

(+0.3%)

FIGURE 9.4: POPULATION CHANGE

POPULATION CHANGE 2021 - 2038 POPULATION 140,000

129,624

122,628

120,000

+6,996 (+5.7%)

TOTAL

100,000 80,000

70,880

60,000

40,751

40,000

29,836

20,000 0

68,039

21.912

2021

2023 2022

Source: ONS

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20,834 2025 2024

2027 2026

2029 2028

2031 2030

2033 2032

2035 2034

2037 2036

2038

-2,840 (-4.0%)

+10,914 (+36.6%)

-1,078 (-4.9%)

16 - 64

65+ Under 16

9.8

A key driver of population change has been in the 65 and over age group, which between 2011 and 2020 saw a population increase of about 6,800 people: this age group increasing in size by 30% over the 9-year period.

9.9

Looking ahead over the Plan period there will be a 5.7% population increase across East Hampshire. In terms of what this means there will be a small decrease in children/teenagers and working age people but a 36% increase in the over 65 year olds.

9.10

The local plan, therefore, needs to reflect our changing population and provide a range of house types.

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Housing Need 9.11

Our local housing need3 has been determined as a minimum of 464 new homes per year within our Local Plan Area. As noted in Chapter 1 – Managing Future Development, when assumptions are made for potential unmet need in the National Park, the minimum local housing need requirement is 478 homes per year, which totals 9,082 over the plan period (2021-2040).

9.12

As demonstrated by national policy, it is essential that a sufficient amount and variety of land can come forward where it is needed to meet the requirements outlined above. Therefore, it is important that any proposed allocations for development are flexible to assist with potential issues around the delivery of sites.

See Housing Technical Note update September 2023

Page 216

9.13

Similarly, any needs that cannot be met within neighbouring areas should also be taken into account in establishing the amount of housing to be planned for. As detailed in the ‘Partnership for South Hampshire Spatial Position Statement’ (December 2023), there is a large amount of unmet identified within South Hampshire. However, the position statement can only provide a rough snapshot of the situation at a point in time and the true extent of any authority’s unmet needs will ultimately be determined through the various emerging local plans. Whilst no assumptions have been made on the unmet in South Hampshire that should be addressed by East Hampshire, it is considered that any dwellings surplus to the identified requirements in this Local Plan could go some way to potentially address those unmet needs.

FIGURE 9.5: HOUSING REQUIREMENT

9.14

8,816

266

9,082

EAST HAMPSHIRE LOCAL PLAN AREA

SOUTH DOWNS NATIONAL PARK UNMET NEED

OVERALL HOUSING REQUIREMENT

The overall minimum annual housing need figure identified above is not broken down into the housing needs of individual groups, hence the local plan includes policies for affordable housing; self and custom build housing; older persons and other specialist housing.

9.15

Local Plans are also required to plan for the accommodation needs of gypsies and travellers and travelling showpeople, which is also covered in this Section of the Local Plan.

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Housing supply 9.16

Whist the above requirement has been established, a number of these dwellings have already been built or are committed through planning permissions granted since 2021, the start of the plan period:

FIGURE 9.6: HOUSING SUPPLY

6,000

5,000

4,000

3,000

2,000

1,000

Page 218

940

3,965

1,320

6,225

COMPLETIONS (2021 - 2023)

COMMITMENTS (EXISTING PLANNING PERMISSION)

WINDFALL

TOTAL

FIGURE 9.7: HOUSING SHORTFALL

9,082 - 6,225 = 2,857

REQUIREMENT

SUPPLY

SHORTFALL

Policy H1: Housing Strategy 9.17

As defined by the Spatial Strategy (Policy S1) there is a need to plan for a total of 9,082 dwellings over the Plan Period (478 x 19 years). However, as set out above a proportion of this requirement has already been met.

9.20

Therefore, the following policy sets out the distribution of new homes to be allocated through the Local Plan to meet local housing needs, in accordance with the revised Settlement Hierarchy.

9.18

Taking the above sources of new homes into account, this then leaves a residual requirement of about 2,857 new homes. However there needs to be some allowance for flexibility and to allow for sites allocated not coming forward during the Plan Period. Therefore, sites capable of supplying a further 10-15% should be allocated to create a buffer.

9.21

In the context of the need for flexibility and addressing the potential unmet needs of the wider South Hampshire sub-region, the Local Plan allocates sites that could deliver more than the 2,857 new homes requirement listed above.

9.22

As a result, the proposed housing strategy suggests land is allocated for about 3,500 new homes.

9.19

Policy S1 acknowledges that no assumptions are made on the unmet needs of other neighbouring local planning authorities (with the exception of the SDNPA), but any dwellings surplus to the identified requirements could be attributed to any future identified unmet need.

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Policy H1

Housing Strategy H1.1 Provision is made for about 3,500 new homes in the most

sustainable and accessible locations in the Local Plan Area in accordance with the Settlement Hierarchy (Policy S2) and the following patterns of distribution:

Tier

Number of new homes to be provided

Tier 1

700 + Strategic allocation 1000

Tier 2

1,100

Tier 3

600

Tier 4 + 5

100

H1.2 Housing should be accommodated through development

and redevelopment opportunities within existing settlement policy boundaries in the first instance. H1.3 Housing outside settlement policy boundaries will be

permitted where they accord with Policy NBE1 or allocated for development in this Local Plan or are identified in a ‘made’ neighbourhood plan. H1.4 There should be no net losses from the existing stock

of homes in the Local Plan Area. Existing homes should be retained in residential use (or replaced at least in equal numbers, normally on the proposed site), unless there is a reasoned justification in the form of a benefit to the wider community.

See Housing Technical Note update September 2023

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Implementing the policy 9.23

The Local Plan advocates making as much use as possible of brownfield sites and/or under-utilised land in existing settlements. Development will be focused in the most sustainable locations that are well served by local facilities and services.

9.24

The housing strategy and the broad distribution of sites has been shaped by the Settlement Hierarchy (Policy S2), as well as the identification and analysis of specific sites, along with their associated opportunities and constraints.

9.25

The Local Planning Authority has considered a comprehensive range of sources to establish the best available information to identify and assess potential sites. This has involved several ‘call for sites’, as well as actively seeking to identify sites and broad locations that may have a part to play in meeting needs for all types of land-uses through the desktop review process.

9.26

All sites have been assessed through the Land Availability Assessment (LAA). The allocation of sites in this Local Plan has also been informed by the evidence base including the Integrated Impact Assessment (IIA) of individual sites.

9.27

Each proposed housing site is identified in Chapter 12.

9.28

Other mechanisms to meet the Local Plan Area’s housing needs are to resist proposals that result in the net loss of dwellings and to allow suitable homes in the countryside that are in line with Policy NBE1. Neighbourhood plans are also a useful tool to allocate further housing that achieves the vision and aspirations of specific communities.

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Housing provision 9.29

Page 222

Those sites allocated for housing purposes in the Local Plan in addition to sites coming forward for redevelopment, will also be required to comply with the following policies to ensure that the right type, size and tenure of homes receive planning permission to meet the needs of the Local Plan Area.

Housing Policies

Policy H2: Housing mix and type

Why we need the policy 9.30

National planning policy requires local planning authorities to plan for a mix of housing, based on current and future demographic trends, market trends and the needs of different groups in the community, including the elderly and people with disabilities. Local planning authorities should therefore identify the size, type, tenure and range of housing that is required in different locations.

9.31

Providing an appropriate mix of housing types and tenures is a vital part of creating sustainable communities and meeting the diverse needs of all people within the Local Plan Area.

9.32

Housing needs have been assessed through the Housing and Economic Development Needs Assessment (2022). Household needs within the Local Plan Area are varied and include requirements for singles, couples, families, the young, the elderly, as well as a requirement for affordable housing.

9.33

The increase in older population (people aged 65 and over) is linked to a higher level of disability in the population and both older and disabled people are identified as particular groups which have specialist housing needs, in the form of residential care solutions see Policy H5.

9.34

Based on demographic trends, smaller homes are needed, with the largest share of demand for new market homes likely to come from households needing two and three-bedrooms homes. In the affordable rented sector, demographic modelling suggests the majority of the requirement is for homes with one or two bedrooms.

9.35

Likewise, all new housing should have sufficient internal space to cater for a variety of different household needs (for example families and those with disabilities), with the aim of promoting high standards of amenity, accessibility and comfort. Minimum space standards will improve future residents’ quality of life and ensure that our homes are accessible and able to accommodate changing personal circumstances in the long term.

9.36

Self-build and custom-build housing is part of the Government’s strategy to improve housing provision. The Local Planning Authority maintains a register of those who have expressed an interest in self- and custom-build homes in the Local Plan Area.

9.37

There is also a need for affordable housing for those that cannot access either market rented or purchase options. Further details are set out below and covered by Policies H3 and H4.

9.38

It is also important to consider the accommodation needs of gypsies, travellers and travelling showpeople – see Policies H8 and H9.

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Policy H2

Housing mix and type H2.1 Proposals for residential development (including small sites)

must take account of the housing needs of the local area to ensure a range of house types, tenures and sizes are provided. H2.2 Taking account of the most up to date housing information,

applications for residential development should demonstrate how the proposal will address the: a. need for smaller homes; b. requirements of an ageing population and people wishing to downsize, including the provision of single-storey dwellings; H2.3 Proposals for self-build and custom housebuilding will

be supported where these comply with other development plan policies as relevant to the site and location. H2.4 Subject to design considerations developers should

demonstrate that all market homes will meet part M4(2) of the Building Regulations, Category 2: accessible and adaptable dwellings unless evidence indicates it is not feasible. Subject to site suitability, affordable dwellings should be built to accessible and adaptable standards to meet the requirements of Building Regulations M4(2), and, where evidenced by local need, a proportion of affordable dwellings to be built as wheelchair user dwellings to meet the requirements of Building Regulations M4(3). H2.5 Proposals for new residential units (including those

created through changes of use or conversions) will ensure that the internal layout and size of the units are suitable to serve requirements of future occupiers and be fit for purpose. The Local Planning Authority will assess all development proposals against the nationally described space standard.4

DCLG March 2015: technical housing standards – nationally described space standard

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Implementing the policy 9.39

All developments should provide a range of dwelling sizes and should not be dominated by large dwellings that are unlikely to meet the majority of the areas housing needs. Smaller dwellings – not necessarily flats, that allow for downsizing as well as first time buyers should be included as part of all new developments to encourage mixed and balanced communities, whilst providing homes for the greatest number of people in need. Provision of smaller homes should not equate to a reliance on flats to provide 1 and 2 bed properties.

9.40

The mix of homes within each proposal should be informed by the latest evidence of strategic and local needs, including the HEDNA (2022) or future reviews as relevant. However, given the clear evidence in the HEDNA of future household needs, it is important that new development focuses on providing smaller and medium size dwellings.

9.41

The Local Planning Authority recognises that future development will need to respond appropriately to local needs. Therefore, regard should be had to bespoke local housing need evidence relating to individual parishes, through the preparation of neighbourhood plans.

9.42

To help deliver a wide choice of accommodation consideration should be given to the provision of self-build or custom housebuilding plots on development sites and where there is an identified need on the Local Planning Authority’s Self-build and Custom Housebuilding Register.

9.43

It is recognised that many housing sites are small, and, in such instances, it may be more difficult to achieve the most appropriate mix and type. Nevertheless, the requirements should be broadly met.

9.44

The evidence from the HEDNA (2022) further demonstrates the importance of making provision for older persons housing, those with specialist needs. Therefore, all new market housing should meet the requirement for accessible and adaptable of the Building Regulations Part M(2). These should be designed into the development at the planning application stage but will be implemented through Building Regulations. In addition, to support the ageing population and the specific needs of people with mobility problems, proposals for wheelchair adaptable or wheelchair accessible affordable housing that meets requirement M4(3) of the Building Regulations, will be encouraged where such provision meets identified local need, as evidenced by the Housing Register.

9.45

Applicants are required to demonstrate that the internal space standards as specified in the Nationally Described Space Standards, have been applied and should provide internal floor plans not smaller than 1:100 scale, with metric room dimensions identified and the gross internal area (GIA) clearly identifiable. Housing which exceeds minimum internal space standards is encouraged and welcomed.

9.46

The Local Planning Authority will work with developers to agree on the most appropriate mix and type. It may not always be possible to provide a range of dwellings across all sites, the most up to date evidence of need at district and local level should be fully taken into account. Furthermore, the Local Planning Authority recognises that the most appropriate housing mix and the applications of higher optional design standards may not always be achievable, and account will be taken of any negative impacts on the viability of a scheme and local design considerations when determining the most suitable mix and type.

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Policy H3: Affordable Housing

Why we need the policy 9.47

Given the cost of housing in the Local Plan Area there is a significant need for additional affordable housing.

9.48

Affordable housing includes homes for rent or for sale that are available to households in the Local Plan Area whose needs are not met by the market, the HEDNA calculated the estimated annual need for affordable housing shown in figure 9.8.

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9.49

A robust affordable housing policy is therefore required in order to ensure the development of balanced and integrated communities and to deliver good quality, affordable housing for local people for present and future generations.

FIGURE 9.8: AFFORDABLE HOUSING NEED (PER YEAR)

NORTH EAST

NORTH WEST RENTED AFFORDABLE HOUSING AFFORDABLE HOME OWNERSHIP

=165

80 84

RENTED AFFORDABLE HOUSING AFFORDABLE HOME OWNERSHIP

SOUTHERN PARISHES RENTED AFFORDABLE HOUSING 49 AFFORDABLE HOME OWNERSHIP 49

SOUTH DOWNS NATIONAL PARK RENTED AFFORDABLE HOUSING AFFORDABLE HOME OWNERSHIP

TOTAL RENTED AFFORDABLE HOUSING AFFORDABLE HOME OWNERSHIP

=158 =98

99 94

=193

297 316

=613 Page 227

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Policy H3

Affordable Housing H3.1 In order to help meet affordable housing needs, all development which increases

the supply of housing by 10 dwellings or more (or is on sites of over 0.5 hectares) will be required to provide at least: i. 40% of the net number of dwellings as affordable housing, of which ii. 70% will be affordable housing for rent5, of which a minimum of 25% should be provided as social rent; and iii. The remainder (30%) as other affordable home ownership products to be agreed with the Local Authority H3.2 Affordable housing should be provided on-site, indiscernible from, well integrated with

and dispersed throughout the market housing. Only where it can be demonstrated that exceptional circumstances exist, or where the Local Planning Authority exercises discretion to deliver a more favourable strategic outcome, will off-site provision be allowed, a hybrid delivery model, or the payment of a financial contribution made (equivalent in value to it being provided on-site). H3.2 The type and size of dwellings, in terms of bedroom numbers, habitable rooms

or floorspace will be determined on a site-by-site basis using the most appropriate information that helps deliver the type and size of affordable units needed, as identified by the Local Planning Authority and in compliance with Nationally Described Space Standards. H3.3 Subject to site suitability, affordable dwellings should be built to accessible

and adaptable standards to meet the requirements of Building Regulations M4(2), and where evidenced by local need, one or more of the affordable dwellings will be built as wheelchair user dwellings to meet, or exceed where justified, the requirements of Building Regulations M4(3). H3.4 The affordable housing for rent should be used solely for that purpose and remain

at an affordable price for future eligible households, or the subsidy should be recycled for alternative affordable housing provision. H3.5 Only when fully justified, will the Local Planning Authority grant planning permission

for schemes that fail to provide 40% affordable housing, or fail to include the requirements set out above. Any such proposals must be supported by evidence in the form of an open book viability assessment (subject to independent assessment at the expense of the applicant), demonstrating why the requirements cannot be met. H3.6 Developments that seek to avoid the requirements of this policy by failing

to make efficient use of land or by artificially subdividing land into smaller sites will not be permitted.

As defined by NPPF 2023

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Implementing the policy 9.50

In light of the need to increase the supply of affordable housing, the Local Planning Authority will require all developments (involving C3 dwellings) of 10 or more units (gross), or sites with an area in excess of 0.5 hectares, to make a contribution towards affordable housing provision of 40%.

9.51

The affordable housing provision required is expected to be located on the same site and to be compliant with other policy requirements. The need for a contribution towards affordable housing will be based upon the gross number of homes developed on all sites in cases where a site is segregated into smaller sites.

9.52

The policy seeks to ensure that the affordable housing is dispersed amongst the market housing and is to be genuinely ‘pepper-potted’ and not in blocks. Due to maintenance and management arrangements it may be acceptable to develop small clusters of up to ten affordable homes, but the clusters should be dispersed and indistinguishable from the market housing.

9.53

In terms of application of the percentages prescribed in Policy H3, applicants will be expected to demonstrate compliance and only in exceptional circumstances where there is specific local evidence of different proportions of housing need will consideration be given to any variance. If applicants consider this to be the case, they should engage early with the Local Planning Authority.

9.54

It is considered that the provision of rented and intermediate housing on a site will allow for a mix of different income groups to reside within affordable housing schemes. However, the Policy also needs to ensure that the Local Planning Authority can be flexible, particularly when dealing with smaller sites or where it is appropriate to consider other site-specific factors, including market changes, viability and what is right for the community. In reaching any decision the planning authority will bear in mind the identified high level of need for rented housing which is genuinely affordable.

9.55

In exceptional cases where it can be demonstrated that the provision of affordable housing on site will make the scheme unviable, the Local Planning Authority may accept a commuted sum in lieu of actual provision. Commuted sums will also be charged for an incomplete (fractional) number of affordable units on site. The Local Planning Authority may also consider instances where application of the policy triggers a need for a small number of affordable homes (less than 5), a commuted may be a better solution rather than on-site provision and this should be discussed with the Local Planning Authority at the outset.

9.56

The sizes, types and tenures of homes provided will be determined on the basis of local need as identified in the most up-to-date HEDNA and, where appropriate, by other local needs surveys and information. Based on current evidence, the expectation is that 70% of affordable housing should be for social or affordable rent, with the remaining 30% for intermediate and/or shared ownership type housing. There should also be a focus on smaller dwellings 1-3 beds as evidenced by the HEDNA .

9.57

Given the ageing population, all affordable housing provision should be compliant with Buildings Regulations M(2) with regard to accessible and adaptable dwellings, unless the nature of the site prohibits this and demonstrable evidence is available to support a departure from the policy. In addition, applicants should have early conversations with the Council’s Housing team to determine if there is a need for any M(3) dwellings (Wheelchair user) on the site.

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9.58

9.59

This policy applies to all types of residential development including private retirement homes, sheltered accommodation, extra care schemes and other housing for older people where these fall within Use Class C3 (Dwelling houses). Where specialist or supported accommodation within Use Class C3 is being provided applicants should approach the Local planning Authority at an early stage to establish whether on-site or off site affordable housing provision would be appropriate or whether the contribution should be in the form of a financial contribution. As much affordable housing as is viable (up to 40%) will be sought for specialist and supported housing in C3 use, on a site by site basis. First Homes was introduced as a new affordable home ownership product by the Government in May 2021 and national guidance requires 25% of the affordable housing provision to be provided as First Homes. This however, has an impact on the other forms of affordable homes needed in the district, particularly if priority is given to social rented tenures then there is a consequential squeeze on shared ownership or other intermediate provision. The HEDNA 2022 explored in detail the matter of affordability in the Local Plan Area and it is apparent that given the high house prices about 40% of the population currently living in the private rented accommodation cannot afford to buy or rent market housing. Median house prices are about £207,500 for a flat in East Hampshire and to be affordable this would need to be around £125,000 - £142,000 so discounted by 23-32% (HEDNA 2022). So application of a first homes policy would potentially only generate 1 bed flats, whilst this would satisfy some of the affordable housing need it is considered that this is too restrictive. Consequently, it is not proposed at this stage to require first homes as part of the affordable housing mix, that does not however preclude developers promoting such sites and each case will be assessed on a site by site basis.

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9.60

Where further local evidence has been prepared of affordable housing need and viability as part of the preparation of Neighbourhood Plans, these may require a higher proportion of affordable housing to be provided to that set out in this policy.

9.61

For all forms of affordable housing it is important that this responds to local need consequently, those expressing a need to live in the locality will need to show that they: a.

are unable to afford open market housing which is for rent or sale within the parish; and b. are closely connected or have previously been closely connected to the parish through work or residence; or c. have immediate family (parents, grandparents, adult children or siblings) who live in the parish; or d. need to move to a particular parish where failure to meet that need would cause hardship to themselves or to others; or e. have a real need to live in the parish to support or be supported by a member of family ordinarily resident in the parish.

Policy H4: Rural Exception Sites

Why we need the policy 9.62

National Planning Policy advocates that in rural areas planning policies and decisions should be responsive to local circumstances and support housing development that reflect local housing needs.

9.63

Rural exception sites are a recognised tool to delivering affordable housing to meet identified local needs, even if allowing some market housing on such sites helps to facilitate this.

9.64

Such housing should be located where it will enhance or maintain the vitality of rural communities through supporting local services. Where there are groups of smaller settlements or clusters of housing in the countryside, development in one village may support services in a village nearby.

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Policy H4

Rural Exception Sites H4.1 Outside of defined settlement boundaries, developments of affordable

housing6 on land adjoining or closely related to villages will be supported provided that: a. b. c. d.

f. g.

h. i.

6 7

there is an identified local need as indicated by the most recent Hampshire Home Choice and as agreed by the Local Planning Authority; and the proposal must not be in excess of the local identified need; and any site must be adjacent to and well related to the village and existing facilities; and the proposal to be of a size proportionate to the settlement which has adequate facilities and services to ensure the development is sustainable and the proposal will enhance or maintain the vitality of rural communities; and the Local Planning Authority must be satisfied that the long-term occupancy of the dwellings can be controlled to ensure that the housing will continue to be available for a local need at an affordable price and this will be defined by a legal agreement; and the affordable rent products will be brought forward and managed by an affordable housing provider, approved by the Local planning Authority; and occupancy (rented tenures) both initially and on subsequent change of occupancy, will be restricted to a person in housing need, unless otherwise agreed by the Local Planning Authority, that is: a. A resident of the parish; or b. works in the parish; or c. has strong links with the parish as set out by Hampshire Home Choice; proposals for Entry-Level Exception Sites7 suitable for first time buyers (or those looking to rent their first home) will also be considered; and consideration will be given to incorporation of a small proportion (up to 30%) of market housing, provided that it can be demonstrated that this is necessary in order to ensure the overall viability of the site.

As defined by NPPF– see Glossary As defined by para 72, footnote 35 to NPPF 2023

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Implementing the policy 9.65

New residential development is not normally permitted outside of settlement policy boundaries, this can lead to specific problems of housing affordability and generally results in low levels of affordable housing provision in the rural areas.

9.66

The size of a rural exception site will depend on the level of need and site-specific considerations. As a general rule, rural exception sites are envisaged to be up to 20 dwellings, but this would not preclude larger developments where there is an established local need.

9.69

In addition to suitable sites on the edge of defined settlement boundaries, there are a number of small villages within the Local Plan Area that do not have defined boundaries, this policy will enable such sites to be positively considered where it meets an identified local affordable housing need. Potential sites may be identified through neighbourhood plans and through discussions with parish councils and local communities.

9.70

The people expressing a need to live in the locality will need to show that they:

9.67

Rural exception policies, which provide 100% affordable housing, are well established and such a policy has been applied in previous Local Plans. This policy enables further housing to come forward where a proven affordable housing need is identified and cannot be met through existing housing allocations in the Local Plan or relevant Neighbourhood Plan.

9.68

Rural exception sites should provide homes for rent in the first instance, however, the LPA will support sites that deliver 100% affordable housing by offering a degree of flexibility on tenure, as required, to enable sites to come forward. In exceptional circumstances, a proportion of market housing may be acceptable to assist bringing these sites forward. However, other types of affordable housing tenures (including entry-level homes) should initially be considered.

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Policy H5: Specialist housing Why we need the policy 9.71

9.72

The Local Planning Authority has an obligation to ensure that the housing needs for all people are considered and provided for wherever possible. Whilst many people wish to have and retain their independence, for some there is a need for specially designed and/ or managed accommodation, tailored to a particular specialist need. This is often for more vulnerable members of our society, such as the frail, elderly or those needing specialist social support, who would benefit from on-site support. To create inclusive communities, this type of accommodation should be located in accessible areas with links to public transport and local facilities. There is considerable existing provision of older persons accommodation in the district, and more being provided. Whilst there is an ageing population, and a growing general need, it is important that proposals for such accommodation are genuinely meeting specific local needs. With regard to older persons accommodation analysis from the HEDNA reveals that there is a need for about 830 housing units with support (sheltered/retirement housing) and around 760 housing units with care (extra care) together with additional nursing care bedspaces over the plan period.

As defined by The Housing (Homeless Persons) Act 1977

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9.73

Specialist housing is not limited to the older populations. Vulnerable people can include those who are homeless,8 people with physical or mental health issues, people with learning difficulties, people with alcohol or drug problems, young people at risk, ex-offenders and those at risk of domestic violence. A stable environment enables people to have greater independence and a chance to improve their quality of life.

9.74

The provision of specialist housing can have a positive and strategic impact by providing additional services and facilities in an area for the benefit of the wider community.

FIGURE 9.9: OLDER PERSONS HOUSING NEEDS

830

760

elderly housing units

elderly housing units with care

Policy H5

Specialist housing H5.1 Proposals for specialist and supported housing that meets

the needs of older persons or others requiring specialist care will be permitted: a. on sites within settlement boundaries; and b. on sites in the countryside provided: i. there is a proven local need for the development; and ii. this cannot be accommodated in the built-up area, and iii. the site is well related to an existing settlement with appropriate access to services and facilities either on or off site H5.2 Proposals that result in the loss of specialist housing

will not be considered acceptable unless it can be demonstrated that there is no longer a need for such accommodation in the Local Plan Area, or alternative provision is being made available locally through replacement or new facilities.

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Implementing the policy 9.75

Provision for specialist housing will be supported within the settlement boundary. Where proposed in the countryside, there must be a proven local need. In the first instance, local need will be defined as the relevant town or parish, extending to neighbouring towns/parishes (this will include neighbouring parishes in the SDNP). When demonstrating need, in additional to assessed need, regard should also be had to existing and proposed provision. This is to guard against over provision of a particular type of accommodation or care.

9.76

A proportionate level of evidence should demonstrate that there are no suitable sites within the built-up area. The area considered should relate to the area for which there is a proven local need. It will not be necessary to investigate all settlements in the district.

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9.77

Specialist housing may be required, but not limited to, meeting the needs of older people, people with physical disabilities, people recovering from/living with mental illness, people with limited mobility, and people with a learning disability. This could be achieved by providing a range of different types of housing including sheltered housing with care support, staffed hostels, residential care homes, wheelchair accessible housing or housing that is easily adaptable for wheelchair use, and generally homes for older persons, children and other groups with particular specialist housing needs.

9.78

This policy applies to all specialist and supported accommodation proposals, whether these fall into Use Class C2 (residential institutions) or C3 (dwelling houses), or they provide a mixture of both types of residential use. Where proposals include C3 uses, which allow for independent living, the proposed mix of housing tenures, sizes and property types will be determined on a site-by-site basis. Affordable housing provision will also be expected in relation to C3 uses in accordance with Policy H3. However, this provision may be in the form of supported housing, including extra-care housing for older and younger persons.

9.79

9.80

In line with Planning Practice Guidance, it is for a Local Planning Authority to consider into which use class a particular development will fall. Sheltered accommodation and extra care accommodation are considered as being in Use Class C3. Residential nursing care accommodation (including end of life/hospice care and dementia care home accommodation) is considered as being in Use Class C2. Developers are encouraged to seek pre-application advice to establish whether their proposal may be classified as C2 or C3 use due to the implications for the provision of affordable housing and other developer contribution matters. Consideration will be given to the level of care and scale of communal facilities provided. The Local Plan Area faces a demographic challenge in the coming decades, with a substantial rise forecast in its older population and whilst some of the housing needs of older people will in future continue to be met through the provision of general needs accommodation (e.g. mainstream housing, bungalows, step free apartments), there will be an increasing need for specialist accommodation types to cater for this demographic change.

9.81

The number of residents within the Local Plan Area who suffer from dementia and/or a long-term health problem or disability (LTHPD) is increasing and therefore it is important that developments allow people living with dementia or a LTHPD the ability to live well and remain independent for longer. It is acknowledged that good urban design and accommodation with appropriate access to services and facilities enables those living with dementia or LTHPD to remain independent for longer.

9.82

This Policy requires that sites in the countryside have appropriate access to services and facilities. The settlement hierarchy and the community facilities study provide guidance on the most sustainable settlements in the Local Plan Area.

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Policy H6: Park Home Living Why we need the policy 9.83

Established mobile home parks make an important contribution to the choice of lower cost housing in the district. Modern park homes are well designed single storey dwellings which generally are more cost effective to acquire and maintain. Many consider park homes to be an attractive form of permanent home, often within a community setting.

9.84

There is an established need for park homes, with provision in the Local Plan Area considered to be worthy of safeguarding. Loss of this type of accommodation would lessen the available choice of housing and put pressure on the need for affordable and/or ground floor accommodation. Whilst some park homes may meet some disabled and specialist accommodation needs through choice, they are not official provision of this.

Policy H6

Residential mobile home parks H6.1 Land with planning permission for permanent residential mobile

home parks will be safeguarded from alternative development. H6.2 Where this land is located within a large development

site, relocation of the accommodation within the site is acceptable in principle subject to sufficient justification and no harmful impacts on the environment, access, drainage and other considerations. At least the equivalent amount of accommodation must be provided as part of any relocation. Relocation off site will not be permitted. H6.3 Development proposals for new residential mobile

home parks (including expansion and intensification of existing sites) will be treated as new dwellings and determined in accordance with the relevant policies in the Development Plan.

Implementing the policy 9.85

This policy does not apply to holiday mobile home parks.

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Policy H7: Gypsies, travellers and travelling showpeople accommodation Why we need the policy 9.86

National Planning Policy requires local authorities to plan for the needs of their Gypsy, Traveller and Travelling Showpeople communities. The following policies therefore cover site requirements when the Local Planning Authority receives a planning application for accommodation and the need to ensure those sites already in use for gypsy, traveller and travelling showpersons accommodation are retained.

9.87

Some provision of Gypsy and Traveller accommodation is likely to be made through planning permissions being granted on appropriate unallocated land, particularly where households wish to meet direct family need within existing sites or family circumstances change and new households are formed requiring new sites. In addition, the provision of transit accommodation on well-travelled routes, can help reduce incidences of unauthorised encampments. This policy therefore sets the criteria that will be used to determine applications on unallocated land.

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Policy H7

Gypsies, travellers and travelling showpeople accommodation H7.1 Development proposals for Gypsy, Traveller and Travelling Showpeople pitches or plots

(as defined in ‘Planning Policy for Traveller Sites’ (2015) or any subsequent policy and taking account of any relevant case law) and ancillary buildings will be permitted where: a. b.

c. d.

e. f. g. h.

the site is conveniently located for access to schools, medical services and other community facilities; the use of the land will not result in an unacceptable adverse impact upon local amenity, the landscape, the existing character and appearance of the area and the natural and historic environment; and the use of the land is of a scale which respects, and does not dominate, the settled community; the site has a safe vehicular and pedestrian access from the public highway and adequate provision for parking; turning and safe manoeuvring of vehicles within the site; the site is or has the potential to be provided with infrastructure such as power, water supply, foul water drainage and recycling/waste management; the site can provide opportunities for healthy lifestyles for residents; the site is not enclosed with hard landscaping, high walls or fences, to an extent that suggests deliberate isolation from the community; ancillary buildings are of an appropriate scale and size and should not be capable of being used as or converted to a bricks and mortar dwelling.

H7.2 Proposals for mixed residential and business activities will be assessed

on a site-specific basis, taking the above criteria into account. H7.3 Proposals for transit Gypsy and Traveller accommodation will be permitted

where the proposal: a. complies with the above criteria (except for d); b. can demonstrate it is located on an established travelling route; c. provides accommodation available to all members of the Gypsy and Traveller community (i.e. it is not restricted to family, friends or by association). H7.4 Any development granted under this policy will be subject to a condition limiting

occupation to Gypsies, Travellers or Travelling Showpeople (as defined in ‘Planning Policy for Traveller Sites’ (2015) or any subsequent policy and taking account of any relevant case law), as appropriate.

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Implementing the policy 9.88

It is recognised that there are unlikely to be sites which would meet every one of these criteria. A ‘best fit’ approach will therefore be adopted.

9.89

In creating inclusive, mixed and sustainable communities, efforts should be taken to facilitate community cohesion. Sites should be well related to settlements with services and facilities accessible. Sites should not be designed to be deliberately isolated from the community – instead they should be visible and accessible, encouraging social interaction with neighbours and the local community. Where screening is proposed, a natural style is encouraged.

9.90

Sites should provide opportunities for healthy lifestyles for residents; such as providing adequate landscaping, garden area and play areas for children. Sites should avoid being entirely hardstanding.

9.91

To support applications, evidence concerning the ability for the site to be provided with infrastructure such as power, water supply, foul water drainage and recycling/waste management should be supplied.

9.92

Ancillary buildings are often provided alongside mobile homes, providing facilities such a wash rooms, laundry rooms etc. These must have a linked use to the main function of the land as traveller accommodation. They are not a requirement on site, and some traveller sites may not include them, with all facilities being provided within a static mobile home.

9.93

Transit accommodation can help reduce unauthorised encampments and provide the police with greater powers to respond. If there is available accommodation on a transit site, the police can direct encampments to move there. Without available transit accommodation, the police are limited in what they can do. Careful consideration should be given to the location of a transit site to ensure it is on a well-established travelling route.

9.94

Provision of ‘transit’ accommodation for friends and family to visit existing gypsy, traveller and travelling showpeople sites should be dealt with using planning conditions specifying the number of days the site can be occupied by more than the allowed number of caravans (which permits visitors and allows attendance at family or community events).

9.95

Any planning permission will include a planning condition or obligation to ensure the occupancy of the site is limited to persons as defined in ‘Planning Policy for traveller sites’ (2015) or any subsequent policy and taking account of any relevant case law.

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Policy H8: Safeguarding land for gypsy, traveller and travelling showpeople accommodation

Why we need the policy 9.96

Within the Local Plan Area, the overall scale of need for Gypsy, Traveller and Travelling Showpeople accommodation has risen. The Local Planning Authority has a responsibility to develop a fair and effective strategy to address these needs.

9.97

Policy H8 sets out the number of pitches and plots required over the plan period and sites are allocated for new pitches and plots.

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9.98

Policy S1 Spatial Strategy sets out the number of pitches and plots required over the plan period and sites are allocated for new pitches and plots.

Policy H8

Safeguarding land for gypsy, traveller and travelling showpeople accommodation H8.1 Land with planning permission for permanent gypsy, traveller

and travelling showpeople accommodation will be safeguarded from alternative development. Where this land is located within a proposed large development site, relocation of the accommodation within the site is acceptable provided at least the equivalent amount of accommodation is provided and there are overall benefits to the occupants. Relocation off site will not be permitted.

Implementing the policy 9.99

Across the Local Plan Area there are many existing sites which have a permanent planning permission for gypsy, traveller and travelling showpeople accommodation. Most of these were granted permission several years ago with conditions limiting occupation to those falling within the traveller definition applicable at the time and sometimes specific to named occupants. The GTAA highlights that some occupants may no longer travel, or their travelling status is unknown. However, the Local Planning Authority acknowledges that these are well established sites with a confirmed planning status for gypsy, traveller or travelling showpeople accommodation.

9.100 This policy therefore sets out that all land

which has planning permission or lawful use for gypsy, traveller and travelling showpeople accommodation will be safeguarded to ensure that the permitted use is not lost through the grant of any subsequent planning permission, or relaxation of planning conditions, to allow for other types of development or occupation by other communities.

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TABLE 9.1: MONITORING OF HOMES FOR ALL LP Objective(s)

Integrated Impact Assessment Objective(s)

2. Provide a sustainable level of housing growth to meet future housing needs and to provide homes for all, helping to deal with the issues of affordability and an ageing population. The Local Plan will: c) identify and maintain a supply of land to meet the requirements for market housing and housing that is affordable, ensuring this is of the right size, type and tenure, and is in the right location; and d) make provision for gypsies, travellers and travelling showpeople accommodation to meet needs.

To provide good quality and sustainable housing for all.

LP Policies

Indicator

Annual Monitoring Target/Process

Data source

Policy H1 Housing Strategy

Number of dwellings delivered in each settlement tier

Number of dwellings completed in each settlement during the monitoring period

HCC/EHDC – housing monitoring data

Total number of dwellings completed 3 beds or less (smaller homes) Policy H2

Housing mix and type

Number of accessible and adaptable houses permitted Provision of self and custom build

Policy H3

Affordable Housing

Proportion of affordable vs market housing on qualifying sites

As required to meet local needs Delivery of housing in line with the housing trajectory Meeting the requirements of those on the self build register 40% of qualifying sites delivered as affordable housing 70/30 tenure split social rented/affordable home ownership

EHDC – housing team HCC/EHDC – housing monitoring data EHDC – Self build Register

HCC/EHDC – housing monitoring data EHDC – housing team

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LP Objective(s) Policy H4

Rural Exception sites

Policy H5

Specialist Housing Policy H6

Residential mobile home parks

Integrated Impact Assessment Objective(s) Number of new homes delivered on rural exception sites

As required to meet local needs

Provision of older persons accommodation

As set out in HEDNA 2022

Net change in plots on residential mobile home parks

No net loss in plots.

Net change in number of gypsy pitches or yards for travelling showpeople

No net loss in pitches or yards

Provision in line with HEDNA 2022.

HCC/EHDC – housing monitoring data EHDC – housing team HCC/EHDC – housing monitoring data

HCC/EHDC – housing monitoring data

Policy H7

Gypsies, travellers and travelling showpeople accommodation Policy H8

Safeguarding land for gypsy, traveller and travelling showpersons accommodation

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Provision in line with GTAA 2023

EHDC – monitoring of planning permissions and appeals.

10 supporting the local economy

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10: Supporting the Local Economy 10.1

National Planning Policy requires planning policies to create conditions in which businesses can invest, expand and adapt, both within the built up and rural parts of the Local Plan Area.

Background

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10.2

The majority of businesses in the Local Plan Area, regardless of their location are small to medium enterprises (SMEs). It is therefore important these are retained and that they are allowed to grow and diversify through the provision of new floorspace to ensure that within the Local Plan Area there are sufficient premises of varying types to meet modern business needs.

10.3

There is a particular need to ensure productivity levels and job densities are improved so that the economic performance of the Local Plan Area remains competitive when compared with Hampshire and the South East.

10.4

Furthermore, the way we shop has resulted in our town centres changing, yet there is still a need to ensure that where we have clusters of retail activity, these are allowed to thrive and grow to support sustainable communities.

Objective A:

Providing sustainable levels of growth through the Local Plan

A2 A3

Provide a sustainable level of economic growth to ensure that local people of all ages can access employment. The Local Plan will: a) identify and maintain a flexible and varied supply of land and buildings for business that is the right type and in the right location, including the rural areas;

Ensure our defined town and village centres provide a range of retail and associated activities to maintain and improve their vitality and viability.

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Our Changing Economy 10.5

This section of the Local Plan covers traditional employment activities such as office and industrial workspace in both the built-up areas and rural parts of the Local Plan Area, together with retail activity in our numerous towns and local centres, plus tourism.

10.6

A number of external influences have been at play in recent years, the economy is still recovering from the Covid pandemic and there have been changes at national level as to how specific uses are recorded in planning terms. The introduction of Class E to the Use Classes Order in 2021 has broadened the range of activities that fall under this category and hence will not need planning permission to change to another activity within the same Class.

10.7

Across the District 7,155 business units were recorded in 20211. The business base is focused on small businesses. 98% of businesses have less than 50 employees and of this, micro businesses with less than 10 employees account for 88% of total businesses. There are 120 businesses units employing over 50 persons, of which 10 have 250+ employees:

TABLE 10.1: BUSINESS BASE BY SIZE 2021 East Hampshire

% Businesses, E Hampshire

Hampshire

South East

0-4

5,420

75.8%

74.0%

5-9

855

11.9%

11.8%

10-19

480

6.7%

6.9%

20-49

280

3.9%

4.5%

50-99

1.0%

1.5%

100-249

0.6%

0.8%

250+

0.1%

0.3%

Total

7,155

100%

HEDNA - ONS Inter-departmental Business Register (IDBR)

Businesses paying VAT or which are PAYE registered. Source ONS Business Workbook 2021

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10.8

As a rural district there are no large employment centres which benefit from critical mass (in terms of labour and the local market for goods and services).

10.9

Consequently, there has been historically and continues to be out-commuting to higher paid employment in surrounding areas and to London. But this is not untypical of areas with similar characteristics. There are commuting flows in a number of directions including to London, Waverley and Guildford, Winchester, and to Havant and Portsmouth in South Hampshire, as indicated on the image below:

FIGURE 10.1: COMMUTING FLOWS TO/FROM EAST HAMPSHIRE IN 2011

Source: HEDNA 2022

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TABLE 10.2: POPULATION AND WORKFORCE GROWTH 2011 – 2020 East Hants

Hampshire

South East

Growth in Total Population, 2011-20

6.7%

5.1%

6.5%

6.0%

Growth in Working-Age Population 16-64, 2011-20

0.4%

0.0%

2.1%

2.2%

Actual Growth in WAP 16-64, 2011-20

300

-100

117,200

900,900

Source ONS mid-year population estimates

10.10 There has been minimal workforce growth

(those aged 16-64), in recent years due to the older population structure. Over the period since 2011 the District’s working-age population has grown by just 300 persons (0.4%).

HEDNA May 2022

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10.11 Growth in employment is projected2 across

a range of sectors, with a focus on health; professional, scientific and technical jobs; admin and support and construction. However, this is offset by a decline in manufacturing. Translating this to land requirements, in fact creates a stable position with a gross need of about 28.2ha of land over the plan period. This is already met through existing commitment and allocations, together with proposed allocations for employment purposes at Alton and Whitehill and Bordon.

Business Units by Sector – East Hampshire, 2021

professional, scientiﬁc & technical Construction Information & communication Business administration & support services Retail Arts, entertainment, recreation & other services Production Health Agriculture, forestry & ﬁshing Accommodation & food services Wholesale Property Motor trades Transport & Storage Education Finance & insurance Public administration & defence

FIGURE 10.2: BUSINESS UNITS BY SECTOR – EAST HAMPSHIRE, 2021 1,420 920 625 600 525 420 420 335 295 285 270 260 230

175 160 160 55

200

400

600

800

1,000

1,200

1,400

1,600

Source: HEDNA - ONS Inter-departmental Business Register (IDBR)

10.12 This also reinforces the need to retain existing

10.14 The following policies seek to provide sufficient

stock and to allow diversification, expansion and intensification to both boost productivity and provide a range of jobs for local residents.

guidance to allow for a range of employment and retail proposals to be positively considered over the plan period.

10.13 Preparation of the Local Plan has provided

the opportunity to review the employment areas and town centres and understand the range of employment activities that exist in the rural area.

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Employment Policies

Policy E1: Planning for economic development

Why we need the policy 10.15 The Policy aims to ensure that sufficient

land is available to support economic growth and diversification in the Local Plan Area, in accordance with National Planning Policy which requires planning policies to create conditions in which businesses can invest, expand and adapt. In terms of the rural economy policies should allow for the sustainable growth and expansion of all types of businesses in rural areas, including the diversification of agricultural and other land-based rural businesses and tourism.

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10.16 The Policy also aims to direct commercial

related development to the larger settlements of Alton and Whitehill & Bordon, to support the provision and retention of modern industrial and office floorspace on existing employment sites. Elsewhere there are numerous smaller employment sites these provide valuable local employment opportunities, and also need to be retained and allowed to expand and diversify to ensure they provide the necessary commercial floorspace required across the Local Plan Area.

10.17 The Local Planning Authority recognises

that the majority of businesses in the Local Plan Area are small to medium enterprises (SMEs) and therefore it is important that floorspace is provided to support the establishment and growth of these businesses, through the provision of follow-on space. 10.18 The need to renew and refurbish employment

floorspace, is also imperative to ensure the supply of premises is suitable for modern business needs. Latest ONS available data (2020) shows productivity levels in the Local Plan Area of £48,487 per filled job are below the UK average £58,054 per filled job (source ONS 2020). In addition, the ratio of total jobs to population aged 16-64 in the Area stands at 0.66 (source ONS, 2021) which is the third lowest in Hampshire. This is significantly below the South East and National averages of 0.85. 10.19 It is therefore important that opportunities

to maximise improvements to productivity and job density are sought to ensure that the Local Plan Area can remain an attractive place to do business. 10.20 Looking ahead there is also a need to ensure

10.21 There also are pockets of deprivation and

economic inactivity, established businesses in the Local Plan Area report skills shortages and difficulty in recruiting locally. This indicates a skills mismatch and therefore non-residential developments exceeding 1,000 sqm (net) and residential developments proposing 50 or more (net) dwellings will be required to enter a skills and training agreement. 10.22 A further challenge has been generated

through the relaxation of planning rules and a more flexible Use Classes Order introduced in 2021. Class E now covers a wider range of uses such as retail, food and drink establishments, various professional and financial services, in addition to offices and light industrial processes previously covered by Class B1a-c. This means a greater range of activities can occupy units without the need for planning permission. Class B2 General Industry and Class B8 Storage and Distribution have been retained. It is therefore important that within the District where purpose built employment development exists this is retained and allowed to expand and diversify to ensure the local economy remains buoyant and productive.

that the Local Plan Area not only retains its existing provision of sites but also seeks to encourage and attract higher value businesses, to improve productivity. Net out-commuting stands at around 10,000 workers per day.

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Policy E1

Planning for economic development E1.1 Proposals for new development and the redevelopment

of existing buildings and premises for employment uses will be supported: a.

Within the designated strategic employment sites and existing local employment sites within settlement boundaries; and b. On suitable sites within a settlement policy boundary; or c. Within the countryside, proposals will be required to demonstrate a need for development at that location and compliance with other plan policies. E1.2 Opportunities for employment and workforce skills

training will be required by means of Section 106 agreements for non-residential developments exceeding 1,000sqm or from developments providing 50 or more (net) dwellings.

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Implementing the policy 10.23 Proposals that promote an increase productivity

and job density will be encouraged. 10.24 The Council requires applicants to enter

a S106 agreement for the provision of a ‘Local Employment and Training Plan’ to mitigate for skills shortages, increase apprenticeship opportunities, reduce unemployment and provide career opportunities for residents, on larger development proposals.

10.27 On other existing employment sites, including

those in the rural area (outside of defined settlement boundaries), proposals for the retention and provision of small business units, suitable for start-ups and SMEs will be encouraged. Opportunities to diversify will be considered on a case-by-case basis taking into consideration the nature of the site, its locality and compliance with other plan polices. 10.28 Policy E4 provides guidance in relation to the

10.25 Local Employment and Training Plans typically

cover the following outcomes (both construction and end user phases): • Number of opportunities for unemployed residents • Number of apprenticeships • Training and work experience for younger people • Educational and workforce training opportunities

retention and provision of tourism uses within the Local Plan Area.

10.26 This plan will need to be submitted and agreed

by the Council’s Economic Development service prior to the commencement of the development. For those proposals which may not include provision of the elements referred to above, there may be an option to make a financial contribution towards the Get East Hants Working Initiative administered by the council. However, this will need to be discussed and agreed prior to the determination of any planning application. Further details are available from the council’s Economic Development Service website Serving businesses in East Hampshire | Business East Hants, including how financial contributions are calculated.3

http://www.businesseasthants.org/

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Policy E2: Maintaining and improving employment floorspace across the Plan Area Why we need the policy 10.29 A variety of employment sites within the

Local Plan Area provide accommodation to support a wide range of businesses, which are predominantly Small and Medium Enterprises (SMEs), reflective of the nature of the Local Plan Area. Indeed, the existing business base is focused on small businesses with small businesses with less than 50 employees making up 98% of businesses units in the District. Of this, micro businesses with less than 10 employees account for 88% of total businesses. There are in total 120 businesses units (across sectors) employing over 50 persons, of which 10 have in excess of 250 employees. 10.30 Well-occupied clusters of employment sites

exist in various locations, together with a number of individual sites that provide opportunities for local employment that can be found in smaller settlements or the countryside. 10.31 Vacancy rates at the majority of

employment sites are low and there is evidence of a shortage of good quality, modern, high-specification premises for small and medium-sized businesses. A policy approach of seeking the retention and improvement of employment floorspace is justified, particularly on sites that are in strategically significant locations, or which are important for meeting local needs. Development that would improve the existing sites and the way in which they function also needs to be facilitated.

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10.32 If insufficient employment premises are

protected, the needs of the Local Plan Area’s businesses may not be met. In time, this could lead to existing businesses moving elsewhere and to small businesses being unable to establish themselves or remain and invest in the Local Plan Area. 10.33 The HEDNA 2022 revealed a small decline

in jobs across the District over the last decade, predominantly as a result of an ageing population, that said the Local Plan Area has generally high economic activity and low unemployment. In terms of looking ahead over the Plan period the HEDNA forecasts an essentially stable position in terms of the need for industrial floorspace and land and indicates that the Local Plan should make provision for around 28.2 ha of land. This is broadly in line with current commitments, allocations and proposed allocations. Opportunities to broaden the employment offer and improve productivity should be explored. 10.34 In summary, there is a need to maintain

the existing portfolio of employment sites and to encourage the redevelopment of dated employment floorspace, to provide modern floorspace and attractive facilities to increase productivity.

Policy E2

Maintaining and improving employment floorspace E2.1 Strategic Employment Sites

To contribute towards meeting the future economic growth needs of the Plan Area, the following areas as shown on the Policies Map are designated as Strategic Employment Sites and given the highest protection and safeguarding against loss to non-employment uses: Alton • Newman Lane Industrial Estate • Riverwey Industrial Park • Sycamore Park • Caker Stream • Waterbrook Road • Grove Park • Unit 13 Mill Lane, Turner House • Land at Lynch Hill and to rear of Alton Sewage Treatment Works

Whitehill and Bordon • Asmodee, Templars Way • Land at Lion Court, Farnham Road • Tech Forest and land to the North, Louisburg Avenue • Bordon Innovation Centre (BASE), Barbados Road • Bordon Future Skills Centre, Hudson Road

E2.1a The development and regeneration of these sites will be supported to provide

employment floorspace that meets the needs of the market, with a focus on improving productivity and job density. E2.1b Small-scale proposals for changes of use or redevelopment to non

employment uses will be supported where they would provide complementary use(s) that are not detrimental to the function and operation of the Strategic Employment Site. E2.2 Local Employment Sites

In cases where planning permission is required, proposals for the change of use or redevelopment of land and buildings in employment use outside of the Strategic Employment Sites but within a settlement boundary, will only be supported if it can be demonstrated that, the proposed use is of a similar character to employment uses in Use Classes E(g), B2 and B8. E2.3 Development which would result in the loss of an existing employment

use to a non-employment use within the identified Strategic Employment Sites or a Local Employment Site, will only be permitted where the loss of that use can be justified having regard to the following considerations: • market signals indicate that the premises/site are unlikely to be utilised for employment use; or • the site is not appropriate for the continuation of its employment use due to a significant detriment to the environment or amenity of the area. E2.4 Proposals involving the loss of employment land or premises without

appropriate replacement must be supported by evidence of an active and comprehensive marketing of the site for a continuous period of at least 12 months prior to the submission of a planning application, which satisfies the requirements set out in Appendix D (Marketing).

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Implementing the policy 10.35 Strategic Employment Sites are designated

on the Policies Map. These together with other sites in employment use (Class E(g), B2 and B8) within the defined settlement boundaries, form the bulk of employment land in the Local Plan Area. The aim is to retain the existing buildings and to allow for their expansion and diversification for employment purposes, subject to proposals being appropriate to the site and its surroundings.

Strategic Employment Sites 10.36 The designated Strategic Employment

Site (as shown on the Policies Map) seek to protect sites and buildings in the largest settlements in the Local Plan Area, to meet the needs for employment floorspace in terms of new and redevelopment opportunities to increase productivity.

Local Employment Sites 10.37 The Local Employment Sites are not defined

on the Policies Map but comprise both collections of buildings on purpose built sites and individual sites in employment Class E(g), B2 and B8 uses, within defined settlement boundaries. These tend to be smaller in scale and distributed across the Local Plan Area. These have a greater variety of uses than the Strategic Employment Sites. Collectively they are important for providing many of the Local Plan Area’s small and growing businesses with suitable accommodation. 10.38 The provision of ancillary uses within defined

areas, can serve to enhance the function and attractiveness of the sites to businesses and their employees, reducing the need for staff to travel to alternative facilities that are located away from the workplace. Such uses may be provided on site either as new buildings, by means of expansion of an existing employment use, or as part of the redevelopment of an existing employment use. Examples of ancillary uses that may be supported include small local shops, cafes, small gyms or clinics and creches. The provision of ancillary uses should support local employment and not lead to a net loss of employment floorspace. 10.39 Proposals that seek to modernise and improve

existing employment floorspace, including those that would expand the Strategic Employment Sites beyond their defined areas, or for the expansion of existing Local Employment Sites, will be supported where they would constitute sustainable development in accordance with the relevant planning policies. 10.40 There may be circumstances where planning

permission is required, in which the loss and redevelopment of employment floorspace for alternative uses will be acceptable. However, it will be necessary to provide evidence of marketing, and the criteria for the marketing as set out in Appendix D, will always need to be satisfied.

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Policy E3: Rural economy Why we need the policy 10.41 The countryside (i.e. areas outside of the

defined settlement boundaries) provides many positive aspects, including landscape features, natural green spaces and places for recreation. Landscapes have been managed in sensitive ways for many decades supporting the rural economy. The need to protect our countryside from unplanned and large-scale development that would change its nature forever is recognised by national planning policy. 10.42 Farming and forestry are traditional rural

employment sectors, and those involved in them are key to management and stewardship of the countryside. These sectors of the economy continue to evolve, the way in which these operate is changing and employment is declining. In general terms, farms need larger business units and buildings to be economically viable.

10.43 Besides farming and forestry enterprises,

there are a variety of other businesses that occupy a rural location and many of our smaller employment sites lie within the countryside, typically in redundant and converted barns. 10.44 Whilst national planning policy supports the

growth of these types of businesses in rural areas, such growth must be in the context of achieving sustainable development in economic, social and environmental terms. A policy is therefore needed to guide new development proposals for the sustainable growth and expansion of businesses.

Policy E3 Rural economy

E3.1 The regeneration and intensification of employment sites that lie outside

of defined settlement boundaries will generally be supported subject to compliance with other development plan policies, taking into consideration the location and nature of the site and its surroundings, with particular regard to: • Impact on the environment, local landscape and amenity of the area; and • accessibility to public transport, shared transport, walking and cycling opportunities; and • levels of traffic movement. E3.2 Conversion of existing buildings and provision of well-designed new

buildings of an appropriate scale within the confines of the existing site, provided they are in accordance with other policies in the development plan and that are relevant to the likely impacts of the proposed development will be supported.

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Implementing the policy 10.45 The Local Planning Authority will support

the delivery of new floorspace to support those businesses which exist in our rural area, through the conversion of existing buildings and the provision of well-designed new buildings, where they are in accordance with other policies in this plan. 10.46 New development should be of a scale that

is appropriate and proportionate to its setting, taking account of any potential impacts on the landscape, biodiversity, cultural heritage and recreational opportunities. Further detailed policy requirements on these matters are referred to in development management policies of this plan.

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10.47 Farm diversification into non-agricultural

activities supports the viability of many farm businesses. Any proposals for such a development will need to satisfy Policy DM21: Farming and Forestry Development and Diversification. When applying policies to agricultural enterprises, the term ‘agriculture’ will be interpreted in a wide sense, including activities such as forestry, horticulture and viticulture. 10.48 Tourism and leisure uses make a valuable

contribution to the local economy and the provision of and enhancement of tourism uses will be supported where proposals satisfy Policy E4: Provision and enhancement of tourism uses.

Policy E4: Tourism

Why we need the policy 10.49 The Local Plan Area is an enticing place for

visitors with beautiful countryside, attractive market towns and villages and a number of existing facilities aimed at tourists. The South Downs National Park lies in close proximity to the authority, which encourages a greater influx of visitors to the area.

10.50 Tourism is part of the local economy, with

visitors not only spending money on tourist attractions and accommodation, but also utilising other businesses such as shops, restaurants and pubs. 10.51 The retention and provision of the appropriate

facilities will benefit residents as well as visitors.

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Policy E4

Retention, provision and enhancement of tourism uses E4.1 To protect existing tourism provision, development proposing

the loss of tourism facilities and/or accommodation will only be permitted if: a. there will be no significant loss of tourism uses or accommodation, or an alternative provision in the locality can meet the needs; b. the existing business / service is not viable and redevelopment for tourism use has been investigated but shown to be unviable or unacceptable in terms of other planning policies of the development plan; and c. the site has been robustly marketed as an on-going business and for all alternative tourism related uses, in accordance with the marketing requirements as set out in Appendix D. E4.2 Development for new and the redevelopment/expansion

of existing tourist attractions, facilities and accommodation will be supported across the Local Plan Area where it can be demonstrated that: a. the proposal provides opportunities for communities and visitors in appropriate locations where need is not met by existing facilities/services; and b. where possible, there are good physical and functional connections with other tourist destinations including those in South Downs National Park, the green infrastructure network and local services, preferably by walking, cycling or other sustainable modes of transport; and c. there will not be any significant detrimental impact on the character and appearance of the area and amenity of local residents.

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Implementing the policy 10.52 Alongside promoting growth in the tourism

sector, the Local Planning Authority will also seek to protect existing tourism provision within the Local Plan Area. Applicants seeking to change the use of an existing tourism activity will be required to demonstrate to the Local Planning Authority’s satisfaction that the viability of continuing the existing use has been fully and appropriately investigated, and that effective marketing has been undertaken to demonstrate that there is no viable appropriate tourism related use for the site. 10.53 Evidence of a marketing strategy will be

required to show reasonable and appropriate marketing of the site for tourism related uses over a sustained period of time (minimum of 12 months), and evidence of the level of interest in the site for tourism uses during the marketing period. 10.54 To remain a competitive destination and

to encourage growth of the tourism related sectors, the Local Plan Area will need to continue to develop tourism related assets such as accommodation, attractions and unique visitor experiences. The Local Planning Authority will therefore support proposals which will contribute to improving the Local Plan Area’s tourism offer and assets.

10.55 The location of tourism facilities should

be on the most sustainable sites in the most sustainable settlements as defined by the settlement hierarchy. However, there must be the flexibility to enable appropriate development that will benefit the rural economy and local communities. 10.56 Given the propensity for tourism related

development to be located in close proximity to the South Downs National Park or near internationally designated sites, there is potential for proposals to have an adverse effect through increased recreational disturbance. 10.57 The priority is to avoid impact on the natural

and historic environment if possible, followed by mitigation measures. Where proposals are in the vicinity of the South Downs National Park, the Local Planning Authority will endeavour to promote sustainable tourism to conserve and enhance the natural beauty, wildlife and cultural heritage of the Local Plan Area.

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Policy E5: Retail Hierarchy and Town Centres

Why we need the policy 10.58 There have been various changes in recent

years as to how retail and other associated activities are recorded for planning purposes, as referred to previously. Consequently, planning permission is not required for any of the uses listed under Class E (Commercial, Business and Services) to other activities within the same class. This means there is less control as to how our shopping areas can change and evolve.

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10.59 The updated Retail Study (July 2023)

however, whilst acknowledging the need for an additional 3,400 sqm gross of convenience/ comparison floorspace over the plan period, concluded that this could be accommodated through the re-occupation of vacant floorspace in defined centres and the delivery of the new town centre at Bordon.

FIGURE 10.3: INTERNET SALES AS A % TOTAL RETAIL SALES, UK 40 35 30 25 20 15 10 5

2015 OCT 2016 FEB 2016 JUN 2016 OCT 2017 FEB 2017 JUN 2017 OCT 2018 FEB 2018 JUN 2018 OCT 2019 FEB 2019 JUN 2019 OCT 2020 FEB 2020 JUN 2020 OCT 2021 FEB 2021 JUN 2021 OCT

2014 OCT 2015 FEB 2015 JUN

2013 OCT 2014 FEB 2014 JUN

2012 OCT 2013 FEB 2013 JUN

2012 JUN

2011 OCT 2012 FEB

Source: ONS Retail Sales Index

10.60 The rapid changes that are affecting the retail

sector and town centres, are acknowledged and reflected in National Planning Policy. It recognises that diversification is key to the long-term vitality and viability of town centres. The importance of a mix of retail and other town centre activity throughout the daytime and into the evenings, has increased in recent years and town centres increasingly need to compete with on-line shopping. Online shopping is likely to grow faster than previously expected due to shifts in customer behaviour accelerated by the Covid-19 crisis.

10.61 It is therefore essential that the Local

Planning Authority continues to promote well managed and occupied town, district, local and neighbourhood centres, in addition to local parades of shops which are essential to sustainable and thriving communities.

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Policy E5

Retail hierarchy E5.1 Main town centre uses, as defined in the National Planning

Policy Framework (NPPF), will be permitted within the defined town, district, local and neighbourhood centres in accordance with the following retail hierarchy: Town Centres: Alton and Whitehill & Bordon District Centre: Liphook (The Square) Local Centres: Liphook (Station Road Area), Clanfield, Four Marks, Grayshott, Horndean, Bordon (Forest Centre) Neighbourhood Centres: Alton (station area); South Medstead (Lymington Bottom Barns); Old Clanfield; Rowlands Castle; Headley E5.2 In addition, established retailing locations at Alton Retail

Park (Mill Lane) and Country Market (Kingsley), will be retained for retail activity. E5.3 To ensure the long-term vitality and viability of the designated

centres, a ‘town centre first’ approach will be applied to proposals for retail, leisure and other main town centre uses. E5.4 Development should be appropriate to the role, function and

distinctive qualities of the centre within which it is to be located and support and improve the centre’s vitality and viability. E5.5 Any development that would significantly harm the vitality

and viability of a defined centre or small local parade (3 or more units) will not be permitted.

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Mill Lane Retail Park Alton Source : EHDC

Implementing the policy 10.62 A strong town centre policy enables and

encourages a full range of town centre uses to be implemented within them, but also allows the Local Planning Authority to reject proposals that do not add to the vitality and viability of he centre or which conflict with other policies and objectives, when planning permission is required. Such town centre uses4 include, retail, leisure, entertainment facilities, sport and recreation uses, offices, arts, culture and tourism development. 10.63 The updated Retail Study concludes that even

with lower retail floorspace capacity projections and changes to National Planning Policy/Use Classes Order, which indicate a more flexible approach to the mix of uses, there is a need to protect retail and supporting uses within the defined centres to ensure these areas continue to meet the needs of their local communities.

10.64 The extent of Town, District, Local and

Neighbourhood Centres as well as the other established retailing locations are all shown on the Policies Map. Publication of the local plan has provided the opportunity to reassess the boundaries, to ensure these are consistent in terms of their extent and the nature of uses covered. In this regard with the more flexible approach through Class E, some previously recorded employment sites have been re-categorised to fall within a designated retail centre on the basis of including those uses which provide a greater range of services and facilities to the local area. 10.65 Alton and Whitehill & Bordon have

designated Town Centres (in line with Policy DM23) that should be maintained and enhanced. Both continue to be the principal centres in the District, serving their settlements and wider rural hinterlands.

As defined by NPPF 2023

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10.66 Alton functions as the main comparison-

shopping centre and main destination for leisure, and cultural activities. Furthermore, there is now a small retail park situated on the edge of the town providing both convenience and comparison shopping opportunities.

10.70 Neighbourhood centres have been defined

where there are small clusters of retail and associated uses, which provide ready access to local provision and support the concept of living locally. 10.71 There are a number of local parades across

10.67 Whitehill & Bordon is a new Town Centre, which

has the same role and function in the hierarchy as Alton. They should both act as principal centres within the Local Plan Area, although it is likely residents of the Southern Parishes will utilise centres in closer geographical proximity that fall outside the Local Plan Area.

the Local Plan Area and whilst not individually identified the policy seeks to ensure that those parades comprising of 3 or more units continue to be maintained and protected to ensure residents have access to a basic range of small shops and services. 10.72 Over the years the Country Market located

10.68 Liphook (The Square) is a designated

District Centre. It should complement town centres by providing for main and bulk convenience food shopping and a reasonable range of comparison shopping as well as other services. Its role should be sustained to ensure it provides an appropriate range of facilities and services.

outside of Kingsley has evolved from its origins as a farm shop to now include a greater range of goods and services. Whilst this is not a traditional retail centre, it is established, however, proposals to expand beyond its current extent, would not be supported given its countryside location. 10.73 It is also acknowledged that Petersfield in the

10.69 The Local Centres at Liphook (Station Road

Area), Clanfield, Four Marks, Grayshott, Horndean and the Forest Centre at Bordon should be sustained to ensure they provide basic food and grocery shopping, supported by a choice of comparison shops selling lower order comparison goods and a range of non-retail services and community uses.

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TABLE 10.3: MONITORING OF SUPPORTING THE LOCAL ECONOMY LP Objective(s)

Integrated Impact Assessment Objective(s)

2. Provide a sustainable level of economic growth to ensure that local people of all ages can access employment. The Local Plan will: a.

identify and maintain a flexible and varied supply of land and buildings for business that is the right type and in the right location, including the rural areas;

6. To strengthen the local economy and provide accessible jobs and skills development opportunities for local residents

3. Ensure our defined town and village centres provide a range of retail and associated activities to maintain and improve their vitality and viability.

LP Policies

Indicator

Annual Monitoring Target/Process

Data source

Policy E1 Planning for economic development

Net increase in employment provision (Use Class E(g), B2, B8) across the Local Plan Area

As set out in HEDNA 2022

HCC/EHDC – commercial monitoring data

Policy E2 Maintaining and improving employment floorspace

No net loss in employment provision (Use Class E(g), B2, B8) across the Local Plan Area

Any losses of employment land are offset by net gains

HCC/EHDC – commercial monitoring data

Policy E3 Rural Economy

To retain a range of employment uses (Use Class E(g), B2, B8)

Any losses of employment land are offset by net gains

HCC/EHDC – commercial monitoring data

Policy E2 Retention, provision and enhancement of tourism uses

To retain a range of tourism activity

No net loss of appropriate tourism uses.

HCC/EHDC – commercial monitoring data

Policy E2 Retail Hierarchy

To retain a range of town centre uses within the defined boundaries (Use Class E, F)

No net loss of uses appropriate to the designation under the retail hierarchy

HCC/EHDC – commercial monitoring data

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part D

Development Management Policies and Site Allocations

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Development Management Policies

site allocations

appendix

11 Development Management Policies

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11: Development Management Policies Safeguarding our Natural and Built Environment

Policy DM1: The local ecological network Ecological Network: These link sites of biodiversity importance

Why we need this Policy 11.1

The importance of ecological networks for biodiversity is recognised in the NPPF. It promotes the establishment of coherent networks that are more resilient to current and future pressures. It also advises that plans should take a strategic approach to maintaining and enhancing networks of habitats and green infrastructure and to plan across local authority boundaries.

11.2

The Environment Act 2021 also emphasises the importance of nature and introduces Local Nature Recovery Strategies (LNRS) which will tie into local ecological network mapping. This policy is designed to ensure that ecological connectivity is a key consideration in achieving sustainable development.

Policy DM1

The local ecological network DM1.1 Development which results in harm to the local ecological network1 will not be permitted unless the need for and benefits of the development outweighs the harm, if harm cannot be avoided measures which mitigate or compensate that harm will be required. DM1.2 Applications for development must include an assessment of the implications for the local ecological network. They must be supported by mitigation plans and or compensation plans, which informed by the assessment, will deliver a net gain for biodiversity and which set out in perpetuity the maintenance and funding of any measures.

Examples of the Local Ecological Network comprise of: designated sites, national and local nature reserves, wildlife corridors, stepping stones which connect them, ancient woodland and veteran trees, important hedgerows and watercourses, priority habitats and designated Local Green Spaces (including Local Ecological Networks set out in Neighbourhood Plans)

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Implementing the policy 11.3

The local ecological network (LEN) of the Local Plan Area is based on work undertaken by the Hampshire Biodiversity Information Centre (HBIC) on behalf of the Hampshire and Isle of Wight Local Nature Partnership (LNP) in partnership with local planning authorities and key agencies. The LEN has been informed by the environmental records held by HBIC.

11.4

The LEN will be kept up to date with annual reviews taking into account new survey information and changes to the network. The network map is hosted and will be updated by HBIC and is accessible via its web site.

11.5

The LEN is not proposed to be an absolute constraint to development. The network can inform at a very early-stage landowners and developers the significance of biodiversity and help inform the development of initial proposals. It can highlight particular issues in respect of both onsite and off-site impacts and the potential for enhancement.

11.6

Applications for development must include adequate and proportionate information to enable a proper assessment of the implications for the local ecological network. Any assessment of the impact of development will need to take account of the relationship of the proposed development to components of the LEN both in terms of its proximity, the proposed end use and the impact of that use on it. The impact of any construction activity would also need to be considered.

11.7

Proposals should be informed by proportionate information on the biodiversity interests of the site and adjoining area including an assessment of a site’s significance to the functioning of the LEN.

11.8

There are a number of ways in which the impact of development can be mitigated and improvements to the LEN achieved. It can be done through careful design; of layouts, to facilitate the movement of wildlife, the use of new landscape planning informed by the Biodiversity Guidance for East Hampshire, the East Hampshire Green Infrastructure Strategy and Neighbourhood Plans; inclusion of specific measures which provide new habitat such as bat boxes, bee bricks, dormouse boxes, swift bricks, owl roosts and sparrow terraces. The LEN will be key to the local Hampshire LNRS.

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Policy DM2: Trees, hedgerows and woodland Why we need this Policy 11.9

Trees, hedgerows and woodland are a valuable resource in terms of biodiversity, amenity and for climate change adaptation and mitigation.

11.10

The Local Plan Area contains a wide variety of trees, hedgerows and woodland both in terms of scale and species diversity. Their protection is not only important when identifying areas for housing and economic development, but they are a distinctive feature and character in our ancient sunken lanes.

Policy DM2

Trees, hedgerows and woodland DM2.1 Planning permission will be granted where the approach to the planting, retention and protection of trees (including those protected by Tree Preservation Orders), hedgerows and woodlands: a.

reflects, conserves or enhances the existing landscape, including the ancient sunken lanes, and integrates the development into its surroundings taking account of local distinctiveness and local character by adding scale, visual interest and amenity; b. facilitates adaptation to climate change by providing shade, shelter and cooling through new tree planting; c. facilitates the provision of tree-lined streets and tree planting as an integral part of new development where appropriate; d. adequately protects existing trees and hedgerows including their root systems prior to, during and after the construction process; e. would not result in the loss or deterioration of irreplaceable habitats including ancient woodland and ancient or veteran trees. f. includes proposals for the successful implementation, maintenance and management of landscape and tree planting schemes; and g. adequately protects, and not damage or destroy one or more trees protected by a tree preservation order or in a conservation area unless removal would be in the interests of good arboricultural practice. DM2.2 The Local Planning Authority will refuse planning permission for proposals that threaten the retention of trees, hedgerows, and other woodland or adversely affects the importance to the site’s character, an area’s amenity or the movement of wildlife. DM2.3 Development proposals that include the loss or deterioration of ancient woodland and ancient or veteran trees will be refused planning permission, other than in wholly exceptional circumstances and where a suitable compensation strategy is proposed.

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Implementing the policy 11.11

To prevent harm to trees, any development within 15m of trees where the tree dimensions 75mm diameter stem at 1.5m above ground level, applicants are required to submit their development proposals with an arboricultural survey in accordance with British Standard BS5837.

11.12

For veteran trees, The Root Protection Area diameter should be should be greater than the standard buffers stated in BS5837: 2012. The Root Protection Area should be a minimum of 15 times the diameter of the tree trunk or 5 metres beyond the canopy, whichever is the greater.

11.13

11.14

Any development close to ancient woodland should provide an adequate buffer between the development and ancient woodland, including through the construction stage. While a minimum 15m buffer zone is required for root protection, a wider buffer is recommended. Expert opinion suggests that maintaining a buffer of at least 50m in places around the ancient woodland will be required to protect against the urbanising impacts of light and activity, trampling, littering or dumping of rubbish, invasive garden species, vandalism and pet predation. Surveys are required to establish whether ancient woodland parcels below 2.5 ha are known to be present. To prevent damage to tree roots and branches developers will be required to provide protection to the tree prior to and during the development and construction process. Developers will be required to provide protection, in line with BS5837 and BS8545:2014, ensuring the health and integrity of the tree is not harmed in any way.

11.15

Appropriate management measures will be required to be implemented to protect newly planted and existing trees, woodlands and hedgerows. Where we are retaining important hedgerows there needs to be sufficient space for their continued management. A minimum of at least 5 metres is required and any such features will need to become part of garden boundaries. An appropriate on-going management mechanism will be required where mitigation and compensation measures are present in the common areas of any development.

11.16

Tree planting within new development can have a significant influence in the overall quality of the environment being created. Proposals for major development will be expected to include tree-lined streets and further tree planting in private gardens, open spaces and community orchards.

11.17

Some habitats may not benefit from additional tree planting, such as heathland and grassland. Regard should be given to the requirements of the habitat type and the appropriate biodiversity enhancements such as natural woodland succession. Priority should be given to the protection and enhancement of habitats that are threatened for their rarity or are fragile, fragmented or vulnerable. Opportunities should be sought to achieve greatest biodiversity gain where appropriate.

11.18

The loss of trees, hedgerows and woodland will only be permissible in exceptional circumstances and any proposed loss will be considered on a site-by-site basis. The applicant must provide a clear and robust reasoning for any proposed loss, setting out why any loss is unavoidable and justified and providing replacement planting sufficient to mitigate the impact of the trees, hedgerows or woodland proposed to be lost.

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Tree Preservation Orders and Trees in Conservation Areas 11.19

The Local Planning Authority will consider the use of Tree Preservation Orders on individual trees, tree groups, woodlands and areas of trees where there is a justifiable and defensible reason; in line with The Town and Country Planning (Tree Preservation) (England) Regulations 2012. (Appendix 2 -TPO Guide)

11.20

Trees in conservation areas are protected and proposals for their removal or management will be assessed for the impact and effect on the amenity value of the area including the character and appearance of the conservation area. The Local Planning Authority will then either:

make a TPO if justified in the interests of amenity. The proposal would be the subject of a formal application under the TPO, or b. decide not to make a TPO, at which point the proposed work may go ahead as long as it is carried out within two years from the date of the notice. 11.21

Where damage is caused to a tree which is protected by a Tree Preservation Order, or within a Conservation Area the Local Planning Authority will undertake the necessary investigation and consider prosecution if deemed appropriate, in line with The Town and Country Planning (Tree Preservation) (England) Regulations 2012 and provide specialist arboricultural input into The High Hedges (Appeals) (England) Regulations 2005.

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Policy DM3: Conservation areas 11.22

Conservation Area: Local authorities have the power to designate as conservation areas, any area of special architectural or historic interest. This means the planning authority has extra powers to control works and demolition of buildings to protect or improve the character or appearance of the area.

Why we need this Policy 11.23

Policy DM3

This policy addresses detailed issues that relate to Policy NEB14: Heritage assets and historic environment.

Conservation areas

DM3.1 New development in a conservation area should aim to preserve or enhance the special architectural, historic character or appearance of the historic environment and respect its surroundings in terms of height, massing, volume, scale, form, materials, details, roofscape, plot width and the design of any new pedestrian, cycle or vehicular access DM3.2 Development within, affecting the setting of, or views into and out of, a conservation area should preserve or enhance all features that contribute positively to the area’s special architectural, historic character, appearance or setting. Particular consideration will be given to the following: a.

the retention of buildings, groups of buildings, existing street patterns, historic building lines and ground surfaces; b. retention of architectural details that contribute to the character or appearance of the area including plan form, built form and materials; c. the impact of the proposal on the townscape, roofscape, skyline, landscape and the relative scale and importance of buildings in the area; d. the need to protect trees and landscape; e. the removal of unsightly and negative features. DM3.3 Proposals for consent to demolish a building in a Conservation Area will be permitted provided it has been demonstrated that: a.

the building does not contribute to the character or appearance of the area; b. the building is of no historic or architectural interest or is wholly beyond repair and is not capable of beneficial use; and c. new development proceeds after the loss has occurred within a reasonable and agreed timescale and that the new development is of architectural merit which conserves and enhances the character of the Conservation Area.

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Implementing the policy 11.24

The District Council will aim to:

11.26

conserve or enhance the character or appearance of existing Conservation Areas; produce and update Conservation Area Appraisals; and where appropriate, identify additional Conservation Areas.

Applicants will be asked to provide evidence that other potential owners of the heritage asset have been sought via appropriate marketing and that reasonable efforts have been made to seek grants for the asset’s conservation. (See appendix 3 for guidance on marketing).

11.27

To avoid any unsightly gaps or vacant sites, the planning authority will impose conditions on a planning permission that no demolition shall take place until planning permission has been granted and contracts let for the replacement development.

b. c.

11.25

Heritage assets which contribute to the character and appearance of conservation areas should be retained. When planning permission for demolition of a heritage asset is applied for applicants should demonstrate that: • the demolition is necessary to deliver substantial public benefits; or • the nature of the heritage asset affected prevents all reasonable uses for the site; and • no viable use for the asset can be found in the medium term that will enable conservation; and • conservation through grant funding is not possible; and • the harm or loss of the heritage asset is outweighed by the benefits of bringing the site back into use.

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Policy DM4: Listed buildings 11.28

The term listed building can cover a wide variety of man-made structures, not just houses but also churches, industrial and agricultural buildings and structures like bridges, walls, statues, mileposts, phone boxes and lamp posts.

Why we need this Policy 11.29

This policy addresses detailed issues that relate to the application of the Policy NBE14: Heritage Assets and the Historic Environment.

11.30

Listed buildings have a special architectural or historic interest and it is essential that they are well maintained, have an appropriate use and are kept in good repair.

11.31

Within the Local Plan Area there are statutory listed buildings that make a valuable contribution towards local character and distinctiveness.

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Policy DM4 Listed buildings

DM4.1 Alterations and extensions to listed buildings and development affecting the setting of listed buildings, should preserve and enhance their character and appearance and the special features for which they are designated. These features can include curtilage buildings, structures, spaces and the landscape setting that are integral to their character and important views within, of, into and out of the area or site. DM4.2 Development that would have an adverse impact on their special historic or architectural interest, or their setting, will not normally be permitted. DM4.3 The re-use of listed buildings, will be encouraged where that use (the optimum viable use) is demonstrated to be compatible with the character, appearance, fabric, interior and setting of the building. DM4.4 Listed buildings should be retained wherever possible. Substantial harm to or demolition of listed buildings, including curtilage listed buildings will only be permitted in exceptional circumstances. Where an application will lead to substantial harm or total loss of significance to the heritage asset, consent will be refused unless it can be demonstrated that: • the substantial or loss of significance is necessary to deliver substantial public benefits that outweigh the harm; or • the nature of the heritage asset prevents all reasonable uses of the site; and • no viable use can be found in the medium term; and • the harm to or loss of the asset is outweighed by the public benefits of bringing the site back into use; and • conservation through grant funding is not possible. DM4.5 Applications for new works to listed buildings will be carefully assessed. Extensions will be required to be of an appropriate scale and design and in materials that retain the special interest of the original building. The character and significance of the building should not be diminished by over-restoration. Existing architectural or historic features including internal features should be retained as they are important to the character of the building. DM4.6 Applications for alterations to, or, for changes of use of listed buildings must be accompanied by: a.

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a detailed and accurate measured survey including full details of any structural timber framing. A scale drawing with large-scale details of joints will be required for timber-framed listed buildings.

Implementing the policy 11.32

The historic fabric of listed buildings, both internally and externally should be protected from unsympathetic change. The Local Planning Authority will encourage and if necessary, enforce the repair and restoration of listed buildings and will pursue all reasonable means to ensure that listed buildings and their settings are preserved or enhanced.

11.33

The foremost principle that should guide works to historic buildings is to retain the original structure and fabric as far as is possible. Each type of historic building has its own characteristics and significance, usually related to its original function and these should be respected when proposals for alterations or change of use are put forward. Applicants should submit a heritage statement describing the significance of the heritage asset affected and the contribution of its setting to that significance. The level of detail to be submitted should be proportionate to the importance of the asset and should be sufficient to explain the impact of the proposal on the significance of the asset. This information should be set out in the documents accompanying an application for planning permission or listed building consent and could be included within the heritage statement. Applications will not be validated if the impact of the proposal on the significance of the asset is not clear.

11.34

During alterations, earlier features are sometimes revealed such as brickwork, fireplaces, early window/door openings. In some cases, the Local Planning Authority may attach conditions to a listed building consent for the retention of certain features or for their proper recording.

11.35

The significance and importance of historic buildings can be seriously devalued by inappropriate neighbouring developments and uses. The Local Planning Authority will protect the setting of a listed building when considering proposals either in its curtilage or on adjacent properties. Applicants will be expected to provide sufficient information about the proposed development and its relationship to its setting as part of a heritage statement, and/or design and access statement.

11.36

When consent is given to alter a listed building, the planning authority will, where appropriate, impose conditions to ensure appropriate standards of workmanship and that historic materials are retained or reinstated. The Local Planning Authority will normally require any planning application for the change of use of a listed building to be accompanied by full details of any associated alterations so that the effect on the character of the building can be ascertained. A proposed change of use for a listed building may be acceptable if it offers the best way of retaining or refurbishing it.

11.37

There is a presumption in favour of preserving listed buildings and consent will not usually be given for their demolition. Poor condition is no justification for demolition and where a building is redundant, every effort must be made to find an optimum viable new use. The optimum viable use should be consistent with the character of the building and design interventions must have regard to the stated significance of the asset.

11.38

Where historic buildings are converted to a new use, the essential historic character and structure should be retained. The general principles in conversion are to retain the historic structure and fabric and repair what exists rather than renew unnecessarily. The onus lies upon the applicant to prove, where necessary, that the building is structurally sound and is capable of being converted to the proposed use without the need for major structural works.

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Policy DM5: Advertisements affecting heritage assets Why we need this Policy 11.39

This policy addresses detailed issues that relate to the application of Policy S28: Heritage assets and historic environment.

11.40

Advertisements can greatly influence the appearance of an area. The purpose of controlling advertisements in conservation areas is to help everyone involved in outdoor advertising to contribute in a positive way to the appearance of an attractive and cared for environment. The most stringent controls are needed in conservation areas, which are often the original town and village centres.

11.41

Advertisements can also detract from the appearance of listed buildings and a proliferation of poorly designed and incongruous signs is detrimental to historic areas.

Policy DM5

Advertisements affecting heritage assets DM5.1 In conservation areas and on, or affecting, listed buildings, advertisements will be kept to a minimum to maintain the character and appearance of conservation areas and to avoid harm to the fabric, character or setting of listed buildings. Their size, design, materials and colouring should not detract from the character and appearance of the area. DM5.2 Where a building is listed, locally listed or has a special character, the planning authority will grant advertisement consent or listed building consent for painted timber fascia advertisements and traditional hanging signs. DM5.3 Internally illuminated box signs and plastic blinds are inappropriate in an historic context. Where illumination of a sign in a conservation area is acceptable it should be achieved by halo or other illumination to individual letters. DM5.4 Projecting signs of traditional design will be acceptable provided they are: a. b. c. d.

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carefully positioned in relation to the elevation of the building; hung from traditional brackets; there is only one sign attached to the building; and any illumination is external and/or unobtrusive.

Implementing the policy 11.42

Advertisements and shop signs can complement the character of an area if designed properly. It is entirely possible for on-premises signage to reflect the character or architecture of its surroundings without sacrificing any of its other primary communication functions. Well-designed signs can be employed to create a sense of place and improve the attractiveness of an area. Shop and trade signs should be integrated into the design of the shop front or building as a whole and sympathetic in form, scale and materials. In conservation areas the planning authority will seek to ensure that advertisements are kept to the minimum necessary to identify the building and its function. Advertisement consent will not be permitted for internally illuminated box fascia signs or obtrusive fixed ‘Dutch’ blinds or window/door canopies.

11.43

Window stickers, pavements signs and illuminated signs hung inside the window can be equally harmful to amenity and will be discouraged where possible. In the case of listed buildings, permission will not be given where the planning authority considers there would be harm caused by advertisements, lighting, colour schemes and blinds or canopies.

11.44

The National Heritage List for England (NHLE) is the only official, up to date, register of all nationally protected historic buildings and sites in England. It is maintained by Historic England and is available online.

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Policy DM6: Shopfronts affecting heritage assets

Why we need this Policy 11.45

This policy addresses detailed issues that relate Policy S28: Heritage assets and the historic environment.

11.46

The appearance of shopfronts can have a major impact on the character of a conservation area. Inappropriately designed shopfronts can seriously damage the special architectural or historic interest of a listed building, or a loss of local character and distinctiveness.

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Policy DM6

Shopfronts affecting heritage assets DM6.1 Shopfronts which are of architectural and/or historic interest should be retained. The Local Planning Authority will expect a high standard of design in new and altered shopfronts, blinds and security measures. Where new shopfronts are proposed they should: a. create a fascia and shop window which is in character with the building itself, the upper floors and the surrounding street scene; b. be correctly proportioned and be designed in an architectural style appropriate for the building and its context; c. not result in a needless loss of architectural features; or d. not introduce ‘house styles’ and materials which are out of character with the building and its surroundings. DM6.2 Where a shopfront with historic significance and value survives there will be a presumption in favour of its retention particularly in conservation areas. If a new shopfront will form part of a group of original historic shopfronts its design should complement their character and quality. DM6.3 Proposals for external security shutters which are not sympathetic to the character of the building and townscape and would result in a blank and inactive frontage detrimental to the street scene will not be permitted.

Implementing the policy 11.47

Where older shopfronts still remain, or where shopfronts are distinctive and contribute towards the character of the building, a conservation area or the street scene, there is a presumption against their replacement. Both customers and retailers benefit if the environment of the street scene is enhanced by well-designed and maintained shopfronts. As well as the alteration or replacement of shopfronts, other ill-considered alterations might include the addition of canopies, security shutters and cash point machines.

11.48

Security features associated with shopfronts should generally be internal in order to avoid harming the appearance of the building.

11.49

Solid external roller shutters in conservation areas are generally not considered to be acceptable as they are unsightly.

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Policy DM7: Archaeology and ancient monuments

Why we need this Policy 11.50

This policy addresses detailed issues that relate to the application of Policy S28: Heritage assets and historic environment.

11.51

The Local Plan Area possesses an extremely rich and varied archaeological heritage, comprising of an internationally important legacy of buried deposits, artefacts, and structures, as well as standing structures and buildings. The archaeological resource is a valuable, but fragile, part of local heritage and once destroyed, cannot be replaced. The asset includes not just the physical artefacts but also the historic landscape as a whole. Preserving this resource is an important part of the planning authority’s commitment to the historic environment.

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Policy DM7

Archaeology and ancient monuments DM7.1 The archaeological and historic integrity of designated heritage assets such as Scheduled Monuments and other important archaeological sites, together with their settings, will be protected and, where possible, enhanced. Development which would adversely affect them will not be permitted. DM7.2 In addition, where important or potentially significant archaeological heritage assets may exist, developers will be required to arrange for field evaluations to be carried out in advance of the determination of planning applications. The evaluation should define: a.

the character, importance and condition of any archaeological deposits or structures within the application site; b. the likely impact of the proposed development on these features (including the limits to the depth to which groundworks can go on the site); and c. the means of mitigating the effect of the proposed development including: a statement setting out the impact of the development. DM7.3 Where the case for development affecting a heritage asset of archaeological interest is accepted, the archaeological remains should be preserved in situ (i.e. in their original position). Where preservation in situ is not possible or justified, appropriate provision for preservation by record will be required. In such cases archaeological recording works must be undertaken in accordance with a specification prepared by the County Council Historic Environment Team or a competent archaeological organisation that has been agreed by the County Council Historic Environment Team and planning authority in advance.

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Implementing the policy 11.52

Planning applications, on sites where there is or is the potential for an archaeological heritage asset, must include an appropriate desk-based assessment of the asset.

Archaeological assets comprise all material remains relating to the history of man’s presence and includes: a. scheduled monuments, defined as sites of national importance that are protected under the Ancient Monuments and Archaeological Areas Act 1979; b. archaeological remains defined as of national importance, which although meriting designation, are not scheduled; c. other archaeological remains defined as of regional (county) or district importance; and d. archaeological and historic landscapes consisting of one or more sites in association. e. Scheduled Monument Consent is required to carry out any works that may affect them (including repairs) and works, which would adversely affect their character and setting, are not permitted. Such operations may include the flooding, tipping on, or disturbance of the ground. It is an offence to carry out such operations without first giving notice, although there are some exemptions. Development that would adversely affect the site or setting of a scheduled monument or of an archaeological site that is of national importance, will not be permitted.

11.54

Advice on whether there is likely to be an archaeological site affected by a development proposal can be obtained by contacting the Local Planning Authority or County Council Historic Environment Team.

11.55

Developers will be required to submit an archaeological desk-based assessment and/or field evaluation report with applications for planning permission where known or potential archaeological remains are likely to be affected by the proposed development. These help to define the character, extent, depth and quality of such remains and thus indicate the weight which ought to be attached to their preservation. The planning authority will require developers to incorporate the results of these studies into their proposals, so that important remains are preserved in situ through, for example, the careful siting of buildings and sensitive design of foundations. This approach will also apply to currently undiscovered sites and areas of interest which will emerge after the publication and adoption of this plan.

11.53

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11.56

If a developer is not prepared to provide evaluation information, then the planning authority may direct the applicant to provide such information under Regulation 4 of the Town and Country Planning (Applications) Regulations 1988.

11.57

The emphasis should be on preserving archaeological sites in situ. If this is not appropriate or possible, then an archaeological investigation for the purposes of preservation by record will be required before the site is developed. This is likely to involve a full archaeological excavation and recording of the site, conservation of any finds and publication of the results.

11.58

Where the disturbance or destruction of some archaeological remains, normally those of lesser importance, is considered acceptable or unavoidable, appropriate recording works will be ensured through agreements and through attaching conditions to planning permissions and listed building consents. As well as site work, this will include the compilation of an indexed archive record and the submission of a report that may, where the quality of the remains merit it, involve the full popular and academic publication of the results and public display and interpretation.

11.59

It is important to note that many historic assets with archaeological interest do not have any form of statutory protection and are not currently designated but have an equivalent significance to that of a Scheduled Ancient Monument.

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Policy DM8: Historic landscapes, parks and gardens

Why we need this Policy 11.60

The policy addresses detailed issues that relate to Policy S28: Heritage assets and the historic environment.

11.61

Historic parks and gardens contribute to the setting of historic listed buildings and are valued for their horticultural interest or for an association with a notable person or event, and as a focus for community identity and sense of place.

11.62

Important parks and gardens are vulnerable to gradual small-scale change, planting schemes or paths through the landscape are part of what makes the gardens historically important.

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Policy DM8

Historic landscapes, parks and gardens DM8.1 The historic landscape, including ancient woodlands, hedgerows and field boundaries, parks and gardens of historic or landscape interest and archaeological features (such as standing remains and earthwork monuments) will be preserved and enhanced. DM8.2 Within historic landscapes: a.

development which would not adversely affect their historic character and appearance will normally be permitted subject to compliance with other Local Plan policies; b. the maintenance, restoration and reconstruction of the layout and features of historic parks and gardens will be encouraged where this is appropriate and based on historical research; and c. development that does not detract from landscape and village settings will normally be supported, subject to compliance with other Local Plan policies. d. Proposals involving substantial harm to designated heritage assets within a conservation area will normally be refused unless it can be shown that the harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or where all the other criteria in Policy S28: Heritage assets and historic environment, are met.

Implementing the policy 11.63

Historic England maintains a Register of Parks and Gardens of Special Historic Interest in England. The main purpose of the Register of Historic Parks and Gardens is to help safeguard the features and qualities which make the park or garden of special interest. The register does this by helping owners and planners anticipate the effect of any change that is being considered on those features of special interest.

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Policy DM9: Enabling Development

Why we need this Policy 11.64

The long-term conservation of a small minority of heritage assets can sometimes present particular problems. This is a result of the disparity between the costs of renovating the asset in a suitable manner and the final end value. This disparity is known as the ‘conservation deficit’. In extreme cases, a recognised way of addressing this is to allow development in a location, or of a nature or form, that would normally be considered unacceptable in planning policy terms, which would generate sufficient funds to cover the shortfall in the renovation costs, and where it would bring public benefits sufficient to justify it being carried out, and which could not otherwise be achieved. This approach is known as ‘enabling development.’

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Policy DM9

Enabling development DM9.1 Development proposals for enabling development that would otherwise conflict with other planning policies, but which would secure the future conservation of a heritage asset will be permitted provided: a. the proposals will not materially harm the heritage values of the asset or its setting; b. it can be demonstrated that alternative solutions have failed; c. the proposed development is the minimum necessary to protect the significance of the heritage asset; d. it meets the tests and criteria set out in Historic England guidance Enabling Development and the Conservation of Significant Places; e. it is subject to a legal agreement to secure the restoration of the asset; and f. it enables public appreciation of the saved heritage asset.

Implementing the policy 11.65

Enabling development should only ever be regarded as a last resort in restoring heritage assets once all other options have been exhausted. Development should constitute the minimum required to cover the conservation deficit. It should also not materially harm the heritage significance of the place (including its setting where relevant) and should produce public benefits which outweigh the dis-benefits of conflicting with other policies. Enabling development should contribute to the special qualities and allow public appreciation of the saved heritage asset.

11.66

The Authority will use the detailed and rigorous tests set out by Historic England in order to determine planning applications that propose enabling development.

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Policy DM10: Locally important and non-designated heritage assets Why we need this Policy 11.67

The relationship of proposed development to surrounding uses and buildings is an important consideration in determining planning applications, particularly within residential areas. It is important that appropriate levels of amenity are provided and maintained for people, and this is accepted as a fundamental principle of good planning.

Policy DM10

Locally important and non-designated heritage assets DM10.1 The District Council will aim to conserve or enhance locally important heritage assets. DM10.2 Planning permission for a development which affects a locally important heritage asset will be permitted provided that: a.

the location, form, scale, massing, density, height, layout, landscaping, use and external appearance of the proposal conserves or enhances the asset; and b. an appropriate historic desk-based study, or field evaluation in the case of archaeological interest, has been carried out demonstrating how the proposal will conserve or enhance the locally important heritage asset. DM10.3 Planning permission will only be granted where a proposal could result in harm to, or the loss of, a locally important heritage asset if it: a.

can be demonstrated that the benefits of the development outweighs the asset’s historical, architectural or archaeological significance; b. demonstrates that any new development would proceed within a reasonable and agreed timescale; and c. ensures all appropriate recording of the building, structure or other feature has taken place before it is lost. DM10.4 If it is determined through the relevant evidence that currently undesignated buildings, structures landscapes or archaeology are of local significance, the above points (1-3) will apply.

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Implementing the policy 11.68

Locally important heritage assets include non-designated heritage assets, positive buildings (outlined in conservation area appraisals), Parks & Gardens of Local Historic Interest, archaeological sites that are not of national importance and other features of the historic landscape.

11.69

The positive buildings are considered by the District Council to be of local historic or architectural interest or make a particular contribution to the character and appearance of an area. In each case their conservation or enhancement warrants special consideration in determining any proposals relating to them.

11.70

There are also a number of important historic parks or landscapes in the District including Parks & Gardens of Local Historic Interest which have been identified on the Hampshire Register of Historic Parks & Gardens. These add significant value to the sense of place and often form the setting of Listed Buildings or are located within Conservation Areas.

11.71

Although Locally Important Heritage Assets do not enjoy the protection of statutory listing, the District Council will afford considerable and appropriate weight to the desirability of conserving and enhancing buildings or structures. The applicant should use existing available evidence including Historic Environment Records, historic maps and other evidence (to inform their proposals and set out key considerations in a heritage statement.

11.72

When determining planning applications which affect Locally Important Heritage Assets the District Council is required to have regard to the scale of any harm or loss and the significance of the heritage asset. When considering proposals, the following factors will be taken into consideration: • The particular contribution of the asset to the special character of the area and sense of place; • Its value, whether it forms part of an important group of buildings, or a key phase in the historic development of an area; • The importance of the asset in terms of its rarity, archaeological or historic interest; • The degree of harm proposed; • Whether the nature of the asset prevents all reasonable use and whether marketing has demonstrated that it is not viable in the medium to long term (see appendix 3 for guidance on marketing); and • The benefits (economic, environmental and/or social) of a proposal outweigh the significance of the asset.

11.73

Where a loss of a locally important heritage asset is proposed, and the developer has provided clear evidence in relation to the above considerations the District Council will only consider such a loss if: • The proposed scheme is of high quality which enhances the local setting; and • That the new development will proceed within a reasonable and agreed timescale.

11.74

There are likely to be buildings, structures, landscapes and archaeology within the District that are of equivalent significance as locally designated heritage assets but are currently undiscovered (particularly in relation to archaeology) or their significance has yet to be appreciated. Consequently, if as part of the necessary heritage investigations to inform a planning proposal, it has been demonstrated that such assets are equivalent to existing locally important heritage assets it will be necessary to apply this policy. Page 297

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Policy DM11: amenity

Amenity The word ‘amenity’ is defined as the extent to which people are able to enjoy public places and their own dwellings without undue disturbance or intrusion from nearby uses.

Why we need this Policy 11.75

Policy DM11 amenity

DM11.1 Development will only be permitted where it: a. does not have a significant adverse impact on the amenity of nearby buildings or spaces; b. provides acceptable standards of amenity for any existing and future users and occupiers of the development site; and c. where possible, contributes to improvements in the amenity of public spaces.

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Implementing the policy 11.76

This policy is applicable to all development proposals, including extensions and changes of use of land or buildings. For larger developments, it may be necessary to consider the impacts on amenity during construction phases as well as for their anticipated operation.

11.77

Where there is potential for a significant adverse impact on amenity, or where levels of amenity could be unacceptable following development, details of appropriate avoidance or mitigation measures may be requested in support of a planning application. Such information may relate to the impacts of new buildings or spaces and their use on, or the impacts on these new buildings or spaces arising from, the current situation for a development site and its locality in respect of: privacy; outlook; overbearing; access to sunlight and daylight/overshadowing; ambient temperature; noise; vibration; pollution; dust; and odour.

a. b. c. d. e. f. g. h. i. j. 11.78

Compliance with environmental health legislation is a separate matter to planning policy considerations, but future environmental health problems can sometimes be avoided through good planning. The relationships between a proposed development and its surroundings also have implications for its overall design, including how it will function. In order to create or maintain sustainable, attractive and comfortable places, it is important that amenity considerations are thought about as part of the design process. This policy should therefore be considered alongside Policies DES1 and DES2, in formulating development proposals. Improvements to amenity are likely to follow from designing in accordance with the ten characteristics of well-designed places.

11.79

The policy is intended to work in conjunction with the detailed requirements of national planning policy and guidance in relation to some of the important matters listed in DM11. For example, the government has issued guidance on issues relating to noise and air pollution, some of which concern their impacts on amenity but also on personal quality of life or living conditions. It is important to recognise that changes to the amenity of a place and its desirable or useable features can also affect the quality of life or living conditions of residents and visitors.

11.80

In considering development proposals, it is important that applicants are clear about their efforts to identify and avoid or mitigate any amenity concerns. This allows planning officers and consultees to understand the proposal in greater detail and it can help the Local Planning Authority to work more effectively with applicants to resolve any concerns. Any appropriate mitigation measures that can be put in place will be taken into account in assessing the overall impact of the development on amenity.

11.81

Where relevant for purposes of maintaining a high-quality living environment, a construction method statement may be requested in support of a planning application or required through a planning condition. The Local Planning Authority supports best practice construction initiatives, such as the Considerate Constructors Scheme or similar.

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Policy DM12: Dark Night Skies Why we need this Policy 11.82

The Local Plan Area is renowned for its attractive landscape character. With few large towns, the ‘dark skies’ outside of our settlements offer relatively clear views of the stars and planets. However, due to the installation and use of inappropriate or excessive lighting, light pollution is increasing, both locally and globally.

11.83

Light pollution can have a significant detrimental effect on the Local Plan Area’s night-time landscape and the International Dark Sky Reserve, which covers the entirety of the South Downs National Park. Light pollution can also have a significant adverse effect on the landscape, wildlife, ecosystem and on human physical health and well-being.

Policy DM12 Dark Night Skies

DM12.1 New development proposals must consider the potential impacts of new external lighting and light-spill from internal lighting on the Local Plan Area’s dark skies and the South Downs National Park International Dark Sky Reserve. Adverse impacts should be avoided through the omission of lighting or through building design (as appropriate) unless it is demonstrated that such impacts are necessary to ensure the safety of occupants or visitors and that these impacts can be mitigated in accordance with DM12.2. DM12.2 Development proposals will be permitted where they conserve and enhance the intrinsic quality of the dark night skies by; a.

Directing lighting downwards whilst preventing upward, sideways and outward spillage; and b. Ensuring the colour and intensity of lighting is appropriate for wildlife and the wider setting; and c. Ensuring the design and quality of fenestration minimises light glow, glare and light trespass.

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Implementing the policy 11.84

The policy seeks to ensure that new development does not harm the dark skies within the countryside (i.e. outside of settlement policy boundaries) and within the setting and context to the South Downs National Park. Adverse impacts on the quality of dark night skies in these areas should be avoided wherever possible, with the mitigation approaches of criteria a)-c) being applied only where new lighting is unavoidable for reasons of personal safety. Within settlements, applicants will need to consider the potential for their lighting proposals to add to the cumulative impacts of urban light pollution on dark skies, as well as any direct impacts on nocturnal biodiversity within the urban area and its environs. In some circumstances, the Local Planning Authority may require a lighting scheme or assessment to be submitted for consideration.

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Policy DM13: Air quality Why we need this Policy 11.85

The quality of the air that we breathe has significant impacts on human health. It can also affect local biodiversity. Targets and limits for air quality are established by the Air Quality Standards Regulations 2010. Air Quality Management Areas (AQMAs) must be declared where the standards are not being met, with action plans being prepared to improve local air quality.

11.86

East Hampshire District Council regularly tests air quality and reports the results to Government. Unlike some other parts of Hampshire, air quality is generally satisfactory such that, as of 2023, there are no AQMAs within the Local Plan Area. However, this is not a reason for complacency. New development could lead to increased congestion within our towns and villages, leading to a rise in some air pollutants, particularly affecting the quality of air on our streets and roadside properties. The NPPF is clear that planning policies and decisions should sustain and contribute to compliance with relevant limit values for pollutants, or their associated national objectives. This policy is to help ensure that development mitigates its potential impacts on local air quality.

Policy DM13 Air quality

DM13.1 Development will be permitted where it follows design principles for minimising its impacts on local air quality, including by: a. Prioritising walking, cycling and the use of public transport b. Encouraging the use of low- and zero-emission vehicles through well-designed, accessible charging infrastructure c. Introducing green infrastructure that has the ability to absorb pollutants within street spaces and on property boundaries D13.2 Major development that would contribute to traffic on roads at or close to the relevant national objectives for recognised pollutants may be required to produce an Air Quality Assessment. Proposals should demonstrate that steps would be taken to minimise emissions leading to air pollution.

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Implementing the policy 11.87

Policy DM13 will be implemented in conjunction with strategic design and transport policies. In accordance with the strategic policies, a holistic approach to design and layout needs to be adopted, but this should not prevent close attention being paid by designers and applicants to the potential impacts of development on local air quality due to increased road transport and congestion. With regard to green infrastructure (criterion c)), research indicates the ‘overwhelmingly beneficial effect of hedges’1 in reducing the concentration of particulate pollutants in roadside locations. The choice of species can affect the hedge depth that is required to achieve the same effect, thus affecting the design of boundary treatments. These considerations should be taken into account at the stage of a detailed planning application.

11.88

Major development – for example, of 10 or more new homes or of 1,000sqm or more of non-residential floorspace – is likely to have a greater effect on local air quality due to the increased number of vehicle movements that would be required to meet its needs. An Air Quality Assessment may be required, in conjunction with a Transport Statement or Transport Assessment, for major developments when vehicles are expected to generate additional traffic on roads that are at or near to the relevant national objectives as highlighted by DEFRA’s UK Air Information Resource GIS mapping. The Local Planning Authority can advise of the need for a Air Quality Assessment at the stage of a pre-application enquiry. The steps that are to be taken to minimise air pollution should be identified within a planning statement and (where relevant) supported by a robust travel plan for the proposed development.

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Policy DM14: Public Art Why we need this Policy 11.89

The Local Planning Authority acknowledges the important role that public art can play in enhancing the setting of a building and creating a visually stimulating public realm whilst strengthening local distinctiveness.

11.90

Where there are opportunities to incorporate public art within new developments or as part of public realm improvements, any related development proposals should ensure that the intended artworks relate to the local historical, environmental or cultural context, as well as respecting and contributing to the local character of the built environment.

Policy DM14 Public Art

DM14.1 The Local Planning Authority will encourage and support the inclusion of public art within new development schemes. New development proposals for public art should: a. Relate to local history, landscape and/or culture; b. Be of the highest design quality and craftsmanship and involve the use of low-embodied carbon or recycled materials; c. Make a positive contribution to the public realm; and d. Engage the local community in its creation.

Implementing the policy 11.91

Proposals should be discussed as part of any pre-application discussions with planning officers and should involve the local community, ward members and parish councils (where appropriate). Proposals should be formulated to reference events, natural features or social practices that are important to the local community and which have a historical, environmental or social connection to the site, or to its wider area (i.e. the neighbourhood, settlement or landscape of which it is a part). Public art installations should seamlessly integrate with their surroundings as part of an overall approach to design and layout that meets the strategic policies of this Local Plan.

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11.92

Public art should not be confined to statues, but can be incorporated to emerging designs in imaginative, simple and cost-effective ways. Examples include bespoke paving, gates, lighting, signage, street furniture, playground equipment, railings and landscaping, murals (painted or ceramic), decorative bargeboards or works of art incorporated on elevations where they will be visible to pedestrians.

Delivering Greener Connections Policy DM15: Communications infrastructure Why we need this Policy 11.93

Good communications infrastructure is an essential part of modern day living and supports economic growth.

11.94

Over the plan period, the use and demand of digital connections in homes and businesses will continue to grow.

11.95

The Local Planning Authority recognises the importance of access to broadband to residents, communities and businesses and will be supportive of programmes which aim to increase both coverage and data speed enhancement.

Policy DM15

Communications infrastructure DM15.1 Planning permission for communications infrastructure will be permitted where it can be demonstrated that: a.

the proposal does not cause significant and irremediable interference with other electrical equipment; b. evidence is provided to demonstrate that there is no reasonable possibility of sharing existing facilities in the locality (either in terms of antennae, buildings or sites); c. the visual and amenity impact is minimised by the considered siting, design and appearance of the development; and d. long-term requirements are considered (where appropriate) to minimise further works.

Implementing the policy 11.96

Communications infrastructure is important to the viability and long-term sustainability of rural communities.

11.97

Improvement of broadband is a priority for Hampshire County Council (HCC). £22m is being invested to increase coverage of super-fast broadband from 90% to 97.4% of premises across Hampshire.

11.98

The Local Planning Authority will use planning conditions to require the removal of equipment once it is no longer operational.

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Homes for all Policy DM16: Self-build and custom housebuilding

Why we need this Policy 11.99

Self-build and custom housebuilding plots are encouraged on smaller residential development sites.

11.100 On major development sites it is expected

that a portion of the site is provided as self-build and custom build serviced plots in accordance with the needs of the individuals and groups on the Local Planning Authority’s self and custom build register at the time of the application. 11.101 Self-build and custom-build housing

are part of the Government’s strategy to improve housing provision. The Local Planning Authority maintains a register of individuals and associations of individuals who have expressed an interest in self and custom-build homes.

11.102 The Council has a legal duty to give

suitable development permission to enough suitable serviced plots of land to meet the demand for self-build and custom housebuilding. ‘Self-build’ is housing usually built in full by its final owners/ occupiers from scratch. ‘Custom-build’ is housing usually part built by a provider and then customised by its owners/occupiers. In both instances, owners/occupiers are expected to have significant influence over the final design of their home. Owners/ occupiers can be individuals or associations of individuals. A ‘serviced plot of land’ is land that can be connected to basic infrastructure. Each term is defined in the Housing and Planning Act, Self-build and Custom Housebuilding Act and associated regulations. 11.103 The Local Planning Authority therefore, wishes

to encourage the provision of self-build and/or custom-build homes, in suitable locations.

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Policy DM16

Self and custom housebuilding DM16.1 Proposals for Self-build and custom housebuilding within settlement policy boundaries will be supported subject to the following matters being met: i. the proposed development has no significant adverse effect on the local character; and ii. Serviced plots made available should respond to the needs of the individuals and groups on the Local Planning Authority’s self and custom build register at the time of the application; and iii. Plots should be priced and marketed appropriately as self-build or custom-build plots for at least 12 months (see Appendix D).

Implementing the policy 11.104 A proportion of the total home’s numbers

shall be available for sale as self-build and/or custom housebuilding plots where there is an identified need on our Self-build and Custom Housebuilding Register on all new residential development schemes. 11.105 Applications for self- and custom-build

developments in the Local Plan Area should demonstrate high-quality design and be sensitive to the characteristics of the local area.

11.107 This policy will not apply where the

provision of self-build and/or custom housebuilding would be unsuitable, such as an apartment development. 11.108 The requirement for self or custom build

housing is separate to any affordable housing requirements set out in Policy H3. 11.109 Provision of self and custom-build

housing opportunities will be controlled through conditions and/or Section 106 legal agreements as necessary.

11.106 Serviced plots or units should be offered

for sale to self-build and/or custom builders, at a realistic price, for a minimum of 12 months. Where plots have marketed appropriately for at least 12 months and have not sold, the plot(s) may remain on the open market as self-build or revert to market housing and be built by the developer.

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Policy DM17: Backland development Why we need this Policy 11.110 In the Local Plan Area, ‘backland’ development

has made a meaningful contribution to the supply of housing as an efficient use of land, particularly large and underused gardens, and in some locations, has become established as characteristic of the area. As such, the Local Planning Authority is not seeking to resist all development of residential gardens. However, housing development of this type needs very careful consideration and benefits from early engagement with all interested partners to develop a scheme that is sensitive to the constraints such sites will have in order to preserve the character of the area and the amenities of neighbouring residents.

11.111 The urban character of the Local Plan Area

differs considerably from settlement to settlement and from place to place within settlements. ‘Backland’ development can be characteristic of some areas, whereas other areas are characterised by a linear frontage form of development, where ‘backland’ or tandem forms of development are likely to be considered inappropriate.

Policy DM17

Backland development DM17.1 Housing development on garden land and/or to the rear or side of existing residential property within a defined Settlement Policy Boundary will be supported provided that: a. the form, density, scale and external appearance of the development is in keeping with the character and appearance of the area; b. the relationship between buildings within and outside the site ensures that the privacy and amenity of existing and future residents are preserved; c. the means of access is appropriate in size and design to accommodate vehicles and pedestrians safely and would not result in harm to the amenities of adjoining residents from noise and disturbance from vehicle movements; d. a high standard of landscape is incorporated into the design; and e. development of the site does not compromise the ability for the more comprehensive development of a wider area.

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Implementing the policy 11.112 Throughout the Local Plan Area, pressure

exists for the subdivision of garden land belonging to existing dwellings, to allow for the development of additional houses within them. Whilst some gardens may be capable of accommodating additional dwelling units, this type of proposal has the potential to adversely affect residential amenity. This occurs where standards relating to distances between dwellings, garden sizes, access, parking and privacy cannot be met. In addition, this type of proposal can detrimentally affect the established layout and character of an area.

11.113 The Local Planning Authority acknowledges

that the development of residential garden land can contribute to achieving sustainable growth by making the most effective use of land - provided it reinforces the local character and maintains the appearance and amenity of the existing residential area. Therefore, it is important that applications for the redevelopment of residential garden land are considered in the context of the presumption in favour of sustainable development and planning permission will be granted unless the adverse impacts on character, amenity and privacy outweigh the benefits of the development.

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Policy DM18: Residential extensions and annexes Why we need this Policy 11.114 Rising property prices, means that extending

a property and creating more appropriate living space is attractive to many occupiers. Furthermore, the prevalence of working from home or creating extra space to accommodate relatives whether young or old has increased in recent years.

11.116 However, the Council is mindful of the benefits

of being able to extend properties and create additional space, but it is important to ensure that these do not harm the character of the area. Further details on design are set out in Policy DES1: Well-designed places.

11.115 The General Permitted Development Order

2015 (as amended) has changed and it is now possible to be able to create new residential extensions of some size without the need for planning permission.

Policy DM18

Residential extensions and annexes DM18.1 Planning permission for residential extensions will be supported, provided that the scale, mass, layout, design and external materials positively respond to the existing dwelling and locality and do not cause harm to the character of the area. DM18.2 The provision of ancillary accommodation for the purposes of habitation or homeworking will be permitted, provided that: a. It is within the curtilage of the principal dwelling; and b. It is proportionate in size to the principal dwelling; and c. It is of a design and structure that is in keeping with the existing dwelling and respects the character of the local area; and d. There is a physical connection with the main dwelling in terms of reliance on provision of utility and infrastructure services; and e. There is a functional connection in terms of providing living or working accommodation for the resident or a dependant or relative of the residents of the main dwelling; and f. There is no boundary demarcation or sub-division of curtilage areas between the principal dwelling and ancillary accommodation

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Implementing the policy 11.117 Evidence of a functional relationship

between the ancillary accommodation and the main dwelling will be required in support of any planning applications submitted for consideration. This will need to ensure that both the annex and main dwelling are in the same ownership and share utility services, car parking and private amenity space. 11.118 Preference is for the annexe to be physically

attached to the host dwelling, however where this is not practicable and evidence has been submitted to demonstrate this, consideration will be given to the size, location and orientation of the detached annex to ensure that it is sub-ordinate to the main dwelling.

11.119 If the annex is for workspace, it is

important that the residential amenity and character of the area is protected. If the proposed activities would be more intrusive than a domestic use, then planning permission is unlikely to be supported. 11.120 It may also be necessary to use planning

conditions to control the nature and occupancy of the ancillary accommodation for both habitable and workspace annexes.

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Policy DM19: Conversion of an existing agricultural or other rural building to residential use Why we need this Policy 11.121 There is a general restraint against new

housing in the countryside which is supported by Policy NBE1. However, in rural areas there are often opportunities for reusing or adapting existing rural buildings for alternative uses. Such reuse or adaptation can help reduce demands for new buildings in the countryside.

Policy DM19

Conversion of an existing agricultural or other rural building to residential use DM19.1 Planning permission for the conversion of an existing agricultural or other rural building to a dwelling will only be granted in the following circumstances: a. it has been demonstrated by means of a supporting statement to the satisfaction of the Local Planning Authority that the building has been continuously actively marketed in line with Appendix 3, for suitable preferred or alternative reuses, such as business, tourism or community; or b. the residential conversion is a subordinate part of a scheme for a business, tourism or community reuse, which will have a positive benefit on the local economy and community; or c. the residential conversion meets an identified local housing need; and d. the form bulk and design of the building is sympathetic to the rural surroundings, and it respects local styles and materials; and e. the building is structurally sound and is capable of conversion without major reconstruction or extension and any alterations can be achieved without a detrimental impact on its character and appearance; and f. the building is capable of conversion and reuse without requiring substantial additional outbuildings or a significant change in the setting of the building; and g. where the building is of historic significance, this significance is conserved or enhanced and any features of architectural or historic merit are retained; and h. there is no overriding conflict with other policies in the Local Plan.

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Implementing the policy 11.122 This policy is only applicable to planning

applications for the conversion to a dwelling. For all other matters, Policy DM21: Farming and Forestry Development and Diversification applies. 11.123 East Hampshire contains a considerable

range of rural buildings, which contribute to the Local Plan Area’s architectural and cultural heritage. These buildings were predominantly erected for agricultural purposes. They do not include buildings already in domestic use, such as garages and outbuildings. Their age, character, form and quality vary, but the changing structure of the rural economy and the demand of agriculture means that many of these buildings are no longer required for their original use or suited to modern day farming.

11.124 Many of these buildings make a positive

contribution to the character and appearance of the Local Plan Area. Provided they are structurally sound, conversion of these buildings can safeguard their future. By reusing existing resources, conversions can also meet the aims of sustainable built development. However, there are some buildings which are not suitable for conversion, including those which are: • structurally unsound; • roofless, missing substantial sections of wall, or so ruined that only vestiges remain of the original structure; • of temporary construction; • eyesores which should be removed in the interests of landscape conservation; • unsuitable in terms of size and form of construction; • at risk of flooding. 11.125 When the rural buildings are of historic

value or interest, adaptation to a new use is recognised as one way of saving the buildings, particularly if it is in danger of falling into disrepair. In these circumstances Policy DM4: Listed Buildings may be applicable.

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Policy DM20: Rural worker dwellings

Why we need this Policy 11.126 There is a general restraint against new

housing in the countryside which is supported by Policy NBE1: Development in the countryside. However, in rural areas there is a need to recognise that there will be occasions when the staffing needs of farms, forestry holdings, and other enterprises in the countryside change, and additional staff accommodation is required at or near their place of work.

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Policy DM20

Rural worker dwellings DM20.1 Planning permission for new rural worker dwellings in the countryside will only be granted in the following circumstances: a.

where the proposal is linked to a new business in the countryside, the proposal is for temporary accommodation for a period of three years; and; i. there is an essential functional need for the dwelling based on evidence of that business; and ii. financial evidence has been submitted demonstrating the viability of the business and its intention to be established; and iii. the occupancy of the dwelling is restricted to those employed in the activity for which the dwelling was originally permitted; and iv. there is no other suitable and available existing accommodation within the area.

b. where the proposal is linked to an existing business which has been established for three years or more: and i. there is an essential functional need for the dwelling based on evidence of that business; and ii. financial evidence has been submitted demonstrating that the business is viable and established, and iii. an existing dwelling, either on or closely connected to the business which would have been suitable, has not been sold separately from the unit or in some other way alienated from it within the past five years; iv. there is no other suitable and available alternative existing accommodation within the area; and v. the occupancy of the dwelling is restricted to those employed in the activity for which the dwelling was originally permitted. DM20.2 Where the proposal is for the removal of the occupancy condition this will be permitted provided that: c.

it can be demonstrated that the dwelling is no longer required to meet the needs of the occupational workers engaged or last engaged in the activity for which the dwelling was originally permitted.

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Implementing the policy 11.127 A functional need to live at a particular site

could be justified for example where the care of animals or agricultural processes require immediate attention at short notice. Financial viability is assessed in terms of the enterprise having been established for at least three years, profitable for at least one of them, being currently financially sound and having a reasonable prospect of remaining so. 11.128 Considerations that may be relevant to the

application of this policy includes: • Evidence of the necessity for a rural worker to live at, or in close proximity to, their place of work to ensure the effective operation of an agricultural, forestry or similar land-based rural enterprise (for instance, where farm animals or agricultural processes require on-site attention 24-hours a day and where otherwise there would be a risk to human or animal health or from crime, or to deal quickly with emergencies that could cause serious loss of crops or products); • The degree to which there is confidence that the enterprise has the potential to remain viable for the foreseeable future; • Whether the provision of an additional dwelling on site is essential for the continued viability of a farming business through the farm succession process; and • Whether the need could be met through improvements to existing accommodation on the site, providing such improvements are appropriate taking into account their scale, appearance and the local context.

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11.129 Permission will only be given initially for

temporary accommodation on the site until such time as genuine functional need and financial viability of the enterprise can be proven. 11.130 The Local Planning Authority will seek

appropriately sited dwellings to avoid isolated dwellings in remote locations. Proposals should respect the local vernacular and provide appropriate boundary treatments to reduce the potential impact on the rural landscape. Proposals which include disproportionately large private amenity spaces will not be permitted. The new agricultural dwelling should be to a scale and size proportionate to the rural workers that will inhabit the dwelling and where applicable, it may be appropriate to remove permitted development rights. 11.131 In order to ensure that the accommodation is

always available for staff use, their occupation will be strictly limited to full-time workers (and their immediate dependants) who are employed in farming, forestry or other rural enterprise who must live on the site rather than a nearby settlement. If it is found that a unit of accommodation previously associated with the holding or establishment has been sold or let separately in the previous five years, then planning permission will not be granted.

11.132 Once an occupancy condition has been

imposed, it will only be removed if it can be demonstrated that there is no long-term need (up to three years) for the dwelling to accommodate persons in agriculture, forestry or similar land-based rural enterprise within the locality. As part of the assessment to establish the existing functional need for such a dwelling, the property should be properly marketed for a reasonable period at a price that reflects the occupancy restriction (no more than 70% of deemed market value). The reasonable period for marketing must take account of the restricted market for the dwelling but should be for a period of at least 12 months (Appendix D). 11.133 Any costs associated with assessments that

are needed to meet the requirements of this policy will be met by the applicant/developer. 11.134 Dwellings in remote locations. Proposals

should respect the local vernacular and provide appropriate boundary treatments to reduce the potential impact on the rural landscape. Proposals which include disproportionately large private amenity spaces will not be permitted. The new agricultural dwelling should be to a scale and size proportionate to the rural workers that will inhabit the dwelling and where applicable, it may be appropriate to remove permitted development rights.

11.135 In order to ensure that the accommodation is

are needed to meet the requirements of this policy will be met by the applicant/developer.

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Supporting the Local Economy Policy DM21: Farm & forestry development and diversification

Why we need this Policy 11.138 This policy seeks to support the development

and diversification of farming and forestry businesses in a way that retains the openness and character of the countryside. The policy encourages the reuse, or if necessary, the replacement of existing buildings, with the appropriate siting of any new buildings. Specific policy criteria are needed because of the operational and locational requirements of these businesses.

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11.139 Whilst planning requirements have been

relaxed in recent years in terms of change of use of agricultural buildings, it is still desirable, when planning permission is needed to ensure that proposals preserve and enhance local biodiversity, natural beauty, cultural heritage and recreational opportunities.

Policy DM21

Farming & forestry development and diversification DM21.1 Development proposals for the purposes of agriculture or forestry will be permitted where: a.

evidence is provided to demonstrate the operational need for the development and that the scale of development is commensurate with the needs; b. for units of more than 5ha, existing and proposed diversification activities remain subordinate to the main land use, in terms of physical scale and environmental impacts; c. the traffic generated by the development would not be of a type or volume that, in itself or cumulatively with existing or planned uses, would require highway improvements that would harm the character of rural roads, particularly narrow or sunken lanes; d. the development reuses or replaces existing buildings where feasible. Where this is not feasible, the development should be related physically and functionally to existing buildings associated with the enterprise, unless there are operational circumstances that necessitate a more isolated location; e. any new buildings are sited appropriately to their rural location so that they can be satisfactorily integrated into the landscape without significant harm to local biodiversity, natural beauty, cultural heritage or recreational opportunities, and are of a scale and design that reflects the proposed use; and f. a building has not been disposed of or converted to an alternative use at the holding in the past three years, which could have met the needs of the development proposed.

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Implementing the policy 11.140 It is recognised that to support farming

and forestry businesses in the Local Plan Area, new development (such as agricultural barns) may be required to support the operational needs of businesses. The Local Planning Authority will require supporting evidence within a planning statement, setting out why the new development is required as part of on-going or proposed agricultural or forestry operations. 11.141 The open or undeveloped character of the

countryside is often an important component of its landscape value. To avoid or minimise impacts on landscape character, the loss of existing fit-for-purpose buildings that may be needed for future agricultural or forestry operations is discouraged. This means that new buildings to replace those recently disposed of, or converted to alternative uses will not normally be permitted. Exceptions may be made to this where the applicant can provide evidence to show that the need could not previously have been foreseen. 11.142 Where new buildings are required,

these should be sited close to existing agricultural or forestry buildings and make best use of existing infrastructure, including access roads. It is however recognised that there may occasionally be a requirement to separate new buildings from existing uses, to prevent disturbance and amenity impacts (see Policy DM11). In all cases, significant adverse impacts on the local environment should be avoided. 11.143 Planning conditions may be used

to ensure that no harmful intensification of agricultural or forestry activities occurs, once planning permission has been granted. For example, if a planning statement is submitted to demonstrate that the proposed scale of the development is commensurate with the operational needs, it may be necessary to restrict its future operation to ensure on-going compliance.

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11.144 Diversification schemes in particular

should be developed in the context of business plans which meet the needs of the enterprise, provide for the ongoing management of the land and buildings, are sustainable and are consistent with safeguarding countryside character. 11.145 The Council will ensure that the scale

and nature of the development would not lead to a dispersal of activities that is likely to increase reliance on the private car, compromise sustainability objectives or significantly affect the vitality of nearby towns and settlements. A diversification plan should be submitted with a planning application, showing that the implications of the proposed activities have been appropriately considered and would not undermine the continuation of land-based activities, nor result in significant harm to the local area. 11.146 A viability appraisal may be required

in support of a diversification proposal. It is expected that diversification activities would help to sustain the land-based operations, so proposals may need to demonstrate that they would not prejudice the future viability of an agricultural enterprise. 11.147 For the purposes of implementing this policy,

please note that agricultural businesses do not include those relating to equestrian activities (see Policy DM22). The term ‘agriculture’ is to be interpreted in a wide sense, to include viticulture and horticulture.

Policy DM22: Equestrian and stabling development

Why we need this Policy 11.148 Horse riding continues to be a popular

activity and can bring significant employment and economic benefits to the rural areas, in addition to providing local opportunities for recreation and enjoyment. Due to the rural nature of much of the Local Plan Area, proposals for new or extended equestrian establishments and riding centres are likely to come forward over the plan period. However, the associated development and its intensity of use can have a significant impact on the character and appearance of the countryside.

11.149 Guidance is needed for dealing with

planning applications, in relation to the scale and nature of appropriate development proposals, including the types of equestrian businesses that are likely to be acceptable in rural areas. Although some proposals for horse-related development may be classed as ‘agricultural’ development (i.e., purely for the keeping of horses), there are some specific concerns relating to stabling that mean further guidance is needed to complement that provided for new agricultural development (see Policy DM23).

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Policy DM22

Equestrian and stabling development DM22.1 Development proposals relating to the keeping and riding of horses will be granted planning permission where: a.

development is of an appropriate scale, design and intensity to be satisfactorily integrated with its surroundings, including the proposed means of enclosure which should be sympathetic to the character and appearance of the countryside; b. development does not harm the setting of a settlement or wider landscape character and there is no significant harm to local biodiversity, natural beauty, cultural heritage or other recreational opportunities; c. access, manoeuvring and parking provisions are acceptable, and the traffic generated by the development, or cumulatively with existing or planned uses, would not be of a type or volume that would require highway improvements that would harm the character of rural roads, particularly narrow or sunken lanes; d. development is well-located in relation to infrastructure that is suitable for the safe exercising of horses, including bridleways and other off-road tracks; e. there is no significant adverse impact on the amenity of nearby properties, including as a result of increases in traffic generated by the development; and f. lighting is kept to the minimum necessary to serve the unit and is designed so as to avoid light spillage and not to impact on neighbouring properties, the wider countryside, or the Dark Night Skies International Reserve in the South Downs National Park.

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Implementing the policy 11.150 In accordance with this policy, Policy

DES2 Responding to Local Character and Policy NBE10 (Landscape), horse-related development proposals should employ a high standard of design for new buildings, external areas and boundary treatments, which should reflect the character of its rural surroundings. Further design and landscape considerations may particularly apply to manèges, which are typically large, enclosed buildings that could have significant adverse impacts on the landscape. It may also be necessary to restrict the siting of structures such as mobile field shelters, caravans and storage containers. Proposals should not require the long-term or permanent provision of caravans, storage containers or open-air storage areas.

11.152 The proposed means of enclosure should

take account of surrounding uses in the countryside; for example, the boundaries should be stock proof. However, the Local Planning Authority would not necessarily wish to see the introduction of harsh fencing and would expect natural boundary treatments such as hedges. 11.153 Where possible, the proposal should be

well related to the existing rights of way network. Proposals should not require, either by themselves of in combination with other existing or planned development, significant engineering of the local road network in a way that erodes its rural character. 11.154 Any proposal for a new dwelling to support

11.151 It will also be important to consider

the potential impacts of development on local biodiversity, including on nocturnal animals when new lighting is proposed. Proposals will be expected to take account of and avoid or mitigate the potential impacts on heritage assets (nearby listed buildings and conservation areas). Depending on the proposal’s location, it may be important to consider visual impacts from historic routes in the rural area, such as the Pilgrims Way. In appropriate circumstances, there may be a requirement to remove equipment such as jumps, when not in frequent use, to avoid visual clutter.

an equestrian establishment will be considered against Policy DM22: Rural worker dwellings.

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Policy DM23: Shopping and Town Centre Uses

11.155 Policy E5 defines the following retail hierarchy:

Town Centres: Alton and Whitehill & Bordon District Centre: Liphook (The Square) Local Centres: Liphook (Station Road Area), Clanfield, Four Marks, Grayshott, Horndean, Bordon (Forest Centre) Neighbourhood Centres: Alton (station area); South Medstead (Lymington Bottom Barns); Old Clanfield; Rowlands Castle; Headley 11.156 Whilst National Planning Policy has become

more flexible in terms of uses and changes of use in our defined centres that do not require planning permission, there is still a desire to protect and enhance a centres vitality and viability.

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11.157 Development that fails the sequential approach

to development or is likely to have significant adverse impacts will be refused. 11.158 Proposals for new community provision

within or adjacent to defined centres will be permitted where the proposals meet a local need, widen the choice, quality or range of local shopping or community facilities, and are of a scale appropriate to the function of that particular centre.

Policy DM23

Shopping and Town Centre Uses DM23.1 Within the defined centres permission will be granted for Class E, F and sui generis uses that support the vitality and viability of the area. Where proposals result in the loss of these uses at ground floor level, consideration will be given to: I. Absence of need or viability for the existing use; and II. Individual or cumulative impact on neighbouring amenity; and III. Adverse impact on the vitality and viability of the centre; and IV. Provision of an active frontage at ground floor level which relates well to the design of the building and street scene; and V. adequate marketing for Class E, F and sui generis uses DM23.2 Planning permission for main town centre uses outside the identified centres, will be permitted where the applicant has successfully demonstrated: a.

that there are no other more suitably located and available sites within or on the edge of the identified centres for the town centre use(s) proposed, using a sequential approach to site identification; b. the site is accessible and well connected to the centre through a range of transport modes other than the car, including good local public transport services, walking and cycling; and c. the proposed development does not have a significant detrimental effect on the highway network in terms of congestion, road safety and pollution. DM23.3 When assessing applications for main town centre uses outside the identified centres, which propose a floorspace that meets or exceeds 500 sqm. gross floorspace, the Local Planning Authority will also require an impact assessment, to include an assessment of: I. the impact of the development on existing, committed and planned public and private investment in a centre or centres in the catchment area of the proposal; and II. the impact of the proposal on town centre vitality and viability, including local consumer choice and trade in the town centre and the wider retail catchment.

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Implementing the policy 11.159 Centres are defined on the policies map,

in accordance with the above hierarchy. 11.160 Protection of retail and service provision

in the Centres is essential to maintain the sustainability of the town or associated neighbourhoods, retention of their character and their continued vitality and success. 11.161 The Local Planning Authority will support

proposals for appropriate new development and redevelopment in the Town and District centres. Any development will be expected to be of an appropriate scale and design for the particular centre. Proposals outside these areas will be assessed according to the sequential test, the requirement for good accessibility by walking, cycling and public transport, and their impact on committed and planned public and private investment. 11.162 The Local Planning Authority will apply

the sequential test to main town centre uses in the following order: • Town Centre locations; • Edge of centre locations • within 300m of the Primary Shopping Area in Alton and 300m of the town centre boundary in Whitehill & Bordon); • Out of Centre locations. 11.163 Within Alton Town Centre a Primary

Shopping Area is defined to protect the ‘retail core’ of this centre. Policy DM24: Alton Primary Shopping Area provides further detail on the implications of this designation.

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11.164 Proposals at out of centre locations will

only be permitted if suitable sites are not sequentially available in town centre, or edge of centre locations. Preference will be given to accessible sites that are well connected to the town centre. 11.165 Testing the impact of development will focus

on the impact of the development on in-centre investment and vitality and viability (including trading impact). 11.166 In the case of existing retail warehouses that

are effectively limited to bulky goods, the Local Planning Authority will resist pressures to broaden out the range of goods permitted to be sold. This is to protect the vitality and viability of the Town and District centres, but it would also help retain the availability of units for bulky goods sales. 11.167 Every effort should be made to ensure

that retail and community uses are not lost, and the Local Planning Authority will require evidence that the property has been maintained, managed and operated effectively and actively marketed, should an alternative use be proposed. 11.168 The Local Planning Authority will continue

to monitor vacancies in its centres.

Policy DM24: Alton town centre – primary shopping frontage Why we need this Policy 11.169 Town Centre boundaries have been defined

through Policy E5, but Alton as our largest settlement, with a unique heritage and character, also has a greater number of shops and associated town centre uses. The main focus of the town centre is the High Street, which runs south west to north east, with the Market Square just off this axis in Lenten Street. It is a commercial and social hub for the town and its rural hinterland, and there is a popular weekly street market.

11.170 It is important to maintain a retail core within

the Town Centre to provide a competitive retail offer and accessible shopping core, that said, there are a number of vacant retail units. With the relaxation of planning requirements and changes of use sometimes no longer needing planning permission it is even more important to ensure that the integrity of the core retail area as defined on the Policies Map, is retained through both a mix of appropriate uses and actives frontages.

Policy DM24

Alton town centre primary shopping frontage DM24.1 The Primary Shopping frontage is shown on the Policies Map. DM24.2 The Local Planning Authority will support proposals that promote Class E uses which strengthen the retail function including proposals to enhance the local street market. DM24.3 Where planning permission is required, the change of use of ground floor premises from Class E to other uses (excluding residential) will be granted where: a.

it can be shown that the premises is no longer needed for a Class E use and the retention of Class E use at the premises has been fully explored, without success, by way of active marketing for a period of at least 12 months (see Appendix D); and b. the proposed change of use does not have an unacceptable impact on the retail function of the primary shopping area, or its vitality and viability including pedestrian circulation. DM24.4 An exception may be made where the proposal would clearly be beneficial to the vitality and viability of the primary retail function of the primary shopping area.

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Implementing the policy 11.171 Alton town centre serves as a retail and

service hub both for the residents of Alton and for many others living in nearby settlements. Indeed, it is an historic market town and one of two main shopping centres within the Local Plan Area. The importance of this role was recognised by the East Hampshire Retail and Main Town Centre Uses Study 2023 update and is reflected in Policy E5 Retail Hierarchy and network. As a result, proposals for retail and other main town centre uses will be supported where they meet the criteria outlined in Policy E5. 11.172 Within Town Centres, the growth of non-retail

uses reduces the availability of choice for customers and can create ‘dead frontages’ resulting in a loss of vitality and attractiveness to customers. This is particularly noted in Alton, where strict application of a Primary Shopping Frontage policy will assist with consolidating the main shopping area along the High Street, to ensure there is an accessible central core of shopping for comparison and choice to support the needs of the community over the plan period.

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11.173 The weekly market provides a valuable

contribution to the vitality and viability of the town centre, not only as a draw for residents, but also potential visitors. It is important that the local market is retained and, where possible, enhanced. 11.174 The policy refers to active marketing

for a period of 12 months and this must be undertaken in accordance with the requirements of the Marketing Appendix 3. The Local Planning Authority may also seek the advice of an independent valuer to provide advice on market values in the local area that will be considered alongside the marketing report. Any costs associated with assessments that are needed to meet the requirements of this policy will be met by the applicant/developer.

12 site allocations

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Background This chapter presents a total of 42 sites that are being proposed for new development within this Draft Local Plan. Taken together, they provide an expression of the spatial strategy from Chapter 3, which has set out the amounts and types of development for the Local Plan Area. The distribution of sites has been informed by a revised settlement hierarchy, which has helped the Local Planning Authority to prioritise certain areas for new development. As is explained below, the sites are presented by settlement or subarea, and described so that local residents, businesses, infrastructure providers and other interested parties may provide their views on the suitability of each site for allocation at the next (Regulation 19 or ‘pre-submission’) stage of the Local Plan. Local Plan Objectives Objective A: Providing sustainable levels of growth through the Local Plan 1. Provide a sustainable level of housing growth to meet future housing needs and to provide homes for all, helping to deal with the issues of affordability and an ageing population. The Local Plan will: a) identify and maintain a supply of land to meet the requirements for market housing and housing that is affordable, ensuring this is of the right size, type and tenure, and is in the right location; and b) make provision for gypsies, travellers and travelling showpeople accommodation to meet needs. 2. Provide a sustainable level of economic growth to ensure that local people of all ages can access employment. The Local Plan will: c) identify and maintain a flexible and varied supply of land and buildings for business that is the right type and in the right location, including the rural areas. Objective B: Providing better quality, greener development in the right locations. The Local Plan will: 1. Make sure that new developments are located to maintain and improve the quality of built and natural environments, including our high-quality and valued built heritage and landscapes, whilst maintaining the integrity of existing settlements and their settings. 4. Enable people to live locally and reduce their reliance on the private car, to help reduce the impacts of transport on the environment and improve health and wellbeing.

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The settlement hierarchy and the proposed sites The revised settlement hierarchy of the Draft Local Plan (Policy S2: Settlement Hierarchy) reflects the view that settlements that offer more opportunities for people to access services and facilities on foot or by bicycle should be preferred as a location for new development. This recognises the significance of transport in generating greenhouse gas emissions – hence the need to reduce travel distances and dependency on the private car within new development – and the need support healthy and active lifestyles. However, sites that are promoted for development by landowners and developers will always have a variety of other constraints and opportunities associated with them, for purposes of their (re)development. Some of the other considerations for the Local Planning Authority are the effects of new development on landscape and settlement character, the potential impacts of development on nearby habitats and species, and the risks to development from flooding. In selecting sites for the Draft Local Plan, the Local Planning Authority has used the settlement hierarchy to identify where – all other things being equal – new development could take place; and has then sought to consider the relative advantages and disadvantages of individual sites, to determine which of them to identify for consultation purposes. An Integrated Impact Assessment (IIA) of the Draft Local Plan has been undertaken to ensure that appropriate social, environmental and economic objectives have been considered when selecting sites. The IIA confirms that the geography of constraints and opportunities does not always match the settlement hierarchy, so some of the settlements in lower tiers of the hierarchy may have more development proposed that other settlements that are placed above them in the hierarchy. In all cases, the Local Planning Authority has sought to align with national planning policies that constrain certain areas more than others, because of the severity of impacts that could otherwise result. Housing: proposed sites Policy S1: Spatial Strategy makes clear that the housing requirement is the largest overall development requirement for the Local Plan Area up to 2040. Policy H1: Housing Strategy identifies a broad distribution of new housing that follows the settlement hierarchy by distributing more new homes to the higher tiers of the hierarchy. Figure 12.1 provides a breakdown of how many new homes could be developed by settlement, if the sites proposed in the Draft Local Plan were taken forward through the next stages of the plan-making process. Provision to address the needs of travelling communities also includes some sites within the Local Plan Area which contribute to the numbers in Figure 12.1.

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Figure 12.1: Total number of homes per settlement that would be delivered by proposals in the Draft Local Plan Settlement

Hierarchy Tier

No. of Homes

Alton

1,700*

Whitehill & Bordon

667

Horndean

320

Liphook

111

Bentley

Clanfield

180

Four Marks

210

Holt Pound

Rowlands Castle

145

Catherington

Medstead

Bentworth

Lovedean

*Note: a significant proportion of the 700 homes that are proposed within Alton and outside of the strategic site proposal at Neatham Manor Farm will be identified through the Alton Neighbourhood Plan, which is in the process of being revised.

Employment and other uses: proposed sites Policy S1: Spatial Strategy identifies that the employment needs of the Local Plan Area will be met through intensification of existing strategic employment zones and local employment sites. In practice, this means that the Draft Local Plan proposes sites for additional employment development in Alton and Whitehill & Bordon. To ensure that the needs of new development are met, additional health-related infrastructure – extensions to GP surgeries – are identified in Alton and Four Marks, whilst a new surgery is likely to be required in Clanfield and could be provided alongside new housing. The planned delivery of new community infrastructure and commercial development at the former Bordon Garrison will be supported at Whitehill & Bordon, whilst there is an emerging opportunity to regenerate the existing Forest Centre for a mixed-use development that would provide commercial, residential and community uses.

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Understanding the site proposals Sites are being proposed for allocation in this Draft Local Plan, but they are not yet confirmed as suitable for development. This is because the Local Plan is a draft document for consultation purposes. Where planning applications are or have been submitted for sites identified in this Draft Local Plan, those applications will be considered on their own merits against adopted development plan policies and national planning policies. Because the proposed site allocations of this Draft Local Plan have not been confirmed, there are no criteria to regulate development within this chapter. The proposed sites are presented in relation to their host settlements. This chapter has therefore been split into individual sections for the larger settlements, where more than one site has been proposed for development. However, for smaller settlements that have just one or two sites, the site proposals have been collated and presented in terms of the sub-area (North, North East, South) within which they are located. This means that the rest of the chapter has the following structure: •

Alton (including Holybourne)

•

Whitehill & Bordon (including Lindford)

•

Horndean

•

Liphook

•

Clanfield

•

Four Marks

•

Rowlands Castle

•

North Area: Remaining Settlements & Site Proposals

•

North East Area: Remaining Settlements & Site Proposals

•

South Area: Remaining Settlements & Site Proposals

Each section has an introduction that characterises the settlement or sub-area from a demographic perspective and shows some of the main (strategic) environmental constraints that have influenced the Local Planning Authority’s decisions on which areas could accommodate new development. For the larger settlements, there are also maps showing the locations of outstanding planning permissions and where the proposed sites are situated, to give an overall impression of where new housing would be developed over the plan period. The proposed site allocations begin with information on the site’s size and the type(s) of proposed development. The site’s reference within the Land Availability Assessment (2023) is also provided. Where new housing is proposed, the anticipated number of new homes has been made clear. The anticipated number of new homes has been informed by the Land Availability Assessment and its assessment of the site’s capacity. It does not always follow the information that has been submitted by site promoters. Page 333

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Each site is identified by a location plan that shows the extent of the proposed site and its immediate environs. A brief description of the site and the context is provided, together with a list of constraints and opportunities for its development. Information from the Local Plan’s evidence base – such as the Integrated Impact Assessment, the Landscape Capacity Study and the Strategic Flood Risk Assessment – together with planning officer analyses of the sites have contributed to the list of constraints and opportunities. For many of the larger sites, a plan has been produced to show how the location of particular constraints and opportunities might affect where and how development would take place. Please note that constraints or opportunities that have a number associated with them (e.g. ‘(1)’ or ‘(2)) have also been designated on the relevant constraints and opportunities plan using these numbers, to indicate which parts of the site are particularly affected. The lists and plans of constraints and opportunities would be a ‘first step’ to informing an appropriate layout for new development. The areas of highest constraint may need to be avoided, or certain features might represent opportunities for ensuring that new development would deliver the Local Plan’s vision. For example, public rights of way might be described or identified because new connections to these features would help to enhance accessibility to the countryside, offering future residents the opportunity to enjoy healthy and active lifestyles. If a proposed site were to be taken forward for the next stage of the Local Plan, the constraints and opportunities would help the Local Planning Authority to determine a suitable concept for the site’s development. As already noted, a summary of the reasons for including each site has been provided. This summary takes account of the presented information and other relevant evidence. The Local Planning Authority believes that each site has some potential to be developed over the Local Plan period, but one of the purposes of this Draft Local Plan consultation is to hear from residents and other interested parties (landowners, statutory agencies and infrastructure providers) on the suitability of the site proposals. Comments are therefore welcome in relation to these summaries. The Local Planning Authority is also aware of the importance of ensuring that the infrastructure requirements of new development are appropriately considered. This has been underlined by previous consultation responses to earlier Local Plan consultations. Therefore, the key infrastructure requirements for particular sites have been identified, where these are known. Discussions with infrastructure providers are on-going and requirements will be clarified and confirmed in advance of the next (Regulation 19 or pre-submission) stage of the Local Plan. The proposed site allocations do not have significant weight for making decisions on planning applications for the development of these sites.

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Alton (including Holybourne) Alton is the largest settlement in the Local Plan Area. The built-up area is contiguous with that of Holybourne, which relies on Alton for a lot of its local services and facilities. Holybourne also falls within the designated area of the Alton Neighbourhood Plan. As such, Alton and Holybourne have been considered together for the planning of future development within this Draft Local Plan. Population and household statistics that are available from the 2021 Census provide the following overview of the existing community:

Alton has direct connections to the A31, which acts as a southern bypass, running from Guildford to Winchester; and it is connected to Basingstoke in the north by the A339. There is a twice-hourly direct train service to London Waterloo, with Alton being at the end of the line. It is a historic and characterful market town, with four Conservation Areas, one associated with the historic core and the others associated with Anstey, The Butts and Holybourne. Alton is set within a distinctive chalk landscape setting, at the source of the River Wey, which also runs throughout the town centre. It sits relatively hidden in a hollow, which is encircled by sloping downland that provides a green skyline. Immediately to the southwest is the northern edge of the South Downs National Park. There are numerous areas of open space, including Anstey Park in the east; Greenfields to the north; The Butts Green to the west; Windmill Hill to the south; as well as King’s Pond and Alton Flood Meadows located more centrally.

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Figure 12.2: Strategic Environmental Constraints for New Development in and around Alton

In the revised settlement hierarchy of this Draft Local Plan, Alton (& Holybourne) stand alone as the Tier 1 settlement within the Local Plan Area. This indicates that it has an extensive range of accessible facilities and services for meeting the everyday needs of local residents. Figure 12.3 identifies the number of new homes completed or permitted within Alton since 2021, whilst Figure 12.4 highlights where current planning permissions are located within the settlement. New allocations through the Local Plan will augment the existing supply of completions and permissions to meet the overall need for new homes until 2040. Unlike other settlements in the Local Plan Area, new allocations will be addressed through a combination of proposals identified in this Local Plan (including a Strategic Allocation at Neatham Down), as well as the emerging Alton Neighbourhood Plan. More information and the Local Plan’s proposals for development sites are included after Figure 12.4.

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Figure 12.3: Housing in Alton (& Holybourne) Type of supply

Number of homes

Completions (2021-2023)

327

Outstanding permissions (2023)

701

Proposed new allocations (to 2040)

1,700*

* Note: a significant proportion of the 700 homes that are proposed within Alton and outside of the strategic site proposal at Neatham Manor Farm will be identified through the Alton Neighbourhood Plan, which is in the process of being revised.

Figure 12.4: Location of outstanding housing permissions and proposed sites in Alton (including Holybourne)*

*Note: The settlement policy boundary shown above does not include the recent developments that have taken place in Alton in accordance with the Alton Neighbourhood Plan. This Draft Local Plan proposes a new settlement policy boundary that includes these areas. The proposed new sites that are shown are those included in this Draft Local Plan. Other sites will come forward through the Neighbourhood Plan.

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Relationship with the Alton Neighbourhood Plan The Local Plan, prepared by the Local Planning Authority, is the strategic planning document for the area. Local Plans must be prepared with the objective of contributing to the achievement of sustainable development and must be consistent with the NPPF. Local Plans should set out the strategic priorities for the area, for example, the number of new homes and jobs needed in the area and requirement for infrastructure and facilities. Neighbourhood Plans should be aligned with the strategic needs and priorities of the wider local area. Neighbourhood Plans must be in general conformity with the strategic policies of the Local Plan. It should be noted that to achieve ‘general conformity’, the Neighbourhood Plan does not need to be identical to the Local Plan. It is reasonable for a Neighbourhood Plan to influence strategic priorities, providing it does not undermine them. In February 2023, Alton Town Council took the decision to undertake a full review of the existing Alton Neighbourhood Plan, following a previous iteration being made in 2016, and a further, minor modification in 2021.The emerging Neighbourhood Plan will cover Alton Parish, except for a small parcel of land lying within the South Downs National Park. Amongst other topics, the Neighbourhood Plan will look to address residential site allocations. In line with the NPPF 1, Local Planning Authorities should establish a housing requirement figure for their whole area, which shows the extent to which their identified housing need (and any needs that cannot be met within neighbouring areas) can be met over the plan period. Within this overall requirement, strategic policies should also set out a housing requirement for designated neighbourhood areas which reflects the overall strategy for the pattern and scale of development and any relevant allocations. Where it is not possible to provide a requirement figure for a neighbourhood area, the local planning authority should provide an indicative figure, if requested to do so by the neighbourhood planning body. This figure should consider factors such as the latest evidence of local housing need, the population of the neighbourhood area and the most recently available planning strategy of the local planning authority. In regard to the emerging Alton Neighbourhood Plan and in line with the strategy identified in this Local Plan, a housing requirement of 700 homes is designated within the settlement of Alton and its surrounding areas, alongside a strategic allocation of approximately 1,000 homes on land at Neatham Down (See Policy H1). It should be noted that some proposals for new allocations are identified within this Local Plan as they fall outside (or partly outside) the designated Neighbourhood Plan area. All other sites will be designated within the Regulation 14 version of the Alton Neighbourhood Plan. All proposals, with the exception of the Strategic Allocation (Proposal ALT8), will contribute to the 700-dwelling requirement.

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NPPF Paragraph 66

Land at Neatham Manor Farm As identified in Policy H1 – Housing Strategy, provision is made for about 3,500 new homes in the most sustainable and accessible locations in the Local Plan Area in accordance with the Settlement Hierarchy (Policy S2). The distribution of these homes includes 700 new homes in Alton, as well as a new proposed Strategic Allocation, which consists of land at Neatham Manor Farm. This proposal includes: • • •

A minimum of 1,000 homes, including six travelling showpeople plots; New areas of woodland and chalk grassland; Supporting infrastructure (potential for a new primary school neighbourhood amenities).

and

A mixed-use strategic allocation in close proximity to the largest settlement in the Local Plan Area presents the opportunity to deliver a unique place with a focus on local character, that takes a landscape-led approach to development. Concentrating a large amount of development within close proximity to the most sustainable settlement will also help to prevent sporadic urban sprawl across the Local Plan Area, in less sustainable locations. Full details of the proposal are provided in the proposal: ALT8.

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ALT1 – Land at Brick Kiln Lane, Alton LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

AL-005 21.3 ha Agricultural Residential 150

Site Description This site lies to the north-west of Alton, adjacent to recent development at Will Hall Farm and to the north and west of the original farm buildings. The southern boundary adjoins the A339 Basingstoke Road and part of the site also fronts Brick Kiln Lane, a narrow track which becomes a public right of way. The land is currently in agricultural use and includes the source of the River Wey in the southern part of the site. There are various trees and hedgerows within the site and adjacent to it. An area of woodland known as Hungry Copse adjoins the northern and eastern boundaries. The land rises up from south to north and is visible within the landscape from the Basingstoke Road and from residential areas to the south-east. Residential development in the wider area is a mix of predominantly detached houses, including some bungalows, with some semi-detached housing.

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ALT1 – Land at Brick Kiln Lane, Alton

List of constraints & opportunities •

Built heritage (1): several Grade II listed buildings (Will Hall Farmhouse, Will Hall Farm Barn, Will Hall Farm Oast) lie adjacent to the site, close to Brick Kiln Lane.

•

Biodiversity (2): SINCs are located within the south-west corner of the site and to the north, just beyond the site boundary (Will Hall Farm, Area 5 and Hungry Copse). Hungry Copse is also identified as ancient natural woodland.

•

Flood risks (3): southern areas of the site are susceptible to fluvial and surface water flooding associated with the River Wey and its source. The risk of groundwater flooding exists throughout Alton.

•

Water quality: the site is located within a water source protection zone (Zone 3).

•

Green infrastructure: mature field boundaries and trees (some of which are protected by tree protection orders) provide a sense of visual containment along southern, eastern and western boundaries.

•

Landscape: there is potential for adverse landscape and visual impacts due to the site’s prominent position on the edge of Alton.

•

Topography (4): the rising land means that some parts of the site are more visually exposed than others.

•

Access: connection to the local road network could be achieved via a new roundabout at the junction between the A339 (Basingstoke Road) and Pertuis Avenue/Whitedown Lane. Brick Kiln Lane is unlikely to be suitable for access for motor vehicles.

•

Access: potential to connect to the public rights of way network via Brick Kiln Lane and along the River Wey corridor, enabling healthy and active lifestyles.

•

Agricultural land quality: the site and adjoining areas could be Grade 3 agricultural land, which is a finite resource.

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ALT1 – Land at Brick Kiln Lane, Alton Summary of Reasons for Inclusion The site scores above average in the Local Planning Authority’s Accessibility Study. It could be well-connected to both the open countryside and to parts of Alton, via public rights of way and pedestrian infrastructure, thus supporting healthy and active lifestyles for residents. The site is large enough to provide opportunities for a well-designed new development that would mitigate adverse landscape and visual impacts. Impacts on other environmental constraints (biodiversity, water quality, flood risks) could be mitigated by protecting, incorporating and reinforcing existing green infrastructure whilst keeping areas of flood risk free of development. New vehicular access could be provided directly onto the A339 with opportunity to upgrade the existing junction between A339/Basingstoke Road and Pertuis Avenue to a roundabout (including suitable pedestrian & cyclist crossing points) that would also access the development site. The site’s dimensions facilitate an east-west layout for development, which would support passive design principles and the installation of solar panels to help tackle the climate emergency. Infrastructure Requirements •

Education: Developer contributions (e.g. by a s.106 contribution) may be required towards an expansion of the Butts Primary School and Amery Hill and/or Eggars School.

•

Health: Developer contributions (e.g. by a s.106 contribution) would be required towards expansion of Chawton Park Surgery and/or the Wilson Practice.

•

Sport: Potential for off-site sports contribution.

•

Access: A new vehicular access point onto the A339 and new walking and cycling infrastructure and connections (e.g. within the River Wey corridor) would be necessary to support development.

•

On-site drainage: parts of the site have been identified as highly compatible with infiltration sustainable drainage systems, but areas close to the source of the River Wey may be significantly constrained. Appropriate infrastructure will be required to mitigate flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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ALT2 – Chawton Park Surgery LAA Reference Site Size (Ha) Existing Use Proposed Future Use

AL-037 0.6 ha Health infrastructure (doctors’ surgery) No change – extension proposed

Site Description Chawton Park Surgery is an existing doctor’s surgery serving the surrounding settlement of Alton. The site is accessed from Chawton Park Road, sharing a main access with the Alton Community Hospital and pharmacy. The surgery is situated to the north of the hospital, with an area of mature trees to the east and south, and residential properties to the west. Car parking is prominent in the northern area of the site. Chawton Park Surgery is located close to other community facilities, including the surgery, pharmacy, hospital, scouts hut and many of Alton’s sporting facilities. The National Cycle Network Route 224 runs to the south of the site on Chawton Park Road with bus stops also being present on this road, both within a short accessible distance to the site.

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ALT2 – Chawton Park Surgery List of constraints & opportunities •

Access: potential to access the facility via public transport (bus), cycle and on foot. The National Cycle Network is nearby, on Chawton Park Road.

•

Infrastructure: there is an opportunity within the site to extend this strategic health infrastructure and support local growth.

•

Biodiversity: there are a number of tree protection orders (including individual trees and areas) in the north and south of the site.

•

Flood risks: there are no identified flood risks for this site, although the risk of groundwater flooding exists throughout Alton.

•

Built heritage: no designated constraints to development.

Summary of Reasons for Inclusion Chawton Park Surgery is a key health facility supporting residents of Alton and its surrounds. An extension to this existing health facility would help to support the health needs of existing and future residents. It is well-located with other community facilities, accessible by walking, cycling and public transport, and with parking available for those needing to drive. There are opportunities to encourage walking and cycling and improve connections to the centre of Alton and the rail station. Reconfiguration and/or extension of this surgery would help to ensure there is sufficient health provision to support the growing population. Increased capacity at this surgery is considered essential for healthcare purposes. Funding £50,000 of CIL funding has been allocated to a project to provide further capacity at this surgery (2022). Further CIL applications are expected and S106 contributions will be collected for this proposal from developments in the area where appropriate, to help deliver this project.

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ALT3 – Land adjacent to Alton Sewage Treatment Works, Alton LAA Reference Site Size (Ha) Existing Use Proposed Future Use

AL-058 1.2 ha Vacant Employment, waste water infrastructure

Site Description The site adjoins the Alton Sewage Treatment Works to the west, an industrial unit to the northwest and the A31 immediately to the south. Land at Lynch Hill, which is the existing allocation EMP1 of the Housing and Employment Allocations Plan (adopted 2016) (and which is also a proposed site in this Draft Local Plan), adjoins the site to the north-east. There is no road frontage to the site, but it is currently connected to Waterbrook Road through road infrastructure associated with the treatment works. The land is generally flat and undeveloped, with trees and hedgerows on boundaries on the edges and within the site.

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ALT3 – Land adjacent to Alton Sewage Treatment Works, Alton List of constraints & opportunities •

Green infrastructure: mature trees and hedgerows within/on the edge of the site are important characteristics, providing visual containment from the A31 and local habitats.

•

Landscape: there is the potential for adverse landscape and visual impacts depending on the heights and massings of new structures.

•

Odour and noise: noise from the A31 and odour from the sewage treatment works mean that this site would be unsuitable for more sensitive uses.

•

Adjoining uses (existing and proposed): employment uses adjoin the site to the northwest and permitted employment development lies to the north-east. There is potential to connect parts of this site to these areas to accommodate expansion of existing/new facilities. Alternatively, the whole site could accommodate an expansion to the treatment works, if needed to support new development in the wider area.

•

Access: vehicular access could be provided through existing or permitted employmentrelated development, or through existing on-site road infrastructure at the sewage treatment works.

•

Flood risk: there are no identified flood risks for this site, although the risk of groundwater flooding exists throughout Alton.

•

Built heritage: no designated constraints to development.

Summary of Reasons for Inclusion The site lies within an existing employment area and therefore offers potential to accommodate the expansion of adjoining employment or waste water treatment uses. At this stage in the plan-making process, its potential is being identified as an opportunity for further exploration in conjunction with landowners and statutory consultees. Environmental constraints (green infrastructure, landscape) could be avoided or mitigated through the appropriate layout and design of new development, with existing trees and hedgerows being maintained and enhanced where necessary. Access would need to be considered in relation to the proposed use, which would also need to take account of the odour and noise constraints associated with the site. The site is free of flood risks, being located in flood zone 1 and without identified surface water flood risks. Infrastructure Requirements •

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Access: a new vehicular access may be required, depending on emerging proposals for the site

ALT4 – Land at Whitedown Lane, Alton LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

BEE-010 9.0 ha Grazing/agricultural Residential 90

Site Description The site lies to west of Alton, directly to the south of the A339 (Basingstoke Road) and Pertuis Avenue/Whitedown Lane. Despite adjoining the built-up area of Alton, the site is located within the parish of Beech. To the south of the site is an extensive area of woodland, which contains a public right of way in close proximity to the southern boundary of the site. The site is gently sloping, with the land rising towards the woodland to the south. The site is greenfield pasture, with a small farm building close to the western boundary. There is an access track and field entrance (gated) associated with the farm building. Land to the west of the site is undeveloped. Housing to the north (off Whitedown Lane) is screened by mature vegetation. Housing types in the wider area are typically detached houses on relatively large plots.

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ALT4 – Land at Whitedown Lane, Alton

List of constraints & opportunities

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•

Flood risks (1): small parts of the site are susceptible to surface water flooding. These parts of the site are along the northern boundary and close to the western boundary. The risk of groundwater flooding exists throughout Alton.

•

Topography (2): the gently rising land means that some parts of the land may be more sensitive to development.

•

Landscape: there is some potential for adverse landscape and visual impacts, depending on site layout, building typologies and density of built form. Site is within the settlement gap identified by the Beech Neighbourhood Plan.

•

Biodiversity (3): site is adjacent to a SINC (Ackender Wood/Alexandra Wood), which is also identified as ancient natural woodland.

•

Access: potential to connect the site to the public rights of way network, improving permeability and enabling healthy and active lifestyles.

•

Access: connection to the local road network could be achieved via a new roundabout at the junction between the A339 (Basingstoke Road) and Pertuis Avenue/Whitedown Lane.

•

Green infrastructure (4): mature field boundaries and trees are important characteristics of the site, helping it to integrate with the surrounding rural landscape.

•

Water quality: parts of the site are located within a water source protection zone (Zone 3).

•

Agricultural land quality: the site and adjoining areas could be Grade 3 agricultural land, which is a finite resource.

•

Built heritage: no designated constraints to development.

ALT4 – Land at Whitedown Lane, Alton Summary of Reasons for Inclusion The site scores above average in the Local Planning Authority’s Accessibility Study. It is large enough to provide opportunities for a well-designed housing development that responds to the location of the site, helping to mitigate landscape and visual impacts and preserve a gap between Beech and Alton. Impacts on other environmental constraints (biodiversity, water quality, flood risks) could be mitigated by protecting, incorporating and reinforcing existing green infrastructure whilst keeping areas of flood risk free of development. The site could be well-connected to both the open countryside and to parts of Alton, via public rights of way and new pedestrian infrastructure (e.g. in association with a new roundabout to provide road access), thus supporting healthy and active lifestyles for residents. The site’s dimensions facilitate an east-west layout for development, which would support passive design principles and the installation of solar panels to help tackle the climate emergency. Infrastructure Requirements •

Education: Developer contributions (e.g. by a s.106 contribution) may be required towards an expansion of the Butts Primary School and Amery Hill and/or Eggars School.

•

Health: Developer contributions (e.g. by a s.106 contribution) would be required towards expansion of Chawton Park Surgery and/or the Wilson Practice.

•

Sport: Potential for off-site sports contribution.

•

Access: A new vehicular access point onto the A339 and new walking and cycling infrastructure and connections would be necessary to support development. Improvements to the adjoining public right of way (e.g. a new connection) may also be required.

•

On-site drainage: There are likely to be opportunities for bespoke infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks. Cumulative pressures of development on local infrastructure will be dealt with via CIL.

•

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ALT5 – Land at Travis Perkins (Mounters Lodge part) LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

CHA-009 0.88 Residential and vacant Residential 24

Site Description The site is located on the southern edge of Alton, accessed via Mounters Lane/Winchester Road. The site is within the built environment, situated between the railway line and the local strategic road network of the A31. The South Downs National Park is to the south of the site, separated by the A31.The site is a short walking/cycling distance to Alton Sport’s Centre and playing fields. The Writers Way public rights of way bounds the south of the site on Mounters Lane and a subway under the A31 provides a connection to Chawton village. The existing site consists of the vacant residence of Mounters Lodge with associated garden and paddock land. The South Downs National Park is visually obscured by vegetation and physically separated by the A31. Immediately to the east of the site is Travis Perkins. The remainder of the site is immediately surrounded by residential dwellings that front on to Mounters Lane/Winchester Road with varying amounts of vegetation. The east and west boundaries of the site are covered by mature trees. House types adjoining the site are typically detached houses on relatively large plots.

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ALT5 – Land at Travis Perkins (Mounters Lodge part) List of constraints & opportunities •

Flood risks: there are no identified flood risks for this site, although the risk of groundwater flooding exists throughout Alton.

•

Access: connection to the local road network would be from the western most boundary that adjoins Winchester Road, thus leading to the A339.

•

Access: potential to connect to a nearby public right of way that leads to Chawton Park Road and thus integrate the site with the proposed LCWIP network.

•

Green infrastructure: mature vegetation including trees on the site boundaries provides important screening for adjoining properties.

•

Built form & local character: surrounding dwellings often occupy relatively large plots that incorporate substantial green infrastructure. Buildings are set back from the public highway.

•

Residential & non-residential amenity: due to the proximity of adjoining buildings on all sides (dwellings and a builders yard) there is the potential for adverse impacts on the amenity of existing uses.

•

Noise & air quality: potential for adverse impacts on residential amenity in southern areas of the site from noise and air pollution associated with traffic on the A31.

•

Built heritage & biodiversity: no designated constraints to development.

Summary of Reasons for Inclusion The site scores above average in the Local Planning Authority’s Accessibility Study. It could be well-connected to sports facilities on Chawton Park Road, thus supporting healthy and active lifestyles for residents. The site itself is relatively unconstrained by environmental and built heritage designations. Impacts on the amenity of adjoining uses could be avoided or mitigated by retaining the existing mature trees on eastern and western boundaries and through appropriate design and layout (e.g. incorporating new planting). Due to the limited road frontage of the site, there is limited scope for adverse impacts on street scenes along Winchester Road or Mounters Lane. Appropriate layout could also help to reduce noise and air quality impacts on development, but this would need to be informed by more detailed studies. Infrastructure Requirements •

Health: Developer contributions (e.g. by a s.106 contribution) would be required towards expansion of Chawton Park Surgery.

•

Access: A new vehicular access point on to Winchester Road and improvements to walking and cycling infrastructure and connections would be necessary to support development. Improvements should be linked to the implementation of the Alton LCWIP.

•

On-site drainage: the site has been identified as highly compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to avoid exacerbating flood risks in the local area.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL

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ALT6 – Land at Wilsom Road, Alton LAA Reference Site Size (Ha) Existing Use Proposed Future Use

WOR-004 3.6 ha Agriculture Employment

Site Description The site is located to the southeast of Alton on land to the east of Wilsom Road. It is bordered by Wilsom Road to the west, the A31 to the east and Alton Business Centre/Omega Park to the north. The site is an existing allocation in the Housing & Employment Allocations Plan (adopted 2016). Alton town centre and rail station are within walking/cycling distance to the northwest of the site. The site is greenfield (undeveloped) with mature trees and hedgerows along its eastern boundary, and includes a section of the River Wey, which bisects the site from south to north. Current access is provided via a field entrance (gated) along Wilsom Road. There are several linear detached residential properties on the opposite (western) side of Wilsom Road. There are two public rights of way are in very close proximity to the site, The Hangers Way skirts the northern boundary and Writers Way passes the southern point of the site. Bus stops are present on Wilsom Road to the north and south of the site and a pedestrian footpath is present on the western side of the Wilsom Road carriageway that runs parallel to the western boundary of the site.

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ALT6 – Land at Wilsom Road, Alton

List of constraints & opportunities •

Green infrastructure (1): mature vegetation along the site’s eastern boundary and along the course of the River Wey are distinctive characteristics that help to integrate the site with its wider context.

•

Landscape: there is potential for adverse landscape and visual impacts on the setting of Alton, including from viewpoints along the Hangers Way.

•

Biodiversity: no designated constraints, but there is potential for adverse impacts on habitats and species within the river corridor.

•

Flood risks (2): the site is susceptible to fluvial and surface water flooding. Central parts of the site are identified as Flood Zones 2 and 3. These are also the areas of the site which have identified surface water flood risks.

•

Access (3): potential to connect the site to the public rights of way network improving permeability for walking and cycling modes and enabling healthy & active lifestyles.

•

Noise & air quality: potential for adverse impacts on amenity in eastern areas of the site from noise and air pollution associated with traffic on the A31.

•

Access: potential to connect to the local road network through existing employment access in the north or directly on to Wilsom Road via the existing field entrance.

•

Agricultural land quality: the site could be Grade 3 agricultural land, which is a finite resource.

•

Built heritage: no designated constraints to development.

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ALT6 – Land at Wilsom Road, Alton Summary of Reasons for Inclusion Retaining the allocation of this site for employment purposes could make a positive contribution to both the quality and quantity of employment floorspace within Alton, enabling more residents to both live and work locally. The site lies adjacent to an existing employment area and therefore offers the potential to accommodate the expansion of adjoining businesses. Landscape impacts could mitigated through the appropriate layout and design of new development, with existing trees and hedgerows being maintained and enhanced where necessary and the use of (e.g.) green roofs or living walls, to reduce impacts on the setting of Alton and views across the site from the Hangers Way. Access could be provided from existing access points along Wilsom Road. Employment uses are a less vulnerable use in terms of flood risk and can be located in Flood Zone 2 and 3, subject to a flood risk assessment. There is potential to introduce solar panels, enable access by sustainable transport modes (walking, cycling and public transport) and to follow passive design principles to help address the climate emergency. Infrastructure Requirements

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•

Access: a new vehicular access to Wilsom Road and new pedestrian infrastructure would be necessary to support development. The layout of development would likely need to facilitate safe access over the River Wey, including for pedestrians and cyclists.

•

On-site drainage: very significant constraints have been identified for infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL, if applicable (NB: CIL is not collected in the Local Plan Area for industrial or office development).

ALT7 – Land at Lynch Hill, Alton LAA Reference Site Size (Ha) Existing Use Proposed Future Use

BIN-008 9.4 ha Agricultural Employment (industrial, storage & distribution with opportunity for complementary commercial uses)

Site Description The site lies to the east of the River Wey valley and the west of the A31, on land that has outline planning permission for up to 7ha of employment land (business and industrial uses). It is an existing allocation in the Housing & Employment Allocations Plan (adopted 2016). Montecchio Way forms the northern boundary and is the proposed means of accessing the permitted development. Industrial and commercial development along Mill Lane and Waterbrook Road provides the wider context for the site. The site is currently in use for agricultural purposes. A private track runs across the southern part of the site, connecting Waterbrook Road with the Golden Chair Farm via a narrow bridge over the A31. Land rises from south to north up to a high point in the centre of the site and then slopes down towards Montecchio Way in the north. There is a wooded and treed area to the west of the site within the environs of the River Wey. Substantial hedgerows bound the site. Buildings to the west of the site are typically large-footprint, standalone buildings that are light in colour, with shallow pitched roofs and metal cladding.

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ALT7 – Land at Lynch Hill, Alton

List of constraints & opportunities

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Landscape & Topography (1): potential for adverse visual and landscape impacts, especially in elevated parts of the site that may be visible from the A31

•

Green infrastructure (2): mature hedgerows and fringing vegetation are important characteristics of the site, providing visual containment and local habitats. There is an area tree protection order adjoining the western boundary of the site.

•

Sympathetic adjoining uses: development of the site for employment purposes would be unlikely to create amenity issues for nearby uses (and vice versa).

•

Access (3): existing access rights (a farm access track) across the site could influence the layout of new development.

•

Access: potential to connect the site to public rights of way and to enhanced cycling infrastructure, as proposed within the Local Cycle and Walking Infrastructure Plan (LCWIP), via (e.g.) Waterbrook Road.

•

Flood risks (4): areas to the west of the site are susceptible to surface and fluvial flood risks that could be exacerbated by any increase in surface water run-off rates from the site. The risk of groundwater flooding exists throughout Alton.

•

Sports & leisure: There is known demand for a gymnastic facility/trampoline centre within Alton, the provision of which could be investigated for this site. This could form part of other uses, complementary to industrial and storage & distribution facilities.

•

Agricultural land quality: the site could be Grade 3 agricultural land, which is a finite resource.

•

Built heritage and biodiversity: no designated constraints to development.

ALT7 – Land at Lynch Hill, Alton Summary of Reasons for Inclusion Retaining and expanding the allocation of this site for employment purposes could make a positive contribution to both the quality and quantity of employment floorspace within Alton, enabling more residents to both live and work locally. Any amenity issues for new and existing businesses could be avoided, whilst adverse landscape impacts would need to be mitigated by sympathetic layout and building design. Green infrastructure on the site boundaries should be maintained and augmented, whilst new planting across the site could help to break up the built form. The site is located close to retail uses on Mill Lane and scores above average in the Local Planning Authority’s Accessibility Study. New connections to pedestrian and cyclist infrastructure could be provided to support other improvements to sustainable transport that have been identified within the LCWIP. There is potential for vehicular access via Montecchio Way and pedestrian and cycle access via Waterbrook Road. The dimensions of the site support the orientation of new buildings in accordance with passive design principles and for the efficient operation of solar panels. Infrastructure Requirements •

•

Access: a new vehicular access to Montecchio Way and new pedestrian and cycling infrastructure (e.g. connections to Waterbrook Way) would be necessary to support development. Consideration would need to be given to how the design and layout of development could support walking and cycling movements between Alton and Land at Neatham Manor Farm, should that site proposal come forward at the next stage of the Local Plan. On-site drainage: parts of the site have been identified as highly compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks. Cumulative pressures of development on local infrastructure will be dealt with via CIL, if applicable (NB: CIL is not collected in the Local Plan Area for industrial or office development).

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Part d - Chapter twelve - site allocations ALT8 – Land at Neatham Manor Farm, Alton LAA Reference z Site Size (Ha) Existing Use Proposed Future Uses Proposed Number of Homes

BIN-011 97.9 ha Agricultural Residential (including travelling communities), commercial, education, community Approximately 1000 (including 6 travelling showpeople plots)

Site Description The site lies to the east of Alton, adjacent to the A31 and to the south-west of buildings in Neatham. A substantial area of woodland (Monk Wood) adjoins the south-east boundary. To the west and south of the site are areas of farmland in arable use. There are public rights of way adjoining the eastern and southern site boundaries, as well as a route through the site that connects Copt Hill in the north with Neatham Down in the south. The route to the south of the site forms part of the Hangers Way. The public footpath within the site enters the northern end after crossing the A31 roundabout at Montecchio Way. The site itself is comprised of large fields separated by hedgerows, some of which are more substantial than others, and agricultural access tracks. A farm track that leads to Golden Chair Farm bisects the site and connects with a bridge across the A31. Copses, woodland and hedgerows define the edges of the site in many locations, although a small section of the site boundary in the north is undefined by physical features. The land rises from the A31 corridor as part of an undulating downland landscape, with the western areas of the site being contained by landform. A notable ridgeline runs through the centre of the site between Copt Hill and Neatham Down. To the east of the ridge, the land slopes gently towards the eastern boundary. Utilities infrastructure (electricity pylons) pass through eastern and central areas. The site lies at the edge of the chalk landscape in East Hampshire, close to the geological boundary with the Wealden greensands.

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List of constraints & opportunities •

• • • • • • • • • • •

Landscape: potential for adverse visual and landscape impacts. The site forms part of an unsettled landscape with a strong sense of rural tranquillity despite the proximity of Alton and the A31. There is potential for long-distance views of the South Downs National Park from eastern parts of the site and views into the site from the Hangers Way. Western areas of the site are better contained by landform. Topography (1): the land rises relatively steeply in southern parts of the site associated with Neatham Down. Biodiversity: recreational impacts on the Wealden Heaths European SPA & SAC sites would need to be appropriately mitigated. Biodiversity (2): site adjoins two SINCs (Neatham Farm Manor Copse and Monk Wood). Monk Wood is also identified as ancient natural woodland. Green infrastructure (3): mature field boundaries (hedgerows and trees) are present within the site and along the southern boundary. These are distinctive characteristics of the site and its landscape setting. There is opportunity to enhance these features. Access: road connection to the A31 and Alton could be achieved at the roundabout adjacent to the site. Access (4): potential to connect new development to the public rights of way network and provide new pedestrian routes across the site, enabling healthy & active lifestyles. Access (5): potential to improve pedestrian and cyclist connectivity to Alton via the existing bridge. Future access arrangements for Golden Chair Farm are to be clarified. Flood risks (6): small areas in the north (close to the roundabout on the A31) and on the eastern boundary are susceptible to surface water flooding. These flood risks could be exacerbated by increases in surface water run-off rates from the site. Utilities: there are overhead powerlines traversing the site, north-to-south (high voltage) and east-to-west (lower voltage). Noise and odour: potential for adverse impacts on residential amenity in western areas of the site from noise associated with traffic on the A31 and the close proximity of the Alton Sewage Treatment Works. Agricultural land quality: the site and has been identified as Grade 3 agricultural land, which is a finite resource.

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Part d - Chapter twelve - site allocations ALT8 – Land at Neatham Manor Farm, Alton Summary of Reasons for Inclusion This is the largest proposed development that has been included for consultation in the Draft Local Plan. The site’s development would constitute a significant expansion to the settlement of Alton, the largest settlement in the Local Plan Area, creating a new neighbourhood with the potential for its own distinct character. Drawing on the influences of the landscape and the potential to strengthen areas and boundaries of biodiversity value to form a more coherent and substantial green network, the site promoter has identified opportunities to deliver around 1,250 new dwellings and other supporting uses. Taking account of the constraints and opportunities, a more conservative estimate of 1,000 new homes is being put forward by the Local Planning Authority at this time. An indicative concept for the development is illustrated on the following page. Large parts of this site have previously been considered through the Large Development Sites (Regulation 18) consultation in late 2019. At that time, Land at Neatham Down was promoted for 600 new homes; 1 hectare (ha) of employment land; 9 ha of open space, a shop/pub, a primary school, and opportunity for travelling communities accommodation. The Local Planning Authority and site promoter will work with infrastructure providers to understand the requirements for new infrastructure for the larger site, but new areas of open space, neighbourhood amenities (a shop and pub) and the potential for a new primary school will be considered as a starting point. Due to the proximity of the Lynch Hill proposal, new employment land would not be required, but accommodation for travelling showpeople is needed and could be provided close to the A31 access. This revised, larger strategic proposal could deliver more of the area’s housing requirements, incorporating a mix of housing sizes, types and tenures, including provision for self-builders. Landscape constraints are greatest in eastern areas, which would be more suitable for recreational open space and biodiversity enhancements. Exposed or steeply sloping parts of the site are likely to be less suitable for new buildings. A detailed landscape and visual impact assessment would need to be undertaken to understand which areas could be developed, but landscape studies that have already been undertaken by the site promoter support the potential for development in western areas. Impacts on environmental constraints (biodiversity, green infrastructure, flood risks) can be avoided or mitigated by appropriate design and layout, whilst there is good potential for biodiversity enhancements through connecting the fragmented habitats and providing new areas of woodland and chalk grassland. Although this would lead to a loss of agricultural resources (high-quality farmland), this needs to be balanced by the potential for supporting nature recovery in an area that is intensively farmed. Suitable alternative natural greenspace could be provided in relation to the Wealden Heaths SPA & SAC sites, although retaining a rural ambience and setting for rights of way on the edges of the site is a key design challenge. There is good potential to offer new residents access to the countryside, including the Hangers Way, to encourage healthy & active lifestyles.

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ALT8 – Land at Neatham Manor Farm, Alton Access and accessibility is an important consideration for a sustainable development. There is existing road infrastructure (a roundabout on the A31) that could connect the site to the road network, although the highways authority has advised that an assessment of traffic movements on the A31 must demonstrate that there is no negative impact. Overall, the site scores above average in the Local Planning Authority’s Accessibility Study. However, there is a large variation in accessibility scores across the site, with areas in the west being (in theory) more accessible to facilities and services in Alton by walking and cycling modes. Proposals will need to take advantage of opportunities to open up the existing bridge to pedestrians and cyclists and to support improvements to the network of routes identified in the LCWIP. Passive design principles, the installation of solar panels and the potential for a district heating system could help tackle the climate emergency. Indicative concept for development

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ALT8 – Land at Neatham Manor Farm, Alton

Infrastructure Requirements

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Education: Developer contributions (e.g. by a s.106 contribution) will be required to meet the educational requirements (early years, primary and secondary schooling) of new housing. There is potential for a new primary school to be built on-site, within the area identified as the local centre. The issue of whether to expand existing primary schools within Alton or provide a new facility on the site will be the focus of partnership working with the education authority.

•

Health: Developer contributions (e.g. by a s.106 contribution) will be required to expand existing GP surgeries in Alton (The Wilson Practice and/or Chawton Park Surgery).

•

Local centre: the on-site provision new local services, including a shop, a pub and/or a community centre should be investigated.

•

Natural greenspace: significant areas of new woodland and natural planting are likely to be required to avoid adverse landscape impacts. This will need to be introduced in advance of development, given time to become established and would need to be maintained to ensure the effective screening of new built form.

•

Access: A new vehicular access point onto the A31 (via a new arm off the existing roundabout) and a new on-site movement framework suitable for all users will be necessary to support development. Improved connectivity to rural rights of way and greater permeability should be investigated. New, high-quality pedestrian and cycle connections to Alton will be imperative to avoid feelings of disconnection from the town. The existing bridge across the A31 should be made publicly accessible for walking and cycling, whilst other pedestrian and cycling improvements (e.g. along Montecchio Way and across the A31) should be investigated. Developer contributions (e.g. by a s.106 contribution) to implementing the Alton LCWIP may be required.

•

Formal open space and sport: On-site provision to meet the open space requirements associated with new housing. This could include new allotments or a community orchard in the eastern part of the site, taking advantage of the quality of the agricultural land and the restrictions on built development in close proximity to overhead power lines. There is also potential for off-site sports contribution to improve facilities in Alton.

•

On-site drainage: many parts of the site have been identified as highly or probably compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

•

Utilities: High-voltage electricity cables that traverse the eastern part of the site could be retained, but the removal of smaller pylons and the re-routing and/or burying of cables that traverse the western part of the site should be investigated.

•

Please note: due to the strategic nature of this proposal, the site could become a ‘CIL island’ whereby all developer contributions would be secured via bespoke legal agreements rather than through Community Infrastructure Levy payments.

Whitehill & Bordon (including Lindford) Whitehill & Bordon is one of the largest settlements within the Local Plan Area. The smaller settlement of Lindford lies in very close proximity, to the north-east, separated from Whitehill and Bordon by the narrow valley of the River Wey. Population and household statistics that are available from the 2021 Census for the Census area of ‘best fit’ provide the following overview of the existing communities:

Whitehill & Bordon has a strong connection to the military, although many training activities that once took place in the area have now been relocated. In recent years, former defence facilities such as the Quebec and Louisburg Barracks have been successfully redeveloped and regenerated for housing and employment purposes (including an innovation centre and future skill training centre). Regeneration of the wider Bordon Garrison is on-going in accordance with the planning application: 55587/001 and related detailed planning applications. Information on the relationship between this regeneration activity and additional development that is being proposed through this emerging Local Plan is provided below. The town is located along the A325, which provides road connections to the A3, the A31 and Farnham. Historically, residential areas were mainly located to the east of the A325, with the Bordon Garrison and associated MoD training areas located to the west. Nearby, Lindford is connected via the Lindford Road and by several public rights of

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way, supplemented by the network of paths within the Bordon Inclosure. The Shipwright’s Way runs through both Whitehill & Bordon and Lindford. The nearest train stations are at Bentley, Liphook and Liss, all of which are approximately six miles from central parts of Whitehill & Bordon. In accordance with the planned regeneration of the Bordon Garrison, significant numbers of new homes, a relief road and community infrastructure (including schools) have been developed to the west of A325, whilst a new town centre will be delivered at the junction with Budds Lane. Parts of the existing Forest Centre are likely to be regenerated through a mixed use redevelopment by 2040 (see proposal: W&B8 for details). Local heritage is focused on the contribution that the military and its buildings have made to local area, with few designated heritage assets. Internationally designated biodiversity sites – the Wealden Heaths Phase II Special Protection Area (SPA) – are located close to the town and to Lindford, whilst the southern part of Whitehill & Bordon adjoins the South Downs National Park. The aforementioned Bordon Inclosure is one of two large areas of ‘suitable alternative natural greenspace’ surrounding Whitehill & Bordon, intended as alternative destinations for outdoor recreation and leisure, to relieve recreational pressures on the Wealden Heaths Phase II SPA. The other notable area is the Hogmoor Inclosure to the south-west of the town. These areas are linked by a ‘green loop’ and supporting ‘green grid’ of pedestrian and cycle routes around the town, which have increased accessibility by walking and cycling modes as part of Whitehill & Bordon’s regeneration. Areas of woodland form a notable backdrop and landscape context for both settlements. In addition to the biodiversity and landscape constraints, areas close to the River Wey and its tributaries of the Deadwater and Hollywater streams are constrained by fluvial and surface water flood risks. Figure 12.5 identifies the strategic environmental constraints for new development.

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Figure 12.5: Strategic Environmental Constraints for New Development in and around Whitehill & Bordon and Lindford

In the revised settlement hierarchy of this Draft Local Plan, Whitehill & Bordon (including Lindford) is identified as a Tier 2 settlement. This indicates that it has a relatively large range of facilities and services for meeting some of the everyday needs of local residents. However, an even greater range of local facilities and services will be delivered through the development of a new town centre as part of regeneration activities. Figure 12.6 identifies the number of new homes completed or permitted within Whitehill & Bordon (including Lindford) since 2021, whilst Figure 12.7 highlights where current planning permissions are located within the settlements. New allocations through the Local Plan will augment the existing supply of completions and permissions to meet the overall need for new homes until 2040. Proposals for development sites are included after Figure 12.10.

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Figure 12.6: Housing in Whitehill & Bordon (including Lindford) Type of supply

Number of homes

Completions (2021-2023)

363

Outstanding permissions (2023)

1,962

Proposed new allocations (to 2040)

667

Figure 12.7: Location of outstanding housing permissions and proposed sites in Whitehill & Bordon (including Lindford)

How does the emerging Local Plan relate to the on-going regeneration? As mentioned above, large areas in Whitehill & Bordon that formed part of the former Bordon Garrison are undergoing comprehensive regeneration. Planning permission for up to 2,400 homes, employment facilities, schools, a new town centre and ‘suitable alternative natural greenspace’ (SANG) was granted in 2015. With the exception of the SANG, this new development is being delivered within the area that is identified by the red line in Figure 12.8.

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Additional new development was proposed through the plan-making process for the emerging Local Plan in 2019. Some of the additional housing would have required new areas of SANG to be provided, in order to avoid adverse impacts (recreational disturbance) on the Wealden Heaths Phase II SPA. Following discussions involving the site promoter (Whitehill & Bordon Regeneration Company) and Natural England, the Local Planning Authority remains uncertain about the suitability of some of these new areas for mitigating the impacts on the SPA that would be associated with additional housing development. Taking this into account, the Draft Local Plan does not propose specific sites for new SANG but Figure 12.8 identifies options for natural greenspace, which could be designated for SANG or only to support local wildlife. Some of these areas could be taken forward and included in the next stage of the Local Plan (the Regulation 19 or Submission Local Plan). Figure 12.8: Opportunities for new green infrastructure to support biodiversity net gain or provide suitable alternative natural greenspace for additional regeneration

The Local Planning Authority’s view on the amount of additional new homes that should be delivered at Whitehill & Bordon has changed over time. For example, a proposed greenfield site adjoining the regeneration area, at Gibbs Lane and Oakhanger Road (Land Availability Assessment reference: WHI-021), has not performed as well as other sites within the Local Planning Authority’s Accessibility Study (2023). This means that it is likely to be less sustainable from the point of view of encouraging walking and cycling to local services and facilities. Due to this and other

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on-site biodiversity, infrastructure and amenity constraints, this site is no longer being proposed for additional new homes through this Draft Local Plan. Overall, it is considered that 667 new homes could be delivered by 2040 in addition to the 2,400 new homes that have planning permission. Not all of these would be developed within, or adjoining the regeneration area. Figure 12.9 below shows the location of the sites within the Whitehill & Bordon and Lindford areas. See proposals: W&B1-W&B8 on the following pages for site-by-site details. Figure 12.9 also shows the local constraints and opportunities affecting the future development of these sites, including sites of interest for nature conservation (SINCs; show in dark green), areas of surface water flood risk (shown in light blue) and tree protection orders (shown by individual tree symbols). Figure 12.9: Site proposals and local constraints and opportunities for development

As identified above, some of the proposed sites for additional development are within the regeneration area for which planning permission has been granted. In these areas, additional development would involve a more intensive use of the land by (for example) building at higher residential densities. This could affect the look and feel of the built environment, and how residential car parking is designed and provided. A public consultation on ‘low-car designs’ for Whitehill & Bordon was undertaken in 2022 and has informed the proposed parking standards of this Draft Local Plan (see Appendix F). These standards remain the same as current parking standards but identify opportunities for innovation and flexibility, where it is demonstrated that this would be appropriate. Page 368

Other proposed sites for additional development adjoin the regeneration area close to the former Lousiburg Barracks. In these areas, additional development would, if taken forward, extend the area for new housing and employment opportunities. A key issue for the regeneration of Whitehill & Bordon has always been the need to replace the jobs that were lost through the relocation of military activities from the Bordon Garrison and to offer local employment in close proximity to new homes, which could reduce the need to commute long distances for work. However, the proposed extensions include parts of existing SINCs as shown in Figure 12.9. Surveys undertaken by the Hampshire Biodiversity Information Centre for the Local Planning Authority have identified that some areas close to the regeneration boundary are of a poor quality in terms of species diversity and habitat value. The inclusion of these proposed sites (W&B4 & W&B5) in this Draft Local Plan is therefore to highlight their potential for development, notwithstanding the identified constraints and taking account of the survey results. Further work will be undertaken to understand how to mitigate any adverse impacts and achieve a net gain in biodiversity through the development of these extension sites, in connection with work to understand the options for enhancing natural greenspace (Figure 12.8, above). If this work identifies that there is no such potential, or that the potential is low and comes with a high risk of damage to local biodiversity, these sites would not be included in the next stage of the Local Plan.

Infrastructure requirements for additional development at the former Bordon Garrison The existing hybrid planning permission (reference: 55587/001) and the Whitehill & Bordon policies of the Joint Core Strategy (adopted 2014) have established the infrastructure requirements for the regeneration of the former Bordon Garrison. As well as supporting the delivery of this infrastructure – including a new town centre and health hub – additional development within and adjoining the regeneration area would establish its own requirements. Figure 12.10 identifies the additional needs that are likely to emerge as a result of the proposals. Additional development within the regeneration area will likely require developer contributions via a new section 106 legal agreement or a deed of variation to the existing agreement, for purposes of ensuring the delivery of new infrastructure. This is because this area is a ‘CIL island’, which is to say that it is an area in the district where the community infrastructure levy does not apply. For proposals that expand beyond this area, new infrastructure could either be delivered by legal agreements or by CIL, depending on which mechanism would be most appropriate for the given type of infrastructure. Delivery mechanisms will be the focus of further work for the next stage of the Local Plan.

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Figure 12.10: infrastructure requirements for proposals W&B1-W&B5

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Topic

Details of Requirements

Affected Sites

Education

Developer contributions (e.g. by a s.106 W&B1, agreement) will be required towards W&B4 the expansion of primary school provisions.

W&B2,

W&B3,

Health

Developer contributions (e.g. by a s.106 W&B1, agreement) may be required towards W&B4 the expansion of planned capacity at the forthcoming health hub. This will depend on further discussions with the NHS Integrated Care Board and other interested parties for the next stage of the Local Plan.

W&B2,

W&B3,

Access

New vehicular connections to the local W&B3, W&B4, W&B5 road network will be required. Developer contributions may also be required to mitigate additional impacts on the local highway network. New pedestrian and cycling infrastructure and connections will be also be required, especially to enable use of the green grid and green loop within Whitehill & Bordon.

Access

Intensification within central W&B1, W&B2 regeneration areas will require the consideration of street, plot and building designs to deliver sufficient car parking at higher residential densities. Further transport assessment work will be required to support intensification, considering impacts on the local highway network such as the Budds Lane/Station Road junctions. Developer contributions will be required towards the provision of new walking, cycling and/or public transport infrastructure.

Topic

Details of Requirements

Affected Sites

On-site drainage

Appropriate infrastructure will be W&B1, W&B2, required to mitigate flood risks. Sites W&B4, W&B5 within the regeneration area (W&B1, W&B2) include areas that are highly compatible with infiltration sustainable drainage systems. Sites on the edge of the regeneration area (W&B3, W&B4, W&B5) may have opportunities for bespoke infiltration sustainable drainage systems.

W&B3,

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Part d - Chapter twelve - site allocations W&B1 – Whitehill & Bordon Town Centre Intensification LAA References Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

WHI-016, WHI-017 10.8 ha Leisure, commercial and vacant land Mixed – leisure, commercial, office, residential 317 additional homes

Site Description The site is located in central Whitehill & Bordon and comprises land that has been or is planned for redevelopment in accordance the mixed-use hybrid planning consent for regenerating the former Bordon Garrison. It includes The Shed development (which features commercial uses including food & drink businesses), areas of public open space and the Whitehill & Bordon Leisure Centre. It is in close proximity to local primary and secondary schools that are located to the north-west, and adjoins a place of worship (The Sacred Heart Church) that is located to the east. There are residential properties to the north, east and west along Budds Lane, High Street and Centurion Way. The site is bisected by Havanah Way. It includes significant buildings that formed part of the Bordon Garrison, such as the Sandhurst block at Prince Philip Barracks, and cleared land that is inaccessible to the public. It also provides areas of car parking that support The Shed and the leisure centre. Whilst most of the land is occupied by buildings, infrastructure or derelict land, the public open space to the east of the The Shed includes natural landscaping and trees. There are individual trees along the site’s boundaries and a notable concentration of trees to the east of the site, in the environs of The Sacred Heart Church and as part of the Guadaloupe Car Park, as well as trees and greenspace to the south and southwest. Land slopes gently from the south to the north, with the highest point in northeast areas of the site, at the corner of Budds Lane and High Street.

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W&B1 – Whitehill & Bordon Town Centre Intensification List of constraints & opportunities • •

•

• • • •

Biodiversity: recreational impacts on the Wealden Heaths European SPA & SAC sites would need to be appropriately mitigated. Existing uses & on-going regeneration: recent development in this area associated with the hybrid planning consent (ref: 55587/001) is to remain and presents a design constraint/opportunity, in terms of the physical built form, overall legibility (i.e. wayfinding to, from and within the site) and public accessibility. Built form and townscape: development adjoining the site is often two-storey, with maximum building heights within the site and to the north-west being three-storey. Rising land within the site could also accentuate the impacts of building heights and massings on the local townscape, public spaces and adjoining areas. Transport: public transport serving Whitehill & Bordon is considered to be insufficient whilst additional housing, services and facilities on site will increase travel demands and parking requirements. Transport: additional commercial and community uses in this location has the potential to increase accessibility to services and facilities by walking and cycling modes within central Whitehill & Bordon. Green infrastructure: trees within and adjoining the site include mature specimens that could provide the basis of a framework for new landscaping to support wildlife. Flood risk: there are small areas of surface water flood risks in both eastern and western parts of the site. Minerals: as with all parts of the Whitehill & Bordon regeneration area, the site forms part of land that has been safeguarded for minerals extraction (soft sand/silica sand). Built heritage: the site includes buildings that are of local heritage value, providing a valuable and recognisable link to its previous military use.

Summary of Reasons for Inclusion Planning permission for a new town centre has been permitted on this site, with elements having been delivered through the development of a new leisure centre, The Shed and a dedicated performance space (The Cube). However, there is scope – and the commitment to deliver – a greater range and number of local facilities. Additional residential development would be sustainably located, close to the services and facilities and within walking and cycling distance of natural greenspace. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on local townscapes could be mitigated by appropriate building design, whilst the layout of new uses could be designed to respect and enhance the setting of existing buildings. Existing green infrastructure could be augmented to strengthen local green networks for wildlife, mitigate the ‘urban heat island’ effect and offer sustainable drainage solutions. Potential impacts on the Wealden Heaths Phase II SPA could be mitigated by new SANG, or existing facilities (depending on their capacity). Parking and public transport options would need to be carefully considered in accordance with Local Plan policies. Prior extraction of mineral deposits could be undertaken to avoid the unnecessary sterilisation of resources.

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W&B2 – Land at the Former Bordon Garrison LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Additional Homes

WHI-020 (part) 19.4 ha Employment Residential 115 additional homes

Site Description The site is located to the east of Templars Way (the relief road) and south of Budds Lane. It comprises land that is planned for redevelopment in accordance with the mixed-use hybrid planning consent for regenerating the former Bordon Garrison. A watercourse, the Oxney Drain, lies immediately to the east of the site. There are trees and established vegetation on the western and north-eastern boundaries. The site is largely comprised of previously developed land that is occupied by employment uses. These are often businesses operating in the industrial, construction and storage & distribution sectors. They are based here temporarily, prior to the site’s redevelopment for housing in accordance with the hybrid planning consent. The land itself is relatively flat. It includes large numbers of warehouse-style buildings and areas of hardstanding, with relatively little green infrastructure.

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W&B2 – Land at the Former Bordon Garrison List of constraints & opportunities • •

•

• • • • •

Biodiversity: recreational impacts on the Wealden Heaths European SPA & SAC sites would need to be appropriately mitigated. On-going regeneration: development in the wider area that is associated with the hybrid planning consent (ref: 55587/001) will influence the layout of new housing as well as suitable access points and route connections. Built form: increases to the height and massing of new buildings (to accommodate additional residential development) could have unsympathetic impacts on relationships between the site and the wider woodland context. Green infrastructure: screening vegetation provides a sense of visual containment for northern parts of the site, as well as a sympathetic transition to woodland areas that are located to the west (beyond the relief road). Transport: additional residential development has the potential to increase accessibility to services and facilities by walking and cycling modes within Whitehill & Bordon. Transport: additional residential development on site will increase travel demands and parking requirements. Flood risk: there are areas of surface water flood risks in both central and eastern parts of the site, especially in areas close to the Oxney Drain. Minerals: as with all parts of the Whitehill & Bordon regeneration area, the site forms part of land that has been safeguarded for minerals extraction (soft sand/silica sand). Built heritage: no designated constraints to development.

Summary of Reasons for Inclusion Planning permission for new residential development has been permitted on this site. However, a more efficient use of this previously developed land may be possible, by laying out and designing new homes in ways that optimise the use of space whilst still providing a good standard of residential amenity. Additional residential development would be sustainably located, close to new services and facilities in the town centre and along Budds Lane, and within walking and cycling distance of natural greenspace. Impacts from increased building heights and massings could be mitigated by lower heights and densities on the site peripheries. The Oxney Drain could be used as the basis for a green corridor that could offer sustainable drainage solutions. Potential impacts on the Wealden Heaths Phase II SPA could be mitigated by new SANG, or existing facilities (depending on their capacity). Parking and public transport connections would need to be carefully considered in accordance with Local Plan policies. Prior extraction of mineral deposits could be undertaken to avoid the unnecessary sterilisation of resources.

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W&B3 – BOSC Residential Expansion LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

WHI-034 1.2 ha Woodland Residential 38

Site Description The site is located within the strategic allocation area which is subject of a hybrid planning application for the regeneration of the former Bordon Garrison site. It is located to the northeast of the Bordon and Oakhanger Sports Club (BOSC), an established sports and recreational facility on the northern outskirts of Bordon. There is an existing access track bisecting the site, which is indirectly connected to Bolley Avenue and Oakhanger Road. This track links to another that defines the eastern perimeter of the site. The site forms the edge of plantation woodland and adjoins new dwellings that are being developed to to the south and south-west. The wider area has a sylvan character to which the site contributes.

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W&B3 – BOSC Residential Expansion List of constraints & opportunities •

•

• •

•

• • •

On-going regeneration: development in the wider area that is associated with the hybrid planning consent (ref: 55587/001) will influence the layout and character of new housing as well as suitable access points and route connections. Biodiversity: site is adjacent to two SINCs (Free Piece West, Oxney Farm; Oxney Farm Woodland) and close to others. There are also two tree protection orders close to the site’s western boundary associated with the BOSC. Biodiversity: recreational impacts on the Wealden Heaths European SPA & SAC sites would need to be appropriately mitigated. Access: potential to connect the site to the green loop and green grid network of local routes, improving permeability for walking and cycling modes and enabling healthy & active lifestyles. Access: vehicular access could be achieved through the access road to the BOSC and by connecting the site to new roads associated with adjoining residential development. In its current form, the perimeter access track is unlikely to be suitable as a principal access route for vehicles. Landscape: there is potential for adverse landscape and visual impacts through the loss of tree cover. Appropriate landscaping could help to integrate the site with its wider woodland context. Built heritage: no designated constraints to development. Flood risks: there are no identified flood risks for this site. Minerals: as with all parts of the Whitehill & Bordon regeneration area, the site forms part of land that has been safeguarded for minerals extraction (soft sand/silica sand).

Summary of Reasons for Inclusion The site scores above average in the Local Planning Authority’s Accessibility Study. It could be well-connected to both areas of natural greenspace and to parts of Whitehill & Bordon, via connecting the site to the green loop and green grid network of routes, thus supporting healthy and active lifestyles for residents. However, new housing could significantly alter the sylvan character of the landscape setting to new development in the BOSC area. Adverse landscape and visual impacts could be mitigated by appropriate design and site layout, with new and retained green infrastructure (trees and landscaping) being used to integrate development with the wider woodland context. Potential impacts on the Wealden Heaths Phase II SPA could be mitigated by new SANG, or existing facilities (depending on their capacity). There are large areas in the immediate environs of Whitehill & Bordon where green infrastructure improvements could be funded by new development, to achieve biodiversity net gain. Prior extraction of mineral deposits could be undertaken to avoid the unnecessary sterilisation of resources.

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W&B4 – Louisburg Residential Extension LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

WHI-022 0.9 ha Woodland Housing 27

Site Description The site adjoins development at the former Louisburg barracks, in northern Whitehill & Bordon. To the south and east of the site there are residential dwellings and road infrastructure that connects to the A325 relief road. Sustainable drainage infrastructure adjoins part of the eastern boundary and a pumping station is located on the western boundary. To the north are areas of woodland that form a forested backdrop to the urban area that is characteristic of Whitehill & Bordon. The site itself also consists of dense plantation and mixed woodland. The land closest to the settlement is relatively flat, but the site as a whole slopes gently towards a watercourse to the northwest. An access track adjoins northern parts of the track, leading to the former parade ground.

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W&B4 – Louisburg Residential Extension List of constraints & opportunities •

Recent regeneration: development in the wider area that is associated with the redevelopment of the Louisburg barracks will influence the layout of new housing as well as suitable access points and route connections.

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Flood risk: small parts of the site are susceptible to surface water flooding. These flood risk areas are located on the north-western boundary of the site.

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Biodiversity: recreational impacts on the Wealden Heaths European SPA & SAC sites would need to be appropriately mitigated.

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Access: potential to connect the site to pedestrian infrastructure that links to the green loop and green grid network of local routes, improving permeability for walking and cycling modes and enabling healthy & active lifestyles.

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Access: vehicular access could be achieved through Artillery Drive which also serves the existing residential development and provides connection to the local road network.

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Landscape: there is potential for adverse landscape and visual impacts through the loss of tree cover. Appropriate landscaping could help to integrate the site with its wider woodland context.

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Built heritage: no designated constraints to development.

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Minerals: as with all parts of the Whitehill & Bordon regeneration area, the site forms part of land that has been safeguarded for minerals extraction (soft sand/silica sand).

Summary of Reasons for Inclusion The development of the site lies adjacent to an existing residential development, with good opportunity to connect to existing road infrastructure and the green loop and green grid network of routes. The site could be well-connected to both areas of natural greenspace and to parts of Whitehill & Bordon for walking and cycling purposes, thus supporting healthy and active lifestyles for residents. However, new housing could have adverse impacts on local habitats and species within the SINC. Development would not be acceptable unless it is clearly demonstrated that improvements that would be funded by development would lead to a net gain in biodiversity. There is potential for this to be achieved in the immediate environs of Whitehill & Bordon, where green infrastructure improvements could be made. Adverse landscape and visual impacts could be mitigated by appropriate design and site layout, with new and retained green infrastructure (trees and landscaping) being used to integrate development with its woodland setting. Potential impacts on the Wealden Heaths Phase II SPA could be mitigated by new SANG, or existing facilities (depending on their capacity). Prior extraction of mineral deposits could be undertaken to avoid the unnecessary sterilisation of resources.

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W&B5 – North of Louisburg Employment Proposal LAA References Site Size (Ha) Existing Use Proposed Future Use

WHI-006 (eastern site), WHI-030 (western site) 4.8 ha Woodland Employment

Site Description This proposal comprises two sites that are adjacent to each other and that could come forward together to deliver local employment for new residents of the regeneration area in Whitehill & Bordon. Both sites are located on the northern edge of Whitehill & Bordon, within an area of woodland, but with direct access to the A325 (Louisburg Avenue) via Hudson Road. The eastern site lies to the north of another employment site (Tech Forest) and a number of residential dwellings at the former Louisburg barracks. The two sites are separated by an existing track, which traverses the eastern site. A campus of office and industrial buildings at Lion Court are located to the north-east, whilst the Farnham Road lies further to the east, separated by an embankment. The land rises gently across the two sites from west to east and south to north. There is some utilities infrastructure present within the eastern site, but otherwise both sites are largely undeveloped.

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W&B5 – North of Louisburg Employment Proposal List of constraints & opportunities •

On-going regeneration: development in the wider area that is associated with the hybrid planning consent (ref: 55587/001) will influence the layout of new employment development, as well as suitable access points and route connections.

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Biodiversity: site lies within the Oxney Farm Woodland SINC. Habitat surveys have indicated that some areas may be poor quality habitats, but opportunities to improve habitats elsewhere would need to be identified to ensure that a biodiversity net gain could be achieved by the site’s development. The eastern site and parts of the western site are within the 400m buffer zone for the Wealden Heaths Phase II Special Protection Area.

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Flood risks: small parts of the western site are susceptible to surface water flooding. These flood risk areas traverse the site close to its western boundary.

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Landscape: there is potential for adverse landscape and visual impacts through the loss of tree cover. Appropriate landscaping could help to integrate the site with its wider woodland context.

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Access: vehicular access could be achieved via Hudson Road, which links to a roundabout junction with A325 Louisburg Avenue.

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Access: potential to connect the site to the green loop and green grid network of local routes, improving connectivity to homes in Whitehill & Bordon by walking and cycling modes.

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Amenity: due to the proximity of adjoining homes to the south-west boundary of the western site, there is the potential for adverse impacts on local residential amenity.

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Built heritage: no designated constraints to development.

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Minerals: as with all parts of the Whitehill & Bordon regeneration area, the site forms part of land that has been safeguarded for minerals extraction (soft sand/silica sand).

Summary of Reasons for Inclusion The eastern site already benefits from planning permission for employment-related development, but there is now scope to provide a more comprehensive development involving the western site, which could provide more new jobs for local residents in Whitehill & Bordon. This is a suitable location for new employment-related development, close to the future skills centre and BASE Bordon Innovation Centre. Both of the proposed sites score above average in the Local Planning Authority’s Accessibility Study. They could be wellconnected to new and existing residential areas of Whitehill & Bordon via the green loop and green grid network of routes, which would enable more residents to commute to work by walking and cycling. However, new development could have adverse impacts on local habitats and species within the SINC. Development would not be acceptable unless it is clearly demonstrated that improvements that would be funded by development would lead to a net gain in biodiversity. There is potential for this to be achieved in the immediate environs of Whitehill & Bordon, where green infrastructure improvements could be made. Adverse landscape and visual impacts could be mitigated by appropriate design and layout, with new and retained green infrastructure (trees and landscaping) helping to integrate development with its woodland setting. Prior extraction of mineral deposits could be undertaken to avoid the unnecessary sterilisation of resources.

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W&B6 – Land at Lion Court, Farnham Road LAA Reference Site Size (Ha) Existing Use Proposed Future Use

WHI-019 3.7 ha Employment No change – expansion of employment use

Site Description The site is located immediately to the north of Whitehill & Bordon, within an area of woodland. It benefits from direct access to the A325 (Farnham Road), which adjoins the eastern boundary. The site has previously been developed for employment purposes and contains a series of low-rise industrial and office buildings set within an area of woodland, which extends beyond the site boundaries to the north, west and south. It has recently been re-let after a period of vacancy. Only the access road is visible from the A325.

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W&B6 – Land at Lion Court, Farnham Road

List of constraints & opportunities •

Green infrastructure: (1) there is a single, site-wide tree protection order covering the site, though only some areas (shown in lighter green) are occupied by trees.

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Biodiversity: (2) site is adjacent to the Oxney Farm Woodland SINC and the Broxhead Common South and West SINC. The site also lies within 400m buffer zone for the Wealden Heaths Phase II Special Protection Area.

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Landscape: there is potential for adverse landscape and visual impacts associated with the loss of tree cover.

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Access: vehicular access could continue to be taken from the A325 Farnham Road.

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Access: potential to connect the site to Whitehill & Bordon by walking and cycling modes in association with development of the proposed employment site to the south. New pedestrian and cycle connections could improve connectivity to homes in Whitehill & Bordon by walking and cycling modes.

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Built heritage: no designated constraints to development.

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Flood risk: there are no identified flood risks.

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W&B6 – Land at Lion Court, Farnham Road Summary of Reasons for Inclusion This is an existing employment site, but there may be some potential to renew and intensify its employment-related use. The site scores above average in the Local Planning Authority’s Accessibility Study. There are opportunities to provide safe and attractive walking and cycling connections to Whitehill & Bordon in association with new employment-related development to the south (see proposal W&B5). This means that the site could ultimately be connected to new and existing residential areas of Whitehill & Bordon by the green loop and green network of routes, enabling more residents to commute to work by walking and cycling. However, new development could have adverse impacts on protected trees and their associated biodiversity value. Development would not be acceptable unless it is clearly demonstrated that improvements that would be funded by development would lead to a net gain in biodiversity. There is potential for this to be achieved in the immediate environs of Whitehill & Bordon, where green infrastructure improvements could be made. Adverse landscape and visual impacts could be mitigated by appropriate design and layout, maintaining building heights so that green infrastructure would conceal new development from its wider environs. The site is accessible for vehicles via its direct connection to the A325 Farnham Road. Infrastructure Requirements •

Access: New pedestrian and cycle connections through any development to the south and onward connections to the green grid and green grid network of routes should be explored.

•

On-site drainage: the site has been identified as highly compatible with infiltration sustainable drainage systems. Appropriate infrastructure would be required to avoid exacerbating surface water flood risks in the wider area.

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W&B7 – Land at Hollywater Road and Mill Chase Road LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

HEA-018 4.5 ha Agriculture Housing and SANG 126

Site Description The site is located to the east of Whitehill & Bordon and lies within the Parish of Headley. It adjoins Hollywater Road to the west, Eveley Wood and agricultural land to the south, and the River Wey and Hollywater School to the east. The northern part of the site adjoins Mill Chase Road and lies opposite a recreation ground and residential area. The southern part of the site extends further to the west and also adjoins Whitehill Cemetery. The site is bisected by an access road to cemetery, which is located to the east. It comprises agricultural land associated with Standford Grange Farm. The southern part of the site has planning permission for the creation on an area of suitable alternative natural greenspace (SANG), to mitigate recreational disturbance of the Wealden Heaths Phase II SPA in relation to the redevelopment of the former Mill Chase secondary school and leisure centre. The land slopes gently, rising from the Hollywater Road to a broad ridge, before descending towards the River Wey in the east. The site and its boundaries contain mature trees and hedgerows, with a strong line of mature trees bisecting the northern part of the site. Housing to the north is a mix of detached and semi-detached bungalows, with two-storey dwellings on smaller plots within residential cul-de-sacs.

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W&B7 – Land at Hollywater Road and Mill Chase Road

List of constraints and opportunities •

•

• •

Page 386

Biodiversity (1): site is adjacent to a SINC (Eveley Wood) which is also identified as ancient natural woodland. Recreational impacts on the Wealden Heaths European SPA & SAC sites would also need to be appropriately mitigated. Green infrastructure (2): mature field boundaries and trees are important characteristics of the site, helping it to integrate with adjoining natural features and forming part of the network of green infrastructure along the River Deadwater. Flood risks: a small part of the site is susceptible to surface water flooding. This area is located close to the western boundary with Hollywater Road, in the northern part of the site. There is also identified potential for groundwater flooding in northern areas. Access: potential to connect the site to the public rights of way network and to an adjoining recreation ground on Hollywater Road, improving permeability and enabling healthy & active lifestyles. Pedestrian and cycling access could also be achieved from Mill Chase Road, which has existing pedestrian infrastructure. Access: vehicular access could be achieved via the existing access road to the cemetery or directly from Hollywater Road. Vehicular access should not be via Mill Chase Road in order to reduce conflict with pick-up and drop-off at the Hollywater School. Landscape: due to the landscape character, there is potential for adverse landscape and visual impacts. These are likely to depend on site layout, building density and building heights. Built heritage: no designated constraints to development. Agricultural land quality: although much of the site is lower quality agricultural land (Grade 4), some areas could be Grade 3 agricultural land, which is a finite resource.

W&B7 – Land at Hollywater Road and Mill Chase Road Summary of Reasons for Inclusion The site is located very close to educational and recreational facilities, whilst the southern area will provide additional natural greenspace that would help to avoid recreational impacts on the Wealden Heaths Phase II Special Protection Area (SPA). The site scores above average in the Local Planning Authority’s Accessibility Study. New connections to an adjoining right of way could support healthy and active lifestyles, also enabling the site to connect to the green grid and green loop network of routes within Whitehill & Bordon. Impacts on environmental constraints (biodiversity, flood risks) could be avoided or mitigated by appropriate design and layout. The development of the southern area for SANG provides a wide range of opportunities for increasing natural habitats and achieving a net gain to biodiversity. Potential impacts on the Wealden Heaths Phase II SPA could be mitigated within this area, or through further expansion of the permitted SANG (if required). The northern part of the site is relatively close to existing residential areas, providing a suitable context for further residential development at this location. The sensitive layout of new development could protect existing green infrastructure and help to reduce landscape concerns. Appropriate housing typologies and building design could be informed by a landscape and visual impact assessment. Appropriate landscaping could help to integrate new development with the wider, semi-rural context. Infrastructure Requirements •

Education: no specific requirements identified, however developer contributions (e.g. by a s.106 contribution) may be required towards local education infrastructure.

•

Health: Developer contributions (e.g. by a s.106 contribution) may be required towards improvements at Badgerswood Surgery in Headley.

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Suitable Alternative Natural Greenspace: a sufficient area of SANG would need to be provided in order to mitigate the potential for recreational disturbance at the nearby Wealden Heaths Phase II SPA. A legal agreement is already in place to secure the provision, implementation and long-term maintenance of SANG in the southern part of the site, in connection with the delivery of new housing at the former Mill Chase School Academy School site.

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Access: Connections to pedestrian and cycle infrastructure along Mill Chase Road and connection to the adjacent public right of way would be required. Improvements to the Whitehill Cemetery access road and/or a new road connection to Hollywater Lane would also be necessary to support development. It should be noted that the highways authority has speed-related concerns for connections to Hollywater Road which may require mitigation. Opportunities to improve connections to the new town centre also need to be considered.

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On-site drainage: the site has been identified as probably compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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W&B8 – Land at the Forest Centre, Whitehill & Bordon LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

WHI-024 1.4 ha Commercial and leisure Mixed – leisure, commercial, residential 44

Site Description The core site (shown in red) forms one part of The Forest Centre, an existing retail centre that also includes some local community facilities in Whitehill & Bordon. Redevelopment could also provide an opportunity for a more comprehensive regeneration of the centre and its immediate environs (areas within the dashed purple line) for a mix of residential and community uses. The core site is bounded by Heathcote Road to the north and Pinehill Road to the south, by residential development to the east and by the library and supermarket to the west. St Marks Church, The Forest Community Centre and an area of public open space are located immediately to the south, on Pinehill Road. The core site includes buildings associated with The Forest Centre, areas of car parking and service yards. It is accessible to members of the public including via a semi-enclosed central walkway that functions as a “high street” (where buildings address a pedestrianised space via shop frontages). There are several vacant commercial units within the site including the large retail unit formerly occupied by Wilko’s. Pedestrians can access the shopping area from entrances to the west, south and east. Buildings ‘turn their backs’ to Heathcote Road, which offers vehicular access for servicing and car parking. There are recent residential developments in peripheral areas of the site that have awkward and unattractive relationships to the commercial uses. Main access points and routes across the site are neither direct, nor easy to understand for visitors. The land is relatively flat, rising slightly from north to south

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W&B8 – Land at the Forest Centre, Whitehill & Bordon

List of constraints & opportunities •

• •

•

• •

Biodiversity (1): There are tree protection orders within the wider opportunity area. There is also potential to introduce green infrastructure (planting, trees) within the core site to support local wildlife. Biodiversity: recreational impacts on the Wealden Heaths European SPA & SAC sites would need to be appropriately mitigated. Flood risk (2): parts of the site are susceptible to surface water flooding. These areas affect the western and southern areas of the core site and parts of the wider opportunity area. Adjoining uses (3): Relationships between buildings within the site and other adjoining and nearby buildings are poor, creating difficulties for the amenity of existing residents/users and reducing the ability of new visitors to find their way. Building heights and massing: The centre and its surrounding buildings are predominantly low-rise, with limited opportunity for increasing building heights without affecting the character of the wider area. Townscape: potential to improve relationships between the site and its adjoining streets (Heathcote Road and Pinehill Road) and to raise the architectural quality of buildings within the centre. Open space (4): potential to consolidate the existing sequence of open spaces for meeting and dwelling, to provide a focal point and heart to commercial and community activities within the local centre. Access (5): potential to improve pedestrian and cycle connections through the site and to its immediate environs, improving permeability and supporting healthy and active lifestyles Access & car parking: potential to re-configure the parking and access arrangements for vehicles. Built heritage: no designated constraints to development.

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W&B8 – Land at the Forest Centre, Whitehill & Bordon Summary of Reasons for Inclusion The site is sustainably located, with the potential for new housing to be well-connected to community facilities, retail and other commercial or leisure uses within a re-configured local centre. The core site scores above average in the Local Planning Authority’s Accessibility Study and adjoins the green grid network of routes within Whitehill & Bordon, which connects with the green loop and areas of natural greenspace. There is good potential for supporting healthy and active lifestyles for residents. Impacts on environmental constraints (trees, flood risks) could be mitigated through appropriate layout and the introduction of new green infrastructure across the site. The existing shopping centre is under-occupied and features low-quality communal outdoor spaces. An approach that consolidates existing retail, commercial and community uses – within the centre and in the wider opportunity area (as indicated) – would provide opportunities to improve relationships between buildings and open spaces; improve way-finding within and across the site; and improve the visual quality and attractiveness of the open space. Redevelopment also offers the opportunity to refurbish existing buildings (improving their energy efficiency), install solar panels and electric vehicle charging infrastructure, which would help to tackle the climate emergency. The potential impacts due to recreational disturbance on the Wealden Heaths Phase II SPA could be mitigated without the on-site provision of suitable alternative natural greenspace, which would be impractical to deliver. Parking and public transport options would need to be carefully considered in accordance with Local Plan policies. Infrastructure Requirements

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•

Health: Developer contributions (e.g. by a s.106 contribution) will be required towards improvements at Pinehill Surgery, which is close proximity to the site.

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Suitable Alternative Natural Greenspace: developer contributions (e.g. by a s.106 contribution) will be required towards mitigation projects relating to potential recreational impacts on the Wealden Heaths Phase II SPA. For developments of less than 50 dwellings, on-site provision of SANG is not required.

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Access: Improved pedestrian connections, street furniture and cycling infrastructure (including cycle parking) would be necessary to deliver a more successful and attractive local centre. The location and quantity of car parking that would be required would depend on the amount of new commercial and residential development.

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On-site drainage: the site has been identified as probably compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

Horndean Horndean is one of the largest settlements in the Local Plan Area. Population and household statistics that are available from the 2021 Census provide the following overview of the existing community:

Horndean is situated to the north-west of Havant with the A3(M) acting as a strong boundary to much of the built-up area. It is a busy, car-dominated settlement with a range of facilities and services, including convenience stores, a supermarket, primary and secondary schools and community halls that are distributed across the settlement. Due to its position it not only provides access to key facilities, but also provides good access to the open countryside including areas of woodland to the east. The South Downs National Park lies to the east and west of Horndean. There are a few listed buildings within the area. Of note is Merchistoun Hall, Portsmouth Road, an earlynineteenth-century house set in its own grounds and the ex-Gales Brewery (now flats), which fall within a conservation area. Horndean is not an area that is vulnerable to river flooding, but there are areas which are prone to surface water flooding. Figure 12.11 identifies some of the key environmental constraints for new development.

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Figure 12.11: Strategic Environmental Constraints for New Development in and around Horndean

In the revised settlement hierarchy of this Draft Local Plan, Horndean is identified as a Tier 2 settlement. This indicates that it has a relatively large range of facilities and services for meeting some of the everyday needs of local residents. Figure 12.12 identifies the number of new homes completed or permitted within Horndean since 2021, whilst Figure 12.13 highlights where current planning permissions are located within the settlement. New allocations through the Local Plan will augment the existing supply of completions and permissions to meet the overall need for new homes until 2040. The site proposals are identified after Figure 12.13.

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Figure 12.12: Housing in Horndean Type of supply

Number of homes

Completions (2021-2023)

Outstanding permissions (2023)

981

Proposed new allocations (to 2040)

320

Figure 12.13: Location of outstanding housing permissions and proposed sites in Horndean*

*Note: Proposed new sites for Lovedean and Catherington are not shown on the above map, but are instead shown on settlement-specific maps for those settlements.

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HDN1 – Land at Woodcroft Farm LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

HD-024 8.3 ha Agriculture Housing 164

Site Description The site lies immediately to the north of a recent housing development in Havant Borough Council’s area, in close proximity to Woodcroft Primary School. There are public rights of way along the northern and western boundaries associated with James Copse woodland and the countryside on the edge of Wecock Farm. Land to the north and west of the site is undeveloped. The site is greenfield pasture, but also contains mature trees and hedgerows connected with the southern edge of James Copse woodland and other mature hedge boundaries. The land slopes gently, rising from south to north, with some long-distance views to (e.g.) Portsdown Hill. There is evidence of informal paths running through the site and depressions within central areas, which may be associated with sub-surface geological features. There is a field entrance (gated) at the north-western tip of the site and a narrow access road from this point, which connects to the rural lanes of Anmore Lane and Broadway Lane. New housing to the south is a mix of house types from detached houses, to semi-detached and terraced houses, to apartment blocks, all of which are laid out within a branching set of culde-sacs and through-loops.

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HDN1 – Land at Woodcroft Farm

List of constraints & opportunities •

Biodiversity (1): site is adjacent to a SINC (James Copse & Outlier), which is also identified as ancient natural woodland.

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Biodiversity (2): there are single and area tree protection orders within the site.

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Water quality: the site is located within a groundwater source protection zone (SPZ1) and is highly sensitive to deep drilling activities. The site is also within the Solent catchment area and will need to address nutrient neutrality.

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Geology: potential for sub-surface features and sink holes.

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Flood risks (3): small parts of the site are susceptible to surface water flooding. These flood risk areas bisect the site. There is also identified potential for groundwater flooding.

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Access: potential to connect the site to the public rights of way network, improving permeability for walking and cycling modes and enabling healthy & active lifestyles.

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Access (4): connection to the local road network could be achieved through recent housing development to the south and east. The access road to the north-west is unlikely to be suitable as a principal access route for motor vehicles.

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Landscape: there is potential for adverse landscape and visual impacts, depending on site layout, building typologies, roof heights and roof pitches.

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Green infrastructure (5): mature field boundaries and trees are important characteristics of the site, helping it to integrate with adjoining natural features.

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Agricultural land quality: the site and adjoining areas could be Grade 3 agricultural land, which is a finite resource.

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Built heritage: no designated constraints to development.

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HDN1 – Land at Woodcroft Farm Summary of Reasons for Inclusion The site is sustainably located so that new housing could be well-connected to existing facilities and services in Wecock Farm and Cowplain by walking and cycling modes. The site scores above average in the Local Planning Authority’s Accessibility Study. New connections to adjoining rights of way could support healthy and active lifestyles for residents. Impacts on environmental constraints (biodiversity, water quality, geology, flood risks) could be avoided or mitigated by appropriate design and layout, whilst the sensitive design of new buildings and appropriate choice of housing typologies could reduce landscape concerns. Potential impacts on water quality in the Solent could be addressed in accordance with the Local Plan policy. Existing green infrastructure could be augmented and linked, to maintain coherent green networks. New vehicular access could be provided by extending roads that were built to serve the housing development to the south. The dimensions of the site facilitate an east-west layout for development, which would support passive design principles and the installation of solar panels for meeting the design requirements associated with the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified. However, developer contributions (e.g. by a s.106 contribution) may be required towards education infrastructure within the Havant Borough Council area, if identified through on-going ‘duty to co-operate’ discussions.

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Health: No specific requirements identified. However, developer contributions (e.g. by a s.106 contribution) may be required towards health infrastructure within the Havant Borough Council area, if identified through on-going ‘duty to co-operate’ discussions.

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Access: New vehicular connections via recent development to the south and improvements to the adjoining rights of way networks (e.g. new connections) would be necessary to support development. Improved pedestrian connections through to the Wecock Recreation Ground and on to the community centre at Wecock Farm should be investigated.

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On-site drainage: the site has been identified as probably compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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HDN2 – Land south of Five Heads Road LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

HD-004 6.0 ha Agriculture Housing 118

Site Description The site lies immediately to the north of the built-up area of Horndean. There is a public right of way immediately to the south, which connects Catherington Lane to Bridle Path and Five Heads Road. The settlement of Catherington lies to the northwest. A small group of houses borders the site to the northeast, along Five Heads Road. The site is a mix of arable land (cultivated for crops) and, in the east, greenfield pasture. The land slopes gently, rising from south-west to north-east. The site boundaries include mature trees and hedgerows to the south, east and west, with notable gaps along Catherington Lane in the west. There is no public access to the site, but there are public views across the site from Five Heads Road, Catherington Lane, housing to the south and the public right of way. There is a hedgerow incorporating mature trees running through the site in a northsouth direction, which is visible from Catherington Lane. The northern boundary is undefined by existing physical features, but lies to the south of the overhead powerlines that traverse the agricultural land. There is a small electricity sub-station present on the site in the southwest corner, adjoining Catherington Lane. There is a field entrance (gated) at the south-eastern edge of the site, accessible from Five Heads Road. Adjoining housing is of detached houses often on relatively large plots.

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List of constraints & opportunities

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Biodiversity (1): there are areas of priority habitats in western areas of the site, particularly associated with mature green infrastructure on the site boundaries.

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Biodiversity (2): there are individual tree protection orders on the southern boundary, where the site adjoins dwellings located along Bridle Path.

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Water quality: the site is located within a groundwater source protection zone (SPZ1). The site is also within the Solent catchment area and will need to address nutrient neutrality.

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Flood risk (3): small parts of the site are susceptible to surface water flooding. These flood risk areas affect the western periphery of the site. These flood risks also affect Catherington Lane, adjoining the site.

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Utilities (4): there will be an on-going requirement for accessing and servicing electricity infrastructure adjoining the site.

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Access (5): potential to connect the site to the public rights of way network and to pedestrian infrastructure within Horndean, enabling healthy & active lifestyles.

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Access: connection to the local road network could be achieved directly to Catherington Lane for all modes (including vehicles) and Five Heads Road for pedestrians/cyclists. Five Heads Road is unlikely to be suitable as an access route for motor vehicles.

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Landscape: there is potential for adverse landscape and visual impacts depending on the site layout and boundary treatments. The landscape character is sensitive to urbanisation to a medium/high extent. The site lies within the undeveloped gap between Horndean and Catherington.

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Built heritage: the site is in close proximity to the Catherington Conservation Area, which has a rural (agricultural) setting.

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Agricultural land: the site and adjoining areas could be Grade 3 agricultural land, which is a finite resource.

HDN2 – Land south of Five Heads Road Summary of Reasons for Inclusion The site could be connected to local facilities and services in northern Horndean by walking and cycling modes, including playing fields and local schools that are located nearby to the south. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environmental constraints (biodiversity, water quality, flood risks) could be avoided or mitigated by appropriate design and layout. Landscape and built heritage concerns could be addressed through creating a new green edge to the settlement, with trees and planting being used to screen and ameliorate the impacts of built form on the wider landscape, especially from viewpoints to the north and north-west. A gap would be maintained between Horndean and Catherington. Due to the absence of any visual containment on the northern site boundary, it is likely that new landscaping in this area would need to be established prior to any residential development. Existing green infrastructure could be augmented to maintain coherent green networks. Potential impacts on water quality in the Solent could be addressed in accordance with the Local Plan policy. The dimensions of the site facilitate an east-west layout for development, offering opportunities for passive design and the installation of solar panels. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. as a s.106 contribution) may be required towards additional consulting and treatment rooms at Horndean Surgery.

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Access: A vehicular access point onto Catherington Lane and new walking and cycling infrastructure and connections would be necessary to support development.

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On-site drainage: western parts of the site have been identified as highly compatible with infiltration sustainable drainage systems but in eastern areas, significant constraints have been indicated. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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HDN3 – Land north of Chalk Hill Road LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

HD-008 3.1 ha Agriculture Housing 38

Site Description The site lies immediately to the north and east of the built-up area of Horndean. Residential development on Bentley Close and Highcroft Lane adjoins the southern and western boundaries respectively, whilst a small number of dwellings on the south-western boundary take access from Chalk Hill Road. There are mature trees to the east, south-east and northeast. A public footpath runs along the southern boundary. Catherington Lith Nature Reserve lies to the north. The site largely comprises undeveloped grassland that is dissected by informal paths and a public right of way. The site is traversed by high-voltage powerlines and pylons. The land is generally flat but falls away steeply to the east, towards the A3(M). Chalk Hill Road forms part of the site and is a narrow access track that leads to a gated field entrance. There are uninterrupted views across the site from Chalk Hill Road, with northern and southern boundaries lacking green infrastructure. Adjoining housing is of detached houses, bungalows and two-storey buildings, often on relatively small plots.

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HDN3 – Land north of Chalk Hill Road List of constraints & opportunities •

Biodiversity: site is adjacent to a SINC (Highcroft Farm Row), which is also identified as ancient natural woodland. It is also connected to the nearby Catherington Lith SINC by public rights of way.

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Landscape: there is potential for adverse landscape and visual impacts depending on the site layout, building typologies and building heights. A designated gap lies to the north and the site is located close to the boundary with the South Downs National Park.

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Flood risks: there are no identified flood risks for this site, although parts of Highcroft Lane are susceptible to surface water flooding.

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Water Quality: the site is located within a groundwater source protection zone (SPZ1) and is highly sensitive to deep drilling activities. The site is also within the Solent catchment area and will need to address nutrient neutrality.

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Access: potential to connect the site to the public rights of way network, enabling healthy and active lifestyles.

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Access: connection to the local road network could be achieved through upgrading and widening Chalk Hill Road.

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Green infrastructure: potential to augment mature green infrastructure on the site’s boundaries, which could help to better integrate this area with adjoining natural features.

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Agricultural land: the site could be Grade 3 agricultural land, which is a finite resource.

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Built heritage: no designated constraints to development.

Summary of Reasons for Inclusion The site could be connected to local facilities and services in northern Horndean by walking and cycling modes, including playing fields and local schools that are located nearby to the south-west. The site is also very close to local employment facilities and scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environmental constraints (biodiversity, water quality) could be avoided or mitigated by appropriate design and layout. Landscape concerns could also be addressed through the sensitive layout and design of new housing and through the introduction of new trees and hedgerows on site boundaries. This could improve the visual containment of development in this part of Horndean. A gap would be maintained between Horndean and other settlements. Potential impacts on water quality in the Solent could be addressed in accordance with the Local Plan policy. The dimensions of the site facilitate an east-west layout for development, offering opportunities for passive design and the installation of solar panels. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. as a s.106 contribution) may be required towards additional consulting and treatment rooms at Horndean Surgery.

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Access: Improved vehicular access on Chalk Hill Road and new walking and cycling infrastructure and connections would be necessary to support development.

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On-site drainage: Significant constraints have been indicated for infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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Liphook Liphook is one of the largest settlements in the Local Plan Area. Population and household statistics that are available from the 2021 Census provide the following overview of the existing community:

Liphook has direct connections to the A3 and the railway line between London Waterloo and Portsmouth. It is a historic settlement that features a traditional (medieval) road layout and a dense concentration of buildings within its historic core, with larger areas of green open space – such as Radford Park – on its periphery. There are two conservation areas, one associated with the historic core and another associated with the River Wey, as well as internationally important biodiversity sites (the Wealden Heaths Phase II Special Protection Area) in close proximity. The southern and western parts of the settlement adjoin the South Downs National Park, which is an independent local planning authority. There are areas of fluvial flood risks relating to the River Wey and its tributaries. Figure 12.14 identifies these environmental constraints for new development.

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Figure 12.14: Strategic Environmental Constraints for New Development in and around Liphook

In the revised settlement hierarchy of this Draft Local Plan, Liphook is identified as a Tier 2 settlement. This indicates that it has a relatively large range of facilities and services for meeting some of the everyday needs of local residents. Figure 12.15 identifies the number of new homes completed or permitted within Liphook since 2021, whilst Figure 12.16 highlights where current planning permissions are located within the settlement. New allocations through the Local Plan will augment the existing supply of completions and permissions to meet the overall need for new homes until 2040. Proposals for new development sites are included after Figure 12.16.

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Figure 12.15: Housing in Liphook Type of supply

Number of homes

Completions (2021-2023)

131

Outstanding permissions (2023)

130

Proposed new allocations (to 2040)

111

Figure 12.16: Location of outstanding housing permissions and proposed sites in Liphook

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LIP1 – Land north of Haslemere Road, Liphook LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

LIP-005 2.5 ha Agriculture Housing 24

Site Description The site is located on the north-east edge of Liphook. Its western boundary adjoins a residential area, whilst the Haslemere Road and a public right of way form the southern and eastern boundaries respectively. The River Wey is located to the north. Land to the north and east of the site is undeveloped. The site is greenfield pasture but contains extensive vegetation, including mature hedgerows and trees that form part of a wider green network of woodland within the River Wey valley. The land slopes down towards the River Wey, with a notable ridge traversing the site from north-west to south-east. There is a field entrance (gated) on the Haslemere Road and an existing access track on the eastern boundary. Boundaries include mature shrubs and trees, with occasional views into the site from Haslemere Road. Housing to the west and south is predominantly of detached houses on plots that show wide variations in their size and orientation.

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LIP1 – Land north of Haslemere Road, Liphook

List of constraints & opportunities •

Flood risk (1): small parts of the site are susceptible to fluvial flooding as they are located in Flood Zone 2. These flood risk areas affected the northern boundary of the site. There is also identified potential for groundwater flooding.

•

Biodiversity (2): site is adjacent to two SINCs (Marshes Hollow and River Wey at Heyshott House) that are located within the valley of the River Wey. Recreational impacts on the Wealden Heaths Phase II Special Protection Area (SPA) would need to be appropriately mitigated. Access (3): potential to connect the site to the public rights of way network via the Byway Open to All Traffic (BOAT) that runs along the eastern boundary, enabling healthy & active lifestyles.

•

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Access: connection to the local road network could be achieved via the existing field entrance in the south-west corner of the site.

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Green infrastructure (4): mature field boundaries and trees are important characteristics of the site, contributing to local green networks and helping to integrate the site with the valley of the River Wey.

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Built heritage (5): majority of the site lies within the designated River Wey Conservation Area, which is valued for its largely rural historic landscape that was created for farming and industrial purposes.

•

Landscape: there is potential for adverse landscape and visual impacts, depending on site layout, building typologies, building heights and the massing of built form.

LIP1 – Land north of Haslemere Road, Liphook Summary of Reasons for Inclusion The site scores above average in the Local Planning Authority’s Accessibility Study and could be integrated with Liphook by extending existing pedestrian infrastructure on Haslemere Road. There is good potential for connections to the adjoining BOAT, which could support healthy and active lifestyles for residents. Impacts on environmental constraints (biodiversity, flood risk, green infrastructure) could be avoided or mitigated by appropriate design and layout. In particular, avoiding development to the north of the ridge line within the site could avoid areas of flood risk and create opportunities for a net gain in biodiversity through new planting and habitat improvements. Existing green infrastructure could be augmented to maintain coherent green networks. Impacts on built heritage (which in this case is a landscape as well as a townscape consideration) could also be mitigated through avoiding development in the north of the site and through appropriate building design and landscaping, to maintain a rural character. The potential impacts due to recreational disturbance on the Wealden Heaths Phase II SPA could be mitigated without the on-site provision of suitable alternative natural greenspace, which would be impractical to deliver. The dimensions of the site facilitate an east-west layout for development, which would support passive design principles and the installation of solar panels for meeting the design requirements associated with the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. by a s.106 contribution) would be required towards projects to increase capacity at Liphook Village surgery.

•

Access: A vehicular access point onto Haslemere Road and new walking and cycling infrastructure and connections would be necessary to support development. Improvements to the adjoining public right of way (e.g. a new connection) may also be required.

•

On-site drainage: Significant constraints for infiltration sustainable drainage systems have been indicated. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via the Cumulative Infrastructure Levy (CIL).

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LIP2 – Land west of Headley Road, Liphook LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

LIP-012 1.6 ha Agriculture Housing 20

Site Description The site is located on the northern edge Liphook. Its southern boundary adjoins a residential property, whilst the west and south-west boundaries adjoin an area of suitable alternative natural greenspace that serves the emerging residential development at Lowsley Farm. The A3 is located close to the northern boundary of the site, separated by an embankment and green infrastructure. The eastern boundary adjoins the Headley Road with residential areas and a place of worship in close proximity. The site is greenfield pasture with mature hedgerows and trees on all boundaries. The land is relatively flat, but rises slightly from east to west. The site sits at an elevated position relative to the A3. Housing to the south and east is predominantly of detached houses, with those along Headley Road having larger plot sizes.

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LIP2 – Land west of Headley Road, Liphook List of constraints & opportunities •

Flood risk: there are no identified flood risks for this site.

•

Biodiversity: there are single and area tree protection orders on the eastern and western boundaries of the site. Recreational impacts on the Wealden Heaths Phase II Special Protection Area would need to be appropriately mitigated.

•

Green infrastructure: mature vegetation on the site boundaries contributes to the site’s visual containment within the landscape.

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Access: potential to connect the site to the network of paths within the adjoining SANG, for purposes of encouraging healthy & active lifestyles.

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Access: connection to the local road network could be achieved via the existing field entrance on the eastern boundary of the site.

•

Landscape: there is potential for adverse landscape and visual impacts, depending on site layout, building typologies, and the density of built form.

•

Built heritage: no designated constraints to development.

•

Noise & air quality: potential for adverse impacts on residential amenity in northern areas of the site from noise and air pollution associated with traffic on the A3.

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Agricultural land quality: the site could contain areas of Grade 3 agricultural land, which is a finite resource.

Summary of Reasons for Inclusion The site scores above average in the Local Planning Authority’s Accessibility Study and could be integrated with Liphook by extending existing pedestrian infrastructure along Headley Road. It is within walking and cycling distance of local services and facilities on Headley Road. The potential to link new development to footpaths within the adjoining SANG should be investigated to support healthy and active lifestyles for residents. Impacts on environmental constraints (biodiversity, landscape) could be avoided or mitigated through appropriate design and layout. Existing green infrastructure on site boundaries could be retained and enhanced by sympathetic landscaping. The potential impacts due to recreational disturbance on the Wealden Heaths Phase II SPA could be mitigated without the on-site provision of suitable alternative natural greenspace, which would be impractical to deliver. The dimensions of the site facilitate an east-west layout for development, which would support passive design principles and the installation of solar panels for meeting the design requirements associated with the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. by a s.106 contribution) would be required towards projects to increase capacity at Liphook Village surgery.

•

Access: A vehicular access point onto the Headley Road and new walking and cycling infrastructure and connections would be necessary to support development. A new crossing point on Headley Road is likely to be required.

•

On-site drainage: the site has been identified as highly compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks on Headley Road.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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LIP3 – Land at Chiltley Farm LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

LIP-017 4.5ha Intensive agriculture (poultry) Housing 67

Site Description The site lies immediately to the east of the Berg Estate, at the end of Shepherds Way/Willow Gardens. Chiltley Lane adjoins the southern boundary of the site, whilst the railway line is located immediately to the north. The rear gardens of properties along Ash Grove and Chestnut Close border the site to the west, whilst agricultural land lies to the east. Residential development to the west is low-density, set back from the road, with areas of incidental public amenity space and mature street trees. The site is a mix of grassland and agricultural buildings, which in the southern part of the site are used for intensive poultry farming. The land slopes gently, rising from the southwest to the north-east across the site. Boundaries include mature hedgerows and trees. There is no public access to the site, but there are views into and across the site from the end of Willow Gardens.

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LIP3 – Land at Chiltley Farm

List of constraints & opportunities •

Biodiversity (1): there are single and area tree protection orders on the site boundaries.

•

Biodiversity (2): the site is adjacent to a SINC (Chiltley Lane), located to the south and extending along the public highway.

•

Biodiversity: recreational impacts on the Wealden Heaths Phase II Special Protection Area would need to be appropriately mitigated. Green infrastructure (3): mature vegetation on the site boundaries provides a sense of visual containment in parts of the site.

• •

Flood risks (4): parts of the site are susceptible to surface water flooding. These flood risk areas bisect the site, with the largest area of flood risk adjoining the railway line in the north.

•

Access: connection to the local road network could be achieved via Willow Gardens, to the west. Chiltley Lane is unlikely to be suitable as a principal access route for motor vehicles.

•

Landscape: there is potential for adverse landscape and visual impacts, although the site is well-contained by mature green infrastructure and includes brownfield land (large agricultural buildings and related infrastructure) that would be removed by its redevelopment.

•

Noise: there is the potential for adverse impacts on residential amenity from locating new housing in close proximity to the railway line.

•

Heritage: there are two Grade II listed buildings to the south-west, along Chiltley Lane.

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Agricultural land quality: the site could contain areas of Grade 3 agricultural land, which is a finite resource.

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LIP3 – Land at Chiltley Farm Summary of Reasons for Inclusion The site is well-contained within the wider landscape and could be connected to existing facilities and services in Liphook via the Berg Estate. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environment constraints (biodiversity, flood risk and landscape) could be avoided by the nearby provision of suitable alternative natural greenspace (SANG) and by appropriate on-site design and layout. In particular, avoiding the development of housing in areas in close proximity to the railway line could reduce the risk of flooding to vulnerable development and the impacts of noise on residential amenity. Green infrastructure on the site boundaries could be augmented to ensure the sensitive integration of new development into the landscape. Street, block and plot design would need to respond to the locally distinctive characteristics of the Berg Estate, as described through the Local Planning Authority’s Neighbourhood Character Study (2018). Walking and cycling connections to Chiltley Lane could be provided to increase permeability by sustainable transport modes. The use of passive design principles and the installation of solar panels could help to tackle the climate emergency. Infrastructure Requirements

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•

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. by a s.106 contribution) would be required towards projects to increase capacity at Liphook Village surgery.

•

Access: A new vehicular access point from Willow Gardens would be necessary to support development, whilst new pedestrian and cycle infrastructure, including connections to Chiltley Lane could support increased permeability and access to the rural environs of Liphook.

•

On-site drainage: parts of the site have been identified as highly compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

Clanfield Clanfield consists of two parts: ‘Old’ Clanfield, which is a historic settlement, and ‘New’ Clanfield, which is a relatively extensive recently built-up area. Population and household statistics that are available from the 2021 Census provide the following overview of the existing community:

Clanfield is situated north of Horndean and south of Petersfield. It is located to the west of the main A3 road, just north of where the A3(M) ends. The settlement is overlooked by Windmill Hill and Charlton Windmill, which stands 193 metres above sea level. Having a semi-rural character, three sides of Clanfield are adjoined by countryside that lies within the South Downs National Park. Old Clanfield include a restored pond, a thatched village well and the church of St James. By contrast, New Clanfield has a more contemporary character, consisting of mainly of post-war residential development, community facilities and services. There are two schools, Petersgate Infant in New Clanfield and Clanfield Junior School in Old Clanfield. Clanfield has a range of facilities and services, including a community hall and a local centre of shops and services. It also provides good access to areas of open countryside to the north, including Queen Elizabeth Country Park and Butser Hill. Figure 12.17 identifies some of the environmental constraints for new development.

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Figure 12.17: Strategic Environmental Constraints for New Development in and around Clanfield

In the revised settlement hierarchy of this Draft Local Plan, Clanfield is identified as a Tier 3 settlement. This indicates that it has a range of facilities and services for meeting some of the everyday needs of local residents. Figure 12.18 identifies the number of new homes completed or permitted within Clanfield since 2021, whilst Figure 12.19 highlights where current planning permissions are located within the settlement. New allocations through the Local Plan will augment the existing supply of completions and permissions to meet the overall need for new homes until 2040. Proposals for new development sites are included after Figure 12.19.

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Figure 12.18: Housing in Clanfield Type of supply

Number of homes

Completions (2021-2023)

Outstanding permissions (2023)

Proposed new allocations (to 2040)

182

Figure 12.19: Location of outstanding housing permissions and proposed sites in Clanfield

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CFD1 – Land at Clanfield County Farm LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

CL-002 4.5 ha Agriculture Housing 100

Site Description The site lies to the north and east of residential development in Clanfield, and to the west and south of publicly accessible open space (Clanfield and Sunderton Meadows). A play area for children lies to the north, close to the site’s boundary, but otherwise this area is undeveloped. The western boundary adjoins South Lane. The site is in arable agricultural use and is screened along the northern boundary and parts of the eastern boundary by mature trees and hedgerows. There are views into and across the site from the western boundary on South Lane. There is a field entrance (gated) in the north-western corner of the site. The land is generally flat and relatively well-contained within the wider landscape. Housing in the site’s environs is predominantly of detached houses on plots that demonstrate consistencies in size and orientation when addressing the same street. Residential buildings on the adjoining streets follow strong building lines.

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CFD1 – Land at Clanfield County Farm

List of constraints & opportunities •

Biodiversity (1): site is adjacent to a SINC (Sunderton Meadow), which is traversed by a public right of way.

•

Landscape (2): there is potential for adverse landscape and visual impacts, with the South Downs National Park located to the south-west and a designated gap between built-up areas to the north.

•

Flood risks (3): small parts of the site are susceptible to surface water flooding. These flood risks affect the eastern boundary on South Lane and small parts of the site along the southern boundary.

•

Biodiversity (4): there is a single tree protection order on the southern edge of the site.

•

Water Quality: the site is located within a groundwater source protection zone (SPZ2). The site is also within the Solent catchment area and will need to address nutrient neutrality.

•

Access: connection to the local road network could be achieved along the western boundary with South Lane.

•

Access: potential to connect the site to public open space and the local public rights of way network, enabling healthy & active lifestyles.

•

Green infrastructure (5): mature field boundaries, including trees, are important characteristics of the site which help it to integrate with adjoining natural features and the wider landscape.

•

Agricultural land: the site could be Grade 3 agricultural land, which is a finite resource.

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CFD1 – Land at Clanfield County Farm Summary of Reasons for Inclusion The site is relatively well-located for accessing a small range of facilities and services in old Clanfield. It could be connected to adjoining areas of open space and nearby rights of way to support healthy and active lifestyles for residents. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environmental constraints (biodiversity, water quality, and flood risk) could be avoided or mitigated by appropriate design and layout, whilst the sensitive design and arrangement of new buildings to respect the character of the site’s environs, together with additional green infrastructure on its boundaries could reduce landscape concerns. A gap would be maintained between old and new parts of Clanfield. Potential impacts on water quality in the Solent could be addressed in accordance with the Local Plan policy. The dimensions of the site facilitate an east-west layout for development, offering opportunities for passive design and the installation of solar panels. Infrastructure Requirements

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•

Education: No specific requirements identified at this stage.

•

Access: A vehicular access point onto South Lane and new walking and cycling infrastructure and connections would be necessary to support development. A footway on the eastern side of South Lane should be provided in addition to a suitable crossing point to access the north-bound bus stop. Improvements to adjoining public open spaces may also be required.

•

On-site drainage: the site is highly compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

CFD2 – Land at Drift Road LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

HD-010 (part) 6.0 ha Agriculture Housing 80

Site Description The site is located to the south of Drift Road and the north of White Dirt Lane. It forms part of a larger, prominent area of agricultural land to the rear of housing on Godwin Cresent and adjoins the Drift Road Evangelical Church. Further residential development is located opposite the site, on the northern edge of Drift Road. Land to the south and west is in agricultural use. High-voltage powerlines and pylons follow the southern boundary. The site is in use for arable farming purposes.There is a public right of way traversing the site, from White Dirt Lane to Drift Road. The site’s eastern boundaries are generally welldefined by mature green infrastructure, except along White Dirt Lane. The western boundary is not defined by physical features, whilst the northern and south-eastern boundaries are more sparsely vegetated. The land rises from east to west across the site, and continues to rise beyond the site boundary. Housing in the site’s environs includes a mix of house types, but is predominantly detached bungalows and two-storey dwellings. Plot sizes vary in size and shape.

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CFD2 – Land at Drift Road

List of constraints & opportunities

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Landscape: there is potential for adverse landscape and visual impacts due to reductions in the open, rural setting of adjacent urban areas. The prominence of land increases from east to west, as the land rises towards a ridge line that lies to the west of the site boundary.

•

Topography (1): the sloping nature of the site is a constraint for the layout of new housing and infrastructure.

•

Agricultural land: the site and adjoining areas have been identified as Grade 3 agricultural land, which is a finite resource.

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Green infrastructure (2): mature field boundaries to the east are important for screening existing housing development at Godwin Crescent.

•

Access (3): a public footpath runs across the site affecting the potential layout of new development, but creating good potential to connect the site to the public rights of way network for enabling healthy and active lifestyles.

•

Access: connection to the local road network could be achieved at Drift Road and/or White Dirt Lane.

•

Flood risks (4): small parts of the site are susceptible to surface water flooding. These areas adjoin White Dirt Lane. The drainage of surface water run-off could exacerbate flood risks affecting the local road network.

•

Water quality: the site is located within a groundwater source protection zone (SPZ2). The site is also within the Solent catchment area and will need to address nutrient neutrality.

•

Biodiversity & built heritage: no designated constraints to development.

CFD2 – Land at Drift Road Summary of Reasons for Inclusion The site is sustainably located, close to existing facilities and services in Clanfield’s centre. Although landscape impacts are an important consideration, new homes would occupy the lower valley slopes, close to Clanfield local centre and Godwin Crescent. This would make development less prominent within the landscape. New landscaping, including trees and a new field boundary, could be provided to visually contain new buildings and infrastructure. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environmental constraints (green infrastructure, flood risks) could be mitigated by appropriate design and layout, whilst direct connections to the public rights of way network could be provided. Potential impacts on water quality in the Solent could be addressed in accordance with the Local Plan policy. The corridor of the public footpath could become an attractive open space, helping to increase on-site biodiversity and support healthy and active lifestyles. On-site topography would indicate a broadly north-south layout and although this is not ideal for tackling the climate emergency, there is still scope to support passive design principles and the installation of solar panels. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. by a s.106 contribution) will be required towards a new GP surgery, to replace the existing facility in Clanfield. It is unlikely that The Clanfield Surgery could expand on its current site in order to meet additional demand. Due to the proximity of the CFD2 site to central Clanfield, the provision of land for the development of a new surgery should therefore be considered, including within the wider area that has been promoted as site HD-010 in the Land Availability Assessment. Further discussions with healthcare providers will be needed to inform the next stage of the Local Plan and determine how health infrastructure requirements could be met.

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Access: new vehicular access(es) to Drift Road and/or White Dirt Lane should be investigated. The safety of any new road access to Drift Road would require careful consideration. Pedestrian and cycle connections along the route of the existing footpath would be required.

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On-site drainage: the site has been identified as highly compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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Four Marks Four Marks is a relatively modern settlement, having grown substantial during the 20th and early 21st centuries. Population and household statistics that are available from the 2021 Census provide the following overview of the existing community:

The settlements of Four Marks and Medstead are believed to be the highest settlements in Hampshire and have far-reaching views across the Hampshire countryside, particularly to the north and west. Four Marks itself is a linear settlement that has developed around the A31 as a key transport corridor. It is approximately equal distance between Farnham and Winchester, and five miles to the south-west of Alton. It is a low-density residential area that has a range of facilities and services for local residents. The Local Planning Authority’s Community Facilities Study identifies (amongst other things) two GP surgeries, a primary school, two nurseries/pre-schools, a pharmacy and a village hall. A project to deliver a new community facility has recently been allocated CIL funding In environmental terms, the settlement has relatively few strategic planning constraints: it is not in close proximity to any internationally designated biodiversity sites, does not suffer from significant fluvial or groundwater flood risks and does not have any notable designated heritage assets (conservation areas and listed buildings). However, the eastern edge of Four Marks adjoins the South Downs National Park,

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there are some locally important wildlife sites (SINCs) and countryside areas to the west fall within the River Itchen’s catchment, where there are water quality issues that ultimately affect the biodiversity designations in the Solent. Figure 12.20 identifies some of the environmental constraints for new development. Figure 12.20: Strategic Environmental Constraints for New Development in and around Four Marks

In the revised settlement hierarchy of this Draft Local Plan, Four Marks is identified as a Tier 3 settlement. Tier 3 settlements across the Local Plan Area often provide a focal point for the surrounding villages and rural areas in terms of the provision of local services and facilities. Although they do not have as wide a range of services as the higher order settlements (Tiers 1 & 2), they are still considered as sustainable locations. Figure 12.21 identifies the number of new homes completed or permitted within Four Marks since 2021, whilst Figure 12.22 highlights where current planning permissions are located within the settlement. New allocations through the Local Plan will augment the existing supply of completions and permissions to meet the overall need for new homes until 2040. Proposals for new development sites are included after Figure 12.22.

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Figure 12.21: Housing in Four Marks Type of supply

Number of homes

Completions (2021-2023)

Outstanding permissions (2023)

Proposed new allocations (to 2040)

210

Figure 12.22: Location of outstanding housing permissions and proposed sites in Four Marks

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FMS1 – Land west of Lymington Barn LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

MED-022 4.6 ha Agriculture Housing 90

Site Description The site is located to the west of recent residential development at Longbourn Way and to the north of the Watercress Line, a heritage railway line. Land to the west and north of the site is undeveloped greenfield pasture. There is a small range of facilities and services to the east of the site at Lymington Barn. The site is undeveloped greenfield pasture with mature trees and hedgerows on its boundaries. There is no public access across the site and limited views into the site from the public realm to the east. The land is relatively flat, with the centre of the site forming part of a broad ridge within the wider landscape. It forms part of the rural environs of the settlement. Housing to the east is a mix of house types including detached, semi-detached and terraced houses, all of which are laid out in a grid of cul-de-sacs and through-loops. Plot sizes are small or very small in comparison to many parts of Four Marks & South Medstead.

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FMS1 – Land west of Lymington Barn

List of constraints & opportunities

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Biodiversity (1): there are priority habitats adjoining the southern boundary associated with the mature green infrastructure of the embankments to the Watercress Line.

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Water Quality: part of the site lies within the catchment of the River Itchen. Development would need to address nutrient neutrality.

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Green infrastructure (2): all boundaries of the site have varying amounts of mature trees and hedgerows, with the southern boundary being the most densely covered. These are important characteristics of the site, helping it to integrate with the wider rural landscape. The landscape contribution of green infrastructure within nearby urban areas is emphasised within the Local Planning Authority’s Neighbour Character Study (2018).

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Access: connection to the local road network could be achieved through recent housing development to the east. There is potential for adverse impacts on congestion and road safety associated with Longbourn Way, adjoining roads and the railway bridge.

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Noise: there is the potential for adverse impacts on residential amenity from locating new housing in close proximity to the railway line.

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Residential amenity: due to the proximity of adjoining dwellings to the east, there is the potential for adverse impacts on the amenity of existing housing.

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Agricultural land quality: the site and adjoining areas could be Grade 3 agricultural land, which is a finite resource.

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Flood risks: no identified flood risks for this site.

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Built heritage: no identified constraints to development.

FMS1 – Land west of Lymington Barn Summary of Reasons for Inclusion The site is well-located for purposes of accessing local facilities and services off Lymington Bottom Road and Longbourn Way, including a GP surgery. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environment constraints (biodiversity, green infrastructure) could be avoided or mitigated by appropriate design and layout. Maintaining and augmenting green infrastructure on the southern boundary, whilst setting back development in this area, could help to achieve a net gain in biodiversity and reduce noise-related amenity concerns. More generally, strengthening green infrastructure across the site and on its boundaries could enhance the site’s sense of containment, also enabling development to integrate with the wider rural landscape and to reflect some of the key characteristics of the local area. New vehicular access could be provided by extending roads that were built to serve the housing development to the east. Road safety and congestion concerns are likely to require off-site improvements to the road network (these are currently the focus of work between the site promoter as an applicant for planning permission and the highways authority). The dimensions of the site facilitate a predominantly east-west layout for development, which would support passive design principles and the installation of solar panels for meeting the design requirements associated with the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. as a s.106 contribution) may be required towards the extension of Watercress Medical, Mansfield Park Surgery and/or of Boundaries Surgery.

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Access: A vehicular access point onto Longbourn Way, further highway and junction improvements along Longbourn Way and Lymington Bottom Road, and new pedestrian and cycling infrastructure and connections would be necessary to support development. The exact nature of these improvements is currently the focus of discussions in support of a planning application for the site.

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On-site drainage: Significant constraints have been indicated for infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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FMS2 – Land rear of 97-103 Blackberry Lane LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

FM-015 1.7 ha Residential and land to rear of residential properties Housing 20

Site Description The site is located to the south of Blackberry Lane, adjoining housing to the north and east. Land to the south is greenfield pasture, whilst to the west are the long, open gardens of adjoining houses on Blackberry Lane. This part of Four Marks has an edge-of-settlement character with street frontages populated by mature green infrastructure, which forms many of the residential plot boundaries, and limited highways infrastructure (e.g. there are no street lights, whilst pedestrian footways only occupy one side of Blackberry Lane). The site is largely undeveloped and covered by vegetation. There are substantial hedgerows and trees on the western and southern boundaries, whilst some parts of the northern and eastern boundaries appear to be less well vegetated. There is no public access to the site and no views of the undeveloped area from Blackberry Lane. The site includes a residential dwelling at its northern extremity, which connects the site to the public highway. The land is relatively flat, but slopes gently, falling away from the north-east to the south-west. Housing in the site’s environs is predominantly of detached houses, but with some semi-detached homes, on plots that vary in size but are often rectilinear and narrow in width. Buildings are typically set-back from the road and follow a strong building line.

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FMS2 – Land rear of 97-103 Blackberry Lane List of constraints & opportunities •

Flood risks: small parts of the site are susceptible to surface water flooding. These areas are located in north of the site, affecting the potential connection to Blackberry Lane.

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Water quality: the site is located within a groundwater source protection zone (SPZ2).

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Green infrastructure: hedgerows and trees on the site boundaries are important characteristics of the site, helping to integrate it with the rural landscape to the south.

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Residential amenity: due to the proximity of adjoining dwellings to the east, there is the potential for adverse impacts on the amenity of existing housing.

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Access: connection to the local road network could be achieved via the residential plot at the northern extremity of the site.

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Built heritage: no identified constraints to development.

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Agricultural land quality: the site and adjoining areas could be Grade 3 agricultural land, which is a finite resource.

Summary of Reasons for Inclusion The site scores above average in the Local Planning Authority’s Accessibility Study and is relatively unconstrained in environmental terms. Impacts on environmental constraints (flood risks, green infrastructure) could be avoided or mitigated by appropriate design and layout. Maintaining and augmenting green infrastructure on the site boundaries could enhance the site’s sense of containment, helping to avoid adverse impacts on residential amenity whilst enhancing its relationship to the wider countryside to the south. Vehicular access to Blackberry Lane could be achieved through the residential plot to the north, but would require the demolition of the existing house. There is scope to support passive design principles and the installation of solar panels to help tackle the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. as a s.106 contribution) may be required towards the extension of Watercress Medical, Mansfield Park Surgery and/or of Boundaries Surgery.

•

Access: A vehicular access point onto Blackberry Lane and new pedestrian and cycling infrastructure and connections would be necessary to support development. Developer contributions to support off-site improvements that would improve the safety and convenience of walking and cycling to services and facilities in Four Marks could be required. The exact nature of these improvements is currently the focus of discussions in support of a planning application for the site.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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FMS3 – Boundaries Surgery LAA Reference Site Size (Ha) Existing Use Proposed Future Use

FM-032 0.1 ha Health infrastructure (doctors’ surgery) No change – extension proposed

Site Description Boundaries Surgery is an existing doctor’s surgery serving the surrounding settlement of Four Marks and South Medstead. The site is located on the southern side of the main Winchester Road (A31), close to the junction with Boyneswood Road. The site is surrounded by residential properties, with larger properties to the south and east. The surgery is set back from the road with a small area of parking in front of the building. Pedestrian footpaths are present on both sides of Winchester Road, with a signalised crossing point and bus stops to the west of the surgery, close to the main shopping parade of Four Marks.

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FMS3 – Boundaries Surgery List of constraints & opportunities •

Access: potential to access the facility via public transport (bus) and on foot, although no additional parking provision within the site would be feasible.

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Infrastructure: there is an opportunity within the site to extend this strategic health infrastructure and support growth.

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Residential amenity: due to the proximity of adjoining dwellings, particularly to the north on St Margarets Mews, there is the potential for adverse impacts on the amenity of existing housing.

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Flood risks: there are no identified flood risks for this site.

•

Built heritage & biodiversity: no designated constraints to development.

Summary of Reasons for Inclusion Boundaries Surgery is a key health facility in Four Marks. It is currently over-capacity and population growth would exacerbate this further. A small extension to the rear of the surgery, coupled with internal reconfiguration would enable this surgery to expand its clinical space to meet the healthcare needs of the community, and to ensure that the facility is fit for the future. The surgery is centrally located close to other services and facilities, and is accessible by footpaths and rights of way within Four Marks. Nearby bus stops enable travel by public transport. There are opportunities to encourage walking and cycling to access the facility. The extension and internal reconfiguration of this surgery is considered essential infrastructure. Funding The project has been allocated £330,000 of CIL funding (2023), and developer contributions will be collected for this proposal from developments in the area (where appropriate), to help deliver this project.

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FMS4 – Land south of Winchester Road, Four Marks LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

FM-013 8.3 ha Agriculture Residential 100

Site Description The site lies on the western edge of Four Marks, to south of Winchester Road (A31) and the east of Barn Lane. There is residential development of contrasting (i.e. suburban and rural) character to the north, west and south, whilst allotments and recreational open space adjoin the site to the east. There is a public right of way to the south of the site that connects it to Four Marks Primary School via Green Lane and Gradwell Lane. The site is largely flat and is in arable farming use. There are mature hedgerows and trees on the northern and southern boundaries, but the eastern boundary is less substantial and there are extensive views into and across the site from Barn Lane in the west. There are powerlines traversing the southern part of the site. Housing to the north and east is a mix of house types including detached, semi-detached and terraced houses, but homes are often detached houses on relatively small plots. Houses to the west and south are detached and more widely dispersed, typically on large or even very large plots.

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FMS4 – Land south of Winchester Road, Four Marks

List of constraints & opportunities •

Green Infrastructure (1): mature field boundaries and trees are important characteristics of the site, helping it to integrate with adjoining natural features and providing a sense of containment from the A31 to the north.

•

Biodiversity (2): there are three single tree protection orders on Barn Lane, directly adjoining the site.

•

Biodiversity (3): site lies directly opposite a SINC (Four Marks Scrub), which is located to the north of the A31.

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Biodiversity: there are areas of priority habitat (lowland mixed deciduous woodland) to the south of the site, one of which adjoins its southern tip.

•

Water quality: the site is located within a groundwater source protection zone (SPZ2). It lies partly within the catchment of the River Itchen and will need to address nutrient neutrality.

•

Flood risks (4): parts of the site are susceptible to surface water flooding. These flood risk areas bisect the site.

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Access: connection to the local road network could be achieved to the north, via Barn Lane or directly on to the A31 (Winchester Road), whilst additional pedestrian and cycle connections could be achieved through recent housing development at Pheasant Close.

•

Access: potential to connect the site to the public rights of way network, enabling healthy & active lifestyles.

•

Residential amenity: due to the proximity of adjoining dwellings to the site’s northern boundary, there is the potential for adverse impacts on the amenity of existing housing on Winchester Road.

•

Utilities: there are overhead powerlines traversing southern parts of the site and a mobile phone mast on the southern boundary.

•

Built heritage: no designated constraints to development.

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FMS4 – Land south of Winchester Road, Four Marks Summary of Reasons for Inclusion The site is relatively well-located for local services and facilities in southern and western Four Marks, including the recreation ground, allotments and a primary school; although it is distant from the local centre. The site scores above average in the Local Planning Authority’s Accessibility Study. New connections to adjoining rights of way could support healthy and active lifestyles for residents. Impacts on environmental constraints (green infrastructure, biodiversity, flood risks) could be avoided or mitigated by appropriate design and layout. Maintaining and augmenting green infrastructure on the site’s boundaries could enhance its sense of containment, helping to avoid adverse impacts on residential amenity for dwellings to the north. New vehicular access could be provided to the A31, although further consideration and discussion with the highway authority would be needed. The dimensions of the site could facilitate a broadly east-west layout for development, which would support passive design principles and the installation of solar panels for meeting the design requirements associated with the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. as a s.106 contribution) may be required towards the extension of Watercress Medical, Mansfield Park Surgery and/or of Boundaries Surgery.

•

Access: A vehicular connection to either Barn Lane (and its subsequent improvement) or directly to the A31 Winchester Road could be provided, but both options require further consideration with the highways authority to understand the potential impacts on road safety and if/how these could be mitigated. New walking and cycling infrastructure and connections would also be necessary to support development.

•

On-site drainage: Significant constraints have been indicated for infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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FMS5 – Land at Fordlands, Brislands Lane, Four Marks LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Pitches

FM-022 0.2 ha Traveller pitch Traveller pitches 2 pitches (net)

Site Description The site lies on the southern side of Brislands Lane, on the western edge of Four Marks. It is located to the rear of the existing residential property ‘Fordlands’ and consists of an existing permanent traveller pitch, which is situated to the south-west of the plot. Residential properties are located to the north, east and west of the site, whilst an area of greenfield pasture adjoins the site to the south. The site has been previously developed and largely consists of buildings and areas of hardstanding. The site entrance is to the north-east corner and it is enclosed on three sides by mature trees and vegetation. The land is relatively flat within the site, but falls away to east towards Lymington Bottom. Adjoining houses are located closer to Brislands Lane within their plots, which are relatively large, typically rectilinear and narrow in width.

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FMS5 – Land at Fordlands, Brislands Lane, Four Marks List of constraints & opportunities •

Green infrastructure: mature trees and hedgerows are important characteristics of the site, providing a sense of containment and helping it to integrate with the wider landscape.

•

Residential amenity: due to the proximity of adjoining dwellings, there is the potential for adverse impacts on the amenity of existing housing on Brislands Lane.

•

Access: connection to the local road network could be achieved through the existing property of ‘Fordlands’.

•

Flood risks: no identified flood risks for this site.

•

Water quality: the site is located within a groundwater source protection zone (SPZ2).

•

Built heritage: no identified constraints to development.

Summary of Reasons for Inclusion This site has the potential to deliver two traveller pitches to help meet the identified need, on a site that is primarily within the settlement. The principle of use of the rear of the property for traveller accommodation has already been established by an existing planning permission. The site is relatively well-located for local services and facilities in western and southern Four Marks, including the recreation ground, allotments and a primary school; although it is distant from the local centre. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on mature green infrastructure could be avoided by appropriate design and layout that allows its retention.This would also help to avoid or mitigate adverse impacts on residential amenity for adjoining properties. There are few other environmental constraints (due to nature of traveller pitches, disturbance to groundwater sources is unlikely). Vehicular access could be provided to Brislands Lane. Infrastructure Requirements

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Education: No identified requirements at this stage.

•

Health: No identified requirements at this stage.

•

Access: A connection to Brislands Lane would be necessary to support the development.

•

On-site drainage: Significant constraints have been indicated for infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate any flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

Rowlands Castle Rowlands Castle is a historic settlement with a relatively extensive built-up area. Population and household statistics that are available from the 2021 Census provide the following overview of the existing community:

Rowlands Castle village is centred around a large village green and has direct connections to surrounding settlements and the A3, as well as a railway station on the London Waterloo to Portsmouth main line. Whilst it retains its character and function as a village, it is dependent on nearby Havant and other towns for most shopping and services, together with secondary schools. Rowlands Castle falls within both the South Downs National Park (which is an independent local planning authority) and the Local Plan Area. The boundary of the South Downs National Park runs along the north of Rowlands Castle village and covers an area of rural countryside accommodating the village of Finchdean. There are a number of historic features, areas of woodland and areas of green open space including the large village green in the centre of the village and Havant Thicket to the south. Due to the nature of its topography, mainly chalk downland, a pair of lavants (seasonal streams) are found which rise periodically in the area. Rowlands Castle is therefore susceptible and prone to flooding, namely groundwater flooding. Figure 12.23 identifies these environmental constraints for new development.

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Figure 12.23: Strategic Environmental Constraints for New Development in and around Rowlands Castle

In the revised settlement hierarchy of this Draft Local Plan, Rowlands Castle is identified as a Tier 3 settlement. This indicates that it has a range of facilities and services for meeting some of the everyday needs of local residents. Figure 12.24 identifies the number of new homes completed or permitted within Rowlands Castle since 2021, whilst Figure 12.25 highlights where current planning permissions are located within the settlement. New allocations through the Local Plan will augment the existing supply of completions and permissions to meet the overall need for new homes until 2040. Proposals for new development sites are included after Figure 12.25.

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Figure 12.24: Housing in Rowlands Castle Type of supply

Number of homes

Completions (2021-2023)

Outstanding permissions (2023)

Proposed new allocations (to 2040)

145

Figure 12.25: Location of outstanding housing permissions and proposed sites in Rowlands Castle*

*Note: Proposed development at Little Leigh Farm is not shown on the above map. This site falls within Rowlands Castle parish but relates to the built-up area of Havant Borough Council, to the south, on Prospect Lane. Please see the site proposal for more details.

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RLC1 – Land at Deerleap (north) LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

RC-006 0.6 ha Natural greenspace Housing 5

Site Description The site is located immediately to the south of central Rowlands Castle and adjoins residential development and the village green. A brick boundary wall forms the northern boundary of the site and visually separates the site from the village green and Redhill Road. The South Downs National Park is located close to the east of the site and the built-up area. The Shipwrights Way and The Staunton Way, which are long-distance public right of ways, run to the west of the site and through the centre of Rowlands Castle. Land to the south is undeveloped but adjoins the remnants of the motte and bailey of Rowlands Castle. The site is covered by mature trees and vegetation. It is inaccessible from the north but could be accessed indirectly via Deerleap Lane to the south-west. Land is relatively flat across the site but rises to the south. Housing adjoining the site is detached, on large or very large plots, set-back from Redhill Road.

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RLC1 – Land at Deerleap (north) List of constraints & opportunities •

Biodiversity: there is potential recreational impacts on internationally designated sites of the Solent, as the site falls within the 5.6km zone of influence. Protected species (Bechstein’s bats) may be present on the site.

•

Water quality: the site is located within a groundwater source protection zone (SPZ1). It is within the Solent catchment area and will need to address nutrient neutrality.

•

Flood risks: parts of the site are susceptible to fluvial flooding, with the northern periphery being located within Flood Zone 2. Large parts of the site are also susceptible to surface water flooding. The drainage of surface water run-off could exacerbate flood risks affecting the local road network.

•

Local Green Space: land to the north of the site boundary is designated as a local green space and would need to be protected from development.

•

Access: connection to the local road network would need to be achieved via Deerleap Lane and through neighbouring land that is also proposed for development (RLC2).

•

Access: potential to connect the site to the public rights of way network via the Shipwrights Way/Staunton Way, enabling healthy and active lifestyles.

•

Built heritage: the site is located in the Rowlands Castle Conservation Area and a scheduled ancient monument is adjacent to the south eastern boundary.

•

Landscape: there is potential for adverse landscape and visual impacts on the conservation area and the setting of the scheduled ancient monument.

Summary of Reasons for Inclusion The site is sustainably located, close to the services and facilities of central Rowlands Castle, including the train station. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environmental designations (heritage, biodiversity, flood risks) could be mitigated by appropriate design and layout, although this would need to be confirmed by a site-specific flood risk assessment. Potential impacts on internationally designated sites of the Solent and its water quality could be addressed in accordance with the Local Plan policies. Impacts on the local green space and conservation area could be avoided or mitigated by retaining the northern boundary wall and by setting development back from this feature. New buildings could be designed so that built form is of a sympathetic scale, density and height. Mature trees and vegetation could be retained and augmented by new green infrastructure to achieve a net gain in biodiversity. There is scope to support passive design principles and the installation of solar panels to help tackle the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. by a s.106 contribution) will be required towards improvements at Rowlands Castle Surgery, to provide additional capacity.

•

Access: A vehicular access route to Deerleap Lane and new walking and cycling infrastructure and connections would be necessary to support development. This would be across land that is being proposed for development to the south (RLC2). Developer contributions towards improved traffic management within the village and towards accessibility and signage at Rowlands Castle Railway Station will also be required.

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RLC1 – Land at Deerleap (north) •

On-site drainage: very significant constraints for infiltration sustainable drainage systems have been indicated in northern area, but southern parts of the site may compatible with infiltration sustainable drainage systems. This would need to be investigated as part of a site-specific flood risk assessment. Appropriate infrastructure will be required to mitigate flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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RLC2 – Land at Deerleap (south) LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

RC-007 1.0 ha Natural greenspace Housing 8

Site Description The site is located the south of central Rowlands Castle, close to residential development and adjoining the remnants of the motte and bailey of Rowlands Castle, which are located to the east. Deerleap Lane runs alongside the western boundary, whilst a substantial tree belt adjoins the southern boundary, with a more substantial area of woodland further to the south south. The South Downs National Park is located close to the east of the site and the built-up area. The Shipwrights Way and The Staunton Way, long-distance public rights of way, run past the western boundary of the site. The site includes mature trees on its boundaries and is covered by vegetation. Mature trees and hedgerows on its boundaries provide the site with a sense of containment. It is inaccessible from the north but there is a field entrance (gated) on Deerleap Lane. Land slopes gently, rising from north to south. Housing close the site is typically detached, with some semi-detached and (to the south-east) terraced houses, on plots that vary in size and shape. The larger residential plots and houses are to the north, along Redhill Road.

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Part d - Chapter twelve - site allocations RLC2 – Land at Deerleap (south) List of constraints & opportunities •

•

Biodiversity: there are single and area tree protection orders on or close to the site boundaries, most notably to the south-west.

•

Water quality: the site is located within a groundwater source protection zone (SPZ1). It is within the Solent catchment area and will need to address nutrient neutrality.

•

Flood risks: no identified flood risks for the site, although areas to the north are susceptible to surface water flooding.

•

Access: connection to the local road network could be achieved along the western boundary with Deerleap Lane.

•

Access: potential to connect the site to the public rights of way network, enabling healthy and active lifestyles.

•

Built heritage: the site is located in the Rowlands Castle Conservation Area and includes a small part of the scheduled ancient monument for Rowlands Castle.

•

Landscape: there is potential for adverse landscape and visual impacts on the conservation area and the scheduled ancient monument.

Summary of Reasons for Inclusion The site is sustainably located, close to the services and facilities of central Rowlands Castle, including the train station. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environmental designations (heritage, biodiversity) could be mitigated by appropriate design and layout, with the most sensitive parts of the site – those closest to and within the scheduled ancient monument – being left free of built form. Potential impacts on internationally designated sites of the Solent and its water quality could be addressed in accordance with Local Plan policies. Impacts on the conservation area could be mitigated by retaining and augmenting the existing tree cover and hedgerows on the site boundaries, to retain the site’s sense of containment and help to achieve a net gain in biodiversity. New buildings could be designed so that they are of a sympathetic scale and height. The dimensions of the site facilitate an east-west layout for development, which would support passive design principles and the installation of solar panels for meeting the design requirements associated with the climate emergency. Infrastructure Requirements

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•

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. by a s.106 contribution) will be required towards improvements at Rowlands Castle Surgery, to provide additional capacity.

•

Access: A vehicular access to Deerleap Lane and new walking and cycling infrastructure and connections would be necessary to support development. On-site road infrastructure may need to connect to site RLC1. Developer contributions towards improved traffic management within the village and towards accessibility and signage at Rowlands Castle Railway Station will also be required.

•

On-site drainage: the site has been identified as probably compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

RLC3 – Land at Oaklands House LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

RC-001 2.7 ha Agriculture and natural greenspace Residential 51

Site Description The site is located on the south-west edge of Rowlands Castle, adjoining recent housing development and Whichers Gate Road. Land to the north and west of the site is woodland that contains The Shipwrights Way and The Staunton Way, which are long-distance public rights of way. The western boundary of the site adjoins Woodlands Avenue and associated drainage infrastructure. The site includes mature trees on its boundaries and within the site itself, as well as areas of grassland. The land slopes gently, rising from west to east. Dense vegetation on the northern and eastern boundaries provides the site with a sense of containment within the wider landscape, although there are views across the site from Woodlands Avenue. Housing to the west and the south is a mix of house types from detached houses, to semi-detached and terraced houses. Residential plots on Whichers Gate Road are typically larger and more uniform in shape and size.

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RLC3 – Land at Oaklands House

List of constraints & opportunities

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Biodiversity (1): the site includes parts of a SINC (Oaklands Meadow) and adjoins another (Oaklands Woodland) part of which is identified as ancient natural woodland.

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Biodiversity (2): there are single and area tree protection orders within the site.

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Local Green Space: land to the north and east of the site boundary is designated as a local green space and would need to be protected from development.

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Water quality: the site is located within a groundwater source protection zone (SPZ1). It is within the Solent catchment area and will need to address nutrient neutrality.

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Access: connection to the local road network could be achieved via Woodland Avenue, by providing an additional access point to the adjoining roundabout.

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Flood risk (3): parts of the site are susceptible to surface water flooding. These flood risk areas cover the south-west and western periphery of the site.

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Landscape: there is potential for adverse landscape and visual impacts, depending on site layout and the density of built form.

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Built heritage: no designated constraints to development.

RLC3 – Land at Oaklands House Summary of Reasons for Inclusion The site is very close to a primary school and could be integrated with pedestrian footpaths of the adjoining residential development to increase connectivity to services and facilities in central Rowlands Castle. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environmental designations (biodiversity, flood risks) could be avoided or mitigated by appropriate design and layout, for example by leaving valuable habitats free of development and leaving a suitable buffer of open space or landscaping between new buildings and the woodland environs. Similarly, landscape impacts could be mitigated by retaining and augmenting the existing tree cover and hedgerows within the site and on its boundaries, to retain the site’s sense of containment and help to achieve a net gain in biodiversity. This would also ensure that impacts on the local green space would be avoided. Potential impacts on internationally designated sites of the Solent and its water quality could be addressed in accordance with the Local Plan policies. New buildings could be designed so that built form is of a sympathetic scale, density and height. Vehicular access could be achieved without creating a new access point with Whichers Gate Road. There is scope to support passive design principles and the installation of solar panels to help tackle the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

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Health: Developer contributions (e.g. by a s.106 contribution) will be required towards improvements at Rowlands Castle Surgery, to provide additional capacity.

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Access: A vehicular access point on the three-arm roundabout junction of Woodlands Avenue and new walking and cycling infrastructure would be necessary to support development. Developer contributions towards improved traffic management within the village and towards accessibility and signage at Rowlands Castle Railway Station will also be required. On-site drainage: the site has been identified as probably compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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RLC4 – Land at Little Leigh Farm LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

RC-004 3.5 ha Agriculture Housing 81

Site Description The site is located in the far south of the Local Plan Area, adjoining housing development in Havant Borough Council’s area. Residential areas lie to the south and west of the site. Land to the north and east of the site is undeveloped. Rowlands Castle lies a short distance to the north along Prospect Lane. The Shipwrights Way, a long-distance public right of way, runs along Prospect Lane (although there is no dedicated footpath to the north) The site is greenfield pasture with mature trees and hedgerows on the southern and eastern boundaries. There is a field entrance (gated) at the south-western edge of the site that connects with Prospect Lane. Public footpaths run parallel but outside of the site to the east and west providing connectivity to the countryside. New housing in the wider area is predominantly of semi-detached and terraced house types on a range of plot sizes. Residential buildings on the adjoining streets follow strong building lines.

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RLC4 – Land at Little Leigh Farm

List of constraints & opportunities •

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Water Quality: the site is located within a groundwater source protection zone (SPZ1). The site is also within the Solent catchment area and will need to address nutrient neutrality.

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Green infrastructure (1): established mature green infrastructure on the south and east boundaries of the site are important characteristics of the site, helping it to integrate with the wider landscape.

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Landscape: there is potential for adverse landscape and visual impacts, depending on site layout, the density of built form and boundary treatments. The rural character of Prospect Lane is sensitive to the impacts of urbanisation. The site adjoins the undeveloped gap between Havant and Rowlands Castle.

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Flood risk (2): small parts of site are susceptible to surface water flooding. These flood risk areas adjoin the southern boundary.

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Access: connection to the local road network could be achieved along the western boundary with Prospect Lane. There is potential to link the site with public rights of way, connecting the site to areas such as Staunton Country Park (which lies a short distance to the west), thus encouraging healthy & active lifestyles.

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RLC4 – Land at Little Leigh Farm Summary of Reasons for Inclusion The site is sustainably located for purposes of accessing some services and facilities within the administrative area of Havant Borough Council. The site scores above average in the Council’s Accessibility Study. Impacts on environmental constraints (green infrastructure, biodiversity and flood risk) could be avoided or mitigated by appropriate design and layout. Potential impacts on internationally designated sites of the Solent and its water quality could be addressed in accordance with the Local Plan policies. Due to the absence of any visual containment on the northern site boundary, new landscaping would be needed in this area and should be established prior to any residential development. This could help to address landscape concerns and mitigate visual impacts on the undeveloped gap. Existing green infrastructure could be augmented to achieve a net gain in biodiversity. New vehicular access could be provided onto Prospect Lane, whilst the site could be connected to existing routes and pedestrian infrastructure within Havant Borough Council’s area. The dimensions of the site facilitate an east-west layout for development, which would support passive design principles and the installation of solar panels for meeting the design requirements associated with the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified at this stage. However, developer contributions (e.g. by a s.106 contribution) may be required towards education infrastructure within the Havant Borough Council area, if identified through on-going ‘duty to co-operate’ discussions.

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Health: Developer contributions (e.g. by a s.106 contribution) may be required towards improvements at Rowlands Castle Surgery, to provide additional capacity. However, developer contributions may instead be required towards health infrastructure within the Havant Borough Council area, if identified through on-going ‘duty to co-operate’ discussions.

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Access: A vehicular access point on Prospect Lane would be necessary to support development. The location of the access point will need to ensure safe access and egress into the site and may not coincide with the existing field access. New pedestrian and cycling infrastructure would also be necessary to support development.

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On-site drainage: the site has been identified as probably compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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North Area: Remaining Settlements & Site Proposals This part of the Local Plan Area is predominantly part of the Hampshire Downs Countryside Character Area that characterises the northern and western parts of East Hampshire. The valley of the northern River Wey is a distinctive landscape feature, along with undulating chalk downland. The geology is largely chalk, with some overlying clay-with-flint deposits. The landscape is predominantly agricultural, often arable farmland, with small areas of ancient and replanted woodland and chalk grassland. Outside of Alton, settlements are often small and dispersed in character – Ropley is a notable example of this in the west, whilst Upper and Lower Wield, along with Upper and Lower Froyle are notable examples elsewhere. Transport connections are focused in Alton as the largest settlement, but there is also a train station near Bentley and there are main road connections (the A339 and A31) dissecting the area, connecting it to the larger population centres of Basingstoke, Farnham, Guildford and Winchester. Population and household statistics that are available for a ‘best fit’ area from the 2021 Census provide the following overview of existing communities:

Sites within or close to the settlements of Bentley, Bentworth and Medstead have been identified as those preferred for development in this Draft Local Plan. Figure 12.26 identifies many of the principal environmental constraints for new development in the North Area.

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Figure 12.26: Strategic environmental constraints for the North

In the revised settlement hierarchy of this Draft Local Plan, Bentley is in Tier 3, Medstead is in Tier 4 and Bentworth is in Tier 5. This indicates that Bentley has some potential for enabling residents to access services or facilities within a reasonable walking or cycling distance, but that there is generally less potential for this in Medstead and Bentworth. New development should be of a small scale within these settlements, so that the Local Planning Authority remains true to its principle of helping new residents to live more locally, using walking and cycling as modes of transport on a more frequent basis. Figures 12.27-12.29 highlight where current planning applications are located within the Bentley, Bentworth and Medstead areas in relation to the proposed allocations. Details on potential new sites in Bentley, Bentworth and Medstead are identified after Figure 12.29.

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Figure 12.27: Current Planning Applications and Proposed Allocations – Bentley

Figure 12.28: Current Planning Applications and Proposed Allocations – Bentworth

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Figure 12.29: Current Planning Applications and Proposed Allocations – Medstead

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BEN1 – Land west of Hole Lane, Bentley LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

BEN-017 2.5 ha Agriculture Residential 20

Site Description The site lies adjacent and to the west of recent housing development in Bentley, off Hole Lane. Historic areas of Bentley adjoin the southern boundary, whilst undeveloped land and garden ground lies to the west. A designed landscape adjoins the northern boundary. Central areas of Bentley is within a short walking distance from the site, accessible via Hole Lane. The site is greenfield pasture with some mature trees and hedgerows on southern boundaries and a substantial hedge to the north. Boundaries with housing to the east are domestic in character. There is an access track that connects the north of the site with nearby allotments and Hole Lane. The land is relatively flat, but slopes gently, rising from south to north. Housing in the site’s environs is predominantly of detached houses, but with some semi-detached and terraced house types. Plot design (size, shape, configuration) is highly varied to the south, in historic parts of Bentley. It is more conventional and suburban in size, shape and layout in the recent housing development to the east.

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BEN1 – Land west of Hole Lane, Bentley

List of constraints & opportunities

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Built heritage (1): the site adjoins the Bentley Conservation Area, which is located to the south and south-west and is in close proximity to four Grade II listed buildings (Greystones, Tanners, Ganwells, Cedar Cottage) that are within the conservation area.

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Green infrastructure (2): mature field boundaries and trees are important characteristics of the site, providing a context for the conservation area to the south and helping to integrate the site with its surroundings.

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Landscape: there is potential for adverse landscape and visual impacts on the setting of the conservation area.

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Residential amenity: due to the proximity of adjoining dwellings to the east, there is the potential for adverse impacts on the amenity of existing housing.

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Flood risks (3): very small areas of the site are susceptible to surface water flooding. These areas of flood risk are located in the south-east corner of the site and form part of a more extensive area of surface water flood risk that runs along the eastern boundary of the site (NB: contiguous surface water flood risks on Hole Lane and Station Road are not shown on the constraints and opportunities plan).

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Access: connection to the local road network could be achieved through recent housing development to the east.

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Access: potential to connect the site to Hole Lane and allotments in Bentley by walking and cycling modes via the northern access track.

•

Agricultural land quality: the site and adjoining areas could be Grade 3 agricultural land, which is a finite resource.

BEN1 – Land west of Hole Lane, Bentley Summary of Reasons for Inclusion The site is relatively well-located close to facilities and services in the centre of Bentley. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environmental constraints (green infrastructure, flood risks) could be avoided or mitigated by appropriate design and layout, whilst the sensitive design and arrangement of new buildings could reduce built heritage and landscape concerns. Maintaining and augmenting green infrastructure on the site boundaries could enhance the site’s sense of containment, helping to avoid adverse impacts on residential amenity to the east. New vehicular access could be provided by extending roads that were built to serve the housing development to the east. The dimensions of the site facilitate a predominantly east-west layout for development, which would support passive design principles and the installation of solar panels for meeting the design requirements associated with the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

•

Health: No specific requirements identified at this stage.

•

Access: A vehicular connection to Somerset Fields and new walking and cycling infrastructure and connections would be necessary to support development. Developer contributions may be required for off-site transport improvements within Bentley.

•

On-site drainage: there are likely to be opportunities for bespoke infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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BWH1 – “Top Field”, land adjacent to Glebe Field LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

BTW-001 0.5 ha Agricultural Housing 5

Site Description The site is located in the north-east of Bentworth. Bentworth’s primary school, a church and a village hall are in close proximity, to the west of the site on Church Street and within walking distance. The site adjoins housing to the north, a public highway to the east and a public right of way to the south. Undeveloped grassland lies to the west. The site is greenfield pasture with mature trees and hedges on its boundaries. It is relatively well-screened from the road, except from the south-east corner, where there are views into and across the site. There are powerlines running across the site and a field access (gated) along the southern boundary. The site is also connected to adjoining pasture to the west. The land is flat, forming part of a broad ridge within the wider landscape. Housing to the north is typically of semi-detached houses on narrow, often rectilinear plots. Housing to the south and east is more dispersed, of large detached dwellings on plots that vary in size but are often large or very large, and of a more rural character.

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BWH1 – “Top Field”, land adjacent to Glebe Field List of constraints & opportunities •

Built heritage: the site adjoins the Bentworth Conservation Area, which is located immediately to the south and south-east. The site is also in close proximity to two Grade II listed buildings (Summerley Barn, Greensleeves) that are within the conservation area. Other listed buildings are nearby, to the south and west.

•

Green infrastructure: mature field boundaries and trees are important characteristics of the site, providing a context for the conservation area to the south and helping to integrate and contain the site within the wider landscape.

•

Biodiversity: there are priority habitats on the site’s southern boundary, associated with the mature green infrastructure.

•

Landscape: there is potential for adverse landscape and visual impacts on the setting of the conservation area.

•

Residential amenity: due to the proximity of adjoining dwellings to the north, there is the potential for adverse impacts on the amenity of existing housing.

•

Access: connection to the local road network could be achieved by a new access point on Station Road/Village Street.

•

Access: potential to connect the site to the public rights of way network, improving permeability for walking and enabling healthy & active lifestyles.

•

Agricultural land quality: the site and adjoining areas could be Grade 3 agricultural land, which is a finite resource.

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Utilities: there are overhead powerlines traversing the site from north to south.

•

Flood risks: no identified flood risks for this site.

Summary of Reasons for Inclusion Although the site scores below average in the Local Planning Authority’s Accessibility Study, the delivery of small numbers of new homes over the Local Plan period would help to provide for the village’s housing needs and could help to support existing services, in particular the village primary school. The site is relatively well-located for accessing local services and facilities. Impacts on environmental constraints (green infrastructure, biodiversity) could be avoided or mitigated by appropriate design and layout, whilst the sensitive design and arrangement of new buildings could reduce built heritage and landscape concerns. Maintaining and augmenting green infrastructure on the site boundaries could enhance the site’s sense of containment, helping to avoid adverse impacts on residential amenity and supporting priority habitats on the site’s southern boundary. New vehicular access could be provided along the site’s eastern boundary, whilst a connection to the adjoining right of way could support healthy and active lifestyles for residents. There is scope to support passive design principles and the installation of solar panels to help tackle the climate emergency. Infrastructure Requirements •

Education: There is a funding gap for improvement works associated with St Mary’s Bentworth Church of England Primary School. New housing development in Bentworth would improve the justification for the allocation of additional CIL funds to meet the funding requirement.

•

Health: No specific requirements identified at this stage.

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BWH1 – “Top Field”, land adjacent to Glebe Field • Access: A vehicular connection to Station Road/Village Street and new walking and cycling infrastructure and connections would be necessary to support development. •

On-site drainage: Significant constraints have been indicated for infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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BWH2 – Land at the corner of Church Street LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

BTW-002 1.3 ha Agricultural Housing 5

Site Description The site is located in the north-east of Bentworth. Bentworth’s primary school, a church and a village hall are in close proximity, along Church Street and within a short walking distance. The site adjoins housing to the south, with further residential properties to the north. Church Street and Ashley Road adjoin the eastern and northern boundaries, whilst a public right of way runs through the western part of the site. Areas to the east and west are undeveloped grassland and arable farmland. The site is agricultural land with mature trees and hedgerows on its boundaries. It has been allocated for residential development in the East Hampshire Local Plan: Housing and Employment Allocations (April 2016) but has not yet come forward for development. It is well-screened from Church Street and Ashley Road but has an existing field entrance (gated) on the northern boundary with Ashley Road. The land is relatively flat, but rises gently from the north-west to the south-east. Housing to the north is typically of semidetached houses on small plots, whilst housing to the south is more often of detached houses on larger plots. Plot design (size, shape, configuration) is highly varied to the south, in historic parts of Bentworth.

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Part d - Chapter twelve - site allocations BWH2 – Land at the corner of Church Street List of constraints & opportunities •

Built heritage: the site is in close proximity to the Bentworth Conservation Area, which is located to the south. There are listed buildings, including the Grade II* St Mary’s Church to the south-east, along Church Street.

•

Green infrastructure: mature field boundaries and trees are important characteristics of the site, helping to integrate and contain the site within the wider landscape.

•

Residential amenity: there is the potential for adverse impacts on the amenity of existing housing adjoining the southern boundary.

•

Flood risks: parts of the site are susceptible to surface water flooding. These areas of flood risk affect western and southern parts of the site.

•

Access: connection to the local road network could be achieved by an access point on Ashley Road or Church Street.

•

Access: potential to connect the site to the public rights of way network, enabling healthy & active lifestyles.

•

Agricultural land quality: the site and adjoining areas could be Grade 3 agricultural land, which is a finite resource.

Summary of Reasons for Inclusion As an existing allocation for residential development, the site has previously been considered suitable for a small-scale development that respects the local character of Bentworth village. However, the site does not score very highly in the Local Planning Authority’s Accessibility Study. Notwithstanding this fact, the delivery of small numbers of new homes over the Local Plan period would help to provide for the village’s housing needs and could help to support existing services, in particular the village primary school. The site is well-located for accessing the village’s services and facilities. Impacts on environmental constraints (green infrastructure, flood risks) could be avoided or mitigated by appropriate design and layout. For example, vehicular access could be provided along the site’s northern boundary, in the location of the existing field access, to avoid the removal of mature trees and hedging. Maintaining and augmenting green infrastructure on the site boundaries would enhance the site’s sense of containment, also helping to avoid adverse impacts on residential amenity and the setting of the conservation area. The corridor of the public footpath could become an attractive open space, helping to increase on-site biodiversity and support healthy and active lifestyles. There is scope to support passive design principles and the installation of solar panels to help tackle the climate emergency. Infrastructure Requirements •

•

Health: No specific requirements identified at this stage.

•

Access: A vehicular connection to Ashley Road or Church Street and new walking & cycling infrastructure and connections would be necessary to support development.

•

On-site drainage: The site has been identified as highly compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL

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MSD1 – Land rear of Junipers, Medstead LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

MED-011 2.5ha Grazing – vacant Residential 15

Site Description The site lies in close proximity to central parts of Medstead, to the west of residential development on South Town Road and to the south of other properties that are accessed from High Street and Green Stile. A public right of way runs along the site’s southern boundary, with another right of way bisecting the site from north to south. Land to the south and west is generally in agricultural use, but to the south-east lies Medstead cemetery. The site is largely greenfield pasture but includes areas that are well-vegetated, with substantial areas of mature trees and hedgerows that are particularly notable in the north, on its boundaries and following the course of the public right of way within the site. Land to the east of right of way has been allocated for residential development in the East Hampshire Local Plan: Housing and Employment Allocations (April 2016) but has not yet come forward for development. The land is relatively flat, sloping gently and falling away to the south, beyond the site’s boundaries. Adjoining housing is a mix of detached and semi-detached house types, with houses and plots on South Town Road being larger than those on Green Stile. Plot layout and design is more consistent on South Town Road than on Green Stile.

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MSD1 – Land rear of Junipers, Medstead List of constraints & opportunities •

Biodiversity: there are three individual tree protection orders on the northern and eastern site boundaries. Protected species may be present on the site, given the extent of mature vegetation.

•

Green infrastructure: mature field boundaries and trees are important characteristics of the site, providing a sense of containment and helping to integrate it with the wider landscape.

•

Flood risks: small parts of the site are susceptible to surface water flooding. These flood risk areas affect the south-east corner of the site.

•

Access: connection to the local road network could be achieved by a new access to Green Stile.

•

Access: potential to connect the site to the public rights of way network, enabling healthy & active lifestyles.

•

Residential amenity: due to the proximity of adjoining dwellings to the site’s eastern boundary and the occasional lack of screening on this boundary, there is the potential for adverse impacts on the amenity of existing housing on South Town Road.

•

Agricultural land quality: the site and adjoining areas could be Grade 3 agricultural land, which is a finite resource.

•

Built heritage: no designated constraints to development.

Summary of Reasons for Inclusion As an existing allocation for residential development, part of the site has previously been considered suitable for a small-scale development that respects the local character of Medstead village. A larger area that would provide more new homes is now being proposed. The site scores above average within the Local Planning Authority’s Accessibility Study. Connections to the public rights of way network could support healthy and active lifestyles for residents. Impacts on environmental constraints (biodiversity, green infrastructure, flood risks) could be avoided or mitigated by appropriate design and layout, for example by leaving any valuable habitats free of development and by leaving a suitable buffer of open space or landscaping between buildings and mature green infrastructure. Augmenting green infrastructure on the site’s eastern boundary could to avoid adverse impacts on residential amenity. New vehicular access could be provided on the northern boundary by connecting to Green Stile. The dimensions of the site facilitate an east-west layout for development, to support passive design principles and the installation of solar panels for meeting the design requirements of the climate emergency. Infrastructure Requirements

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•

Education: No specific requirements identified at this stage.

•

Health: Developer contributions (e.g. as a s.106 contribution) may be required towards the extension of Watercress Medical, Mansfield Park Surgery and/or of Boundaries Surgery.

•

Access: A vehicular connection to Green Stile and new walking and cycling infrastructure and connections would be necessary to support development.

•

On-site drainage: Significant constraints have been indicated for infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

North East Area: Remaining Settlements & Site Proposals This part of the Local Plan Area forms part of the Wealden Greensands countryside character area of East Hampshire. The North East Area is typified by sandy soils and heathlands, with wooded settings to the settlements. The area’s topography is relatively flat or shallow, with occasional narrow valleys that are associated with watercourses. The settlement pattern is dispersed, with the largest settlements of Whitehill & Bordon and Liphook being located close to the South Downs National Park, whilst the smaller settlements of Headley, Headley Down and Grayshott are in close proximity to the Surrey Hill Area of Outstanding Natural Beauty. Holt Pound lies close to Alice Holt Forest, adjoining more developed areas in Waverley Borough Council’s area. The A3 trunk road and the Portsmouth-to-London railway line are the most strategically significant transport connections. Population and household statistics that are available for a ‘best fit’ area from the 2021 Census provide the following overview of existing communities:

Sites within or close to the settlements of Headley Down and Holt Pound have been identified as those preferred for development in this Draft Local Plan. Holt Pound is a small settlement located close to Farnham and adjoining the South Downs National Park. Headley Down is located between Headley and Grayshott, in close proximity to internationally important biodiversity sites (the Wealden Heaths Phase II Special Protection Area). Figure 12.30 identifies many of the principal environmental constraints for new development in the North East Area.

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Figure 12.30: Strategic environmental constraints for the North East

In the revised settlement hierarchy of this Draft Local Plan, Holt Pound is identified as a Tier 3 settlement, whilst Headley Down is identified as a Tier 4 settlement. This indicates that there is the potential for residents to access some facilities or services within a reasonable walking or cycling distance. As such, only a small-scale of new development is likely to be appropriate within these settlements, so that the Local Planning Authority remains true to the principle of helping the residents of new development to live more locally, using walking and cycling as modes of transport more frequently. Figures 12.31 and 12.32 highlights where current planning applications are located within the wider environs of Headley Down and Holt Pound in relation to the proposed allocations. It should be noted that the proposed allocation at Headley Down is for travelling showpeople accommodation rather than housing for general needs. Details on potential new sites in Headley Down and Holt Pound are identified after Figure 12.32.

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Figure 12.31: Current Planning Applications and Proposed Allocations – Headley Down

Figure 12.32: Current Planning Applications and Proposed Allocations – Holt Pound

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HED1 – Land at Middle Common LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed number of pitches

HEA-011 2.3 ha Greenfield Travelling Showpeople plots 6

Site Description The site is located to the north of Headley Down and lies adjacent to an established travelling showpeople residential area. It is bounded by areas of woodland to the north and east. A public right of way runs along the northern boundary. An access road connects the southern tip of the site with Grayshott Road. The site is irregular in shape and is predominantly grassland, but includes a building at its southern extremity. The land is relatively flat, but falls away steeply beyond the site boundary to the north. Site boundaries to the north and east feature mature trees and hedgerows providing the site with a sense of containment within the landscape. Adjoining buildings to the south are widely spaced to accommodate the parking and manoeuvring of large vehicles.

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HED1 – Land at Middle Common List of constraints & opportunities •

Flood risk: small parts of the site are susceptible to surface water flooding. These flood risk areas affect the western periphery of the site.

•

Green infrastructure: mature trees on the site boundaries and woodland areas beyond the site are important features for helping the contain the site within the wider landscape.

•

Landscape: there is potential for adverse landscape impacts in what is a relatively undeveloped area close to the Surrey Hills Area of Outstanding Natural Beauty.

•

Biodiversity: part of the site lies within the 400m buffer zone for the Wealden Heaths Phase II Special Protection Area (SPA). Recreational impacts on the Wealden Heaths European SPA & SAC sites would also need to be appropriately mitigated.

•

Biodiversity: there are areas of priority habitats (lowland mixed deciduous woodland) adjoining the north-eastern site boundary.

•

Access: connection to the local road network could be achieved via the existing access road following removal of the existing building in the southern part of the site.

•

Access: potential to connect the site to the public rights of way network, improving connectivity for walking and cycling modes and enabling healthy & active lifestyles.

Summary of Reasons for Inclusion There is a significant need for travelling showpeople plots and very limited opportunities for their provision. This site presents the opportunity to deliver six additional plots that are welldesigned and with a high standard of residential amenity, adjoining an already established site. Although the site does not score very highly in the Local Planning Authority’s Accessibility Study, there is potential to increase its accessibility for pedestrians by connecting it to the adjoining public right of way. Impacts on environmental constraints (flood risk, green infrastructure, biodiversity) could be avoided or mitigated by appropriate design and layout, whilst landscape concerns could be addressed through maintaining and augmenting existing green infrastructure on the site boundaries. The potential impacts on the Wealden Heaths Phase II SPA could be mitigated by avoiding development within the 400m buffer zone. Potential recreational disturbance on the SPA could be mitigated in accordance with the Local Plan policy. Infrastructure Requirements •

Education: No identified requirements at this stage.

•

Health: No identified requirements at this stage.

•

Access: A new connection to the existing access track would be necessary to support the development.

•

On-site drainage: The site has been identified as highly compatible with infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

•

Local area for play: Opportunities for the provision of a children’s play area within the site should be investigated.

•

Cumulative pressures of development on local infrastructure will be dealt with via CIL.

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HOP1 – Land north of Fullers Road, Holt Pound LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

BIN-005 3.8 ha Agricultural Housing 19

Site Description The site lies to the north and east of residential areas in Holt Pound. A loose-knit collection of larger buildings, including some in equestrian use, are located to the north of the site. The eastern boundary follows a watercourse, whilst a public right of way runs along the northern boundary, connecting Fullers Road to Wrecclesham Hill. The site is irregularly shaped and largely comprises greenfield pasture, although it is bisected in the east by an access track that connects the site to Fullers Road and Wrecclesham Hill. The land is relatively flat, but slopes gently, rising from the south-east to the north-west. There are mature trees and hedgerows on the site boundaries and along the course of the access track. Housing in the site’s environs is predominantly of detached houses that are set back from the road on relatively large (but narrow) rectilinear plots. Residential properties immediately to the north of the site are larger, isolated dwellings.

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HOP1 – Land north of Fullers Road, Holt Pound List of constraints & opportunities •

Biodiversity: recreational impacts on the Wealden Heaths European SPA & SAC sites would need to be appropriately mitigated.

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Flood risks: small parts of the site are susceptible to surface water flooding. These flood risk areas are in southern and eastern parts of the site, notably associated with the adjoining watercourse.

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Landscape: there is potential for adverse landscape and visual impacts including on the setting and context for the South Downs National Park.

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Green infrastructure: mature field boundaries and trees are important characteristics of the site, helping it to integrate with the wider landscape.

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Access: connection to the local road network could be achieved via the existing access track to Fullers Road. The access track and public right of way to Wrecclesham Hill is unlikely to be suitable as a principal access route for motor vehicles. Access: potential to connect the site to the public right of way, improving permeability for walking and cycling modes and enabling and active and healthy lifestyles.

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Residential amenity: due to the proximity of adjoining dwellings to the south and west, there is the potential for adverse impacts on the amenity of existing housing on Fullers Road and the A325.

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Built heritage: no designated constraints to development.

Summary of Reasons for Inclusion The site is relatively well-located for accessing local facilities and services in Rowledge and Wrecclesham. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environmental constraints (flood risks, green infrastructure) could be avoided or mitigated by appropriate design and layout. Landscape concerns could be addressed through keeping northern and eastern areas free of development, whilst providing a built form that is in-keeping with residential development along Fullers Road and the A325. It would be important to avoid the perception of sub-urbanisation. Mature trees and hedgerows could be maintained and augmented to achieve a net gain in biodiversity. The potential impacts due to recreational disturbance on the Wealden Heaths Phase I SPA could be mitigated without the on-site provision of suitable alternative natural greenspace, which would be impractical to deliver. The dimensions of the site facilitate an east-west layout for development, which would support passive design principles and the installation of solar panels for meeting the design requirements associated with the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified at this stage. However, developer contributions (e.g. by a s.106 contribution) may be required towards education infrastructure within the Waverley Borough Council area, if identified through on-going ‘duty to co-operate’ discussions.

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Health: Developer contributions (e.g. by a s.106 contribution) may be required towards improvements at Rowlands Castle Surgery, to provide additional capacity. However, developer contributions may instead be required towards health infrastructure within the Waverley Borough Council area, if identified through on-going ‘duty to co-operate’ discussions.

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HOP1 – Land north of Fullers Road, Holt Pound • Access: Improvements to the private access track to Fullers Road, including its widening, would be necessary to support development. New pedestrian and cycling infrastructure would also be required, including a suitable connection to the public right of way on the northern boundary.

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On-site drainage: the site is likely to provide opportunities for bespoke infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

South Area: Remaining Settlements & Site Proposals This part of the Local Plan Area forms part of the South Downs and South Hampshire Lowlands countryside character areas of East Hampshire. The geology of the South Area is largely chalk, but includes areas of overlying clay, especially adjoining the district boundary with Havant Borough Council’s area. Topography ranges from the rolling chalk downland in the north to relatively flat areas that formed part of the onceextensive Forest of Bere in the south. The settlements of Horndean, Lovedean and Clanfield had medieval origins but now have a largely suburban, post-war character. The historic settlement pattern in the Catherington area has been retained over time, with linear groups of buildings being dispersed and separated by arable land and pasture. The A3(M)/A3 bisects the area and is a strategic transport route, but there are other, smaller road connections to the urban areas of Havant and Denmead. Rowlands Castle is on the Portsmouth-to-London railway line. Population and household statistics that are available for a ‘best fit’ area from the 2021 Census provide the following overview of existing communities:

Sites within or close to the settlements of Catherington and Lovedean have been identified as those preferred for development in this Draft Local Plan. Figure 12.33 identifies many of the principal environmental constraints for new development in the South Area.

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Figure 12.33: Strategic environmental constraints for the South

In the revised settlement hierarchy of this Draft Local Plan, Catherington and Lovedean are in Tier 4. This indicates that there is the potential for residents to access a limited number of facilities or services within a reasonable walking or cycling distance. As such, only a small-scale of new development is likely to be appropriate within these settlements, so that the Local Planning Authority remains true to the principle of helping the residents of new development to live more locally, using walking and cycling as modes of transport more frequently. Figures 12.34 and 12.35 highlights where current planning applications are located within the Catherington and Lovedean areas in relation to the proposed allocations. Details on potential new sites in Catherington and Lovedean are identified after Figure 12.35.

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Figure 12.34: Current Planning Applications and Proposed Allocations – Catherington

Figure 12.35: Current Planning Applications and Proposed Allocations – Lovedean

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CTN1 – Land at Parsonage Farm LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

HD-002 0.7 ha Natural greenspace and derelict structures Housing 6

Site Description The site lies on the western side of Catherington Lane, opposite the junction with Five Heads Road and adjoining a lay-by. Residential development lies to the south, with the Kingscourt School to the east, on the other side of Catherington Lane. There is public right of way adjoining the northern boundary and a small listed building immediately to the south-east. Land to the north and west of the site is undeveloped, with the South Downs National Park being located further to the west. The site contains derelict structures, understood to be former agricultural buildings that were associated with Parsonage Farm. Some of these structures are the remnants of previously demolished buildings. Taken together, it appears that buildings on the site had been laid out around a central courtyard in the east of the site. There are mature trees and shrubs on the site’s boundaries. The site is relatively flat and overgrown by vegetation. Nearby housing is generally laid out in a linear form, set-back from Catherington Lane, often with mature green infrastructure (hedges, shrubs, trees) on plot boundaries. There is also some courtyard-style development further to the south-east.

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CTN1 – Land at Parsonage Farm List of constraints & opportunities •

Built heritage: two Grade II listed buildings are located immediately to the south-east (a Granary and Farm House Cottage), with another to the east (Kingscourt School).

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Built heritage: the site adjoins the Catherington Conservation Area, which lies to the west.

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Landscape: there is potential for adverse landscape and visual impacts, due to the position of the site in close proximity to the South Downs National Park and the conservation area. The site makes a contribution to the rural setting of Catherington.

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Access: vehicular access to Catherington Lane would likely require the removal/repurposing of the existing lay-by to provide safe access/egress for new housing.

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Access: potential to connect the site to the public rights of way network, enabling healthy and active lifestyles.

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Green infrastructure: mature field boundaries (including trees) are important characteristics, helping to integrate the site within its rural environs.

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Biodiversity: no designated constraints to development.

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Flood risks: no identified flood risks for the site, although parts of Catherington Lane (to the south) are susceptible to surface water flooding.

Summary of Reasons for Inclusion The site is relatively well-located for accessing some local services and facilities in Catherington by walking or cycling modes. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environmental constraints (heritage, water quality) could be avoided or mitigated though appropriate design and layout, taking account of the historic use and pattern of development on the site and its environs. Potential impacts on water quality in the Solent could be addressed in accordance with the Local Plan policy. A heritage statement could identify how to avoid adverse impacts on designated assets whilst enhancing the appreciation of the site’s agricultural heritage through its redevelopment. Mature green infrastructure on the site’s boundaries could be maintained and augmented, whilst the sensitive design of new buildings could reduce landscape concerns. The north-south layout of development could make passive design principles more difficult to apply, but there remains scope to support passive design principles and the installation of solar panels. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

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Health: Developer contributions (e.g. by a s.106 contribution) will be required towards either the extension of Horndean Surgery or a replacement surgery at Clanfield.

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Access: a new vehicular access point to Catherington Lane and new pedestrian and cycling infrastructure will be required to support development. Convenient and safe connection to the public rights of way network should be provided. There is potential to remove or re-purpose the existing lay-by to provide safe access/egress.

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On-site drainage: very significant constraints for infiltration sustainable drainage systems are indicated. Appropriate infrastructure will be required to mitigate flood risks.

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Part d - Chapter twelve - site allocations CTN2 – Land at the Dairy LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

HD-027 0.5 ha Former agricultural buildings in commercial use and equestrian uses Residential 7

Site Description The site is situated adjacent to Catherington, contained by mature landscape planting with direct access onto Roads Hill. The northern boundary adjoins Roads Hill, whilst the eastern boundary adjoins Catherington Lane. The Catherington Conservation Area lies to the north and east of the site. The southern and western boundaries are adjacent to paddocks, which are defined by post-and-wire fencing. The site is previously developed land, which accommodates several buildings that have, in the past, been used for storage, car body repairs and equestrian uses. It is currently accessed from two points: at the junction with Catherington Lane and on Roads Hill. The northern and eastern boundaries comprise mature trees and hedgerows. The land is generally flat, but slopes gently, rising from east to west. Housing in the wider area is detached, laid out in linear form along Catherington Lane, often with mature green infrastructure on plot boundaries.

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CTN2 – Land at the Dairy List of constraints & opportunities •

Built heritage: the site adjoins the Catherington conservation area with listed buildings nearby but not in close proximity.

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Biodiversity: Catherington Down Site of Special Scientific Interest (SSSI) lies 150m to the west of the site.

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Water quality: the site is within the Solent catchment area and will need to address nutrient neutrality.

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Access: connection to the local road network could be achieved via Roads Hill. The access point at the junction with Catherington Lane is unlikely to be suitable as an access route for motor vehicles.

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Access: potential to connect the site to the public rights of way network (via existing pedestrian infrastructure along Catherington Lane), enabling healthy & active lifestyles.

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Landscape: there is potential for adverse landscape and visual impacts on the rural setting of Catherington and the South Downs National Park, including in combination with the proposed development of land at Parsonage Farm (see proposal CTN1).

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Green infrastructure: mature field boundaries and trees are important characteristics of the site, helping it to integrate with adjoining natural features and reduce potential landscape impacts.

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Flood risks: no identified flood risks for the site.

Summary of Reasons for Inclusion Development of this site would make use of previously developed land. The site is relatively well-located for accessing some local services and facilities in Catherington by walking or cycling modes. The site scores above average in the Local Planning Authority’s Accessibility Study. Impacts on environmental constraints (heritage, biodiversity, water quality) could be avoided or mitigated through appropriate design and layout. Mature green infrastructure on the site’s boundaries could be maintained and augmented, whilst a contextually appropriate design of new buildings could reduce landscape concerns. The removal of the existing lowquality buildings and surface treatments offers the potential for visual improvements. Potential impacts on water quality in the Solent could be addressed in accordance with the Local Plan policy. The dimensions of the site facilitate an east-west layout for development, which would support passive design principles and the installation of solar panels for meeting the design requirements associated with the climate emergency. Infrastructure Requirements •

Education: No specific requirements identified at this stage.

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Health: Developer contributions (e.g. by a s.106 contribution) will be required towards either the extension of Horndean Surgery or a replacement surgery at Clanfield.

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Access: improvements to the vehicular access point to Roads Hill and new walking and cycling infrastructure and connections would be necessary to support development.

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On-site drainage: very significant constraints for infiltration sustainable drainage systems are indicated. Appropriate infrastructure will be required to mitigate flood risks.

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LOV1 – Land rear of 191 - 211 Lovedean Lane LAA Reference Site Size (Ha) Existing Use Proposed Future Use Proposed Number of Homes

HD-001 1.8 ha Agriculture and natural greenspace Housing 30

Site Description The site lies immediately adjacent to residential areas of Lovedean, with housing to the north, east and south. A more rural landscape of pasture, copses and woodland lies to the southwest. Part of the northern boundary adjoins New Road, whilst a small part of the eastern boundary adjoins Lovedean Lane. There is a public right of way adjoining the southern boundary. The site is irregularly shaped, comprising rough grassland, shrubs and mature trees. The land slopes gradually, rising from east to west, forming part of a dry valley that extends out from Lovedean Lane. Mature trees and hedgerows on the site’s boundaries provide it with a sense of containment. Housing in the site’s environs is predominantly of detached houses on relatively large plots, with buildings set back from the road. There are some smaller residential plots within the recent residential development to the south.

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LOV1 – Land rear of 191 - 211 Lovedean Lane

List of constraints & opportunities •

Biodiversity (1): there are single and area tree protection orders within the site and on its boundaries.

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Built Heritage (2): the site adjoins a Grade II listed building (The Old Thatch Cottage) on Lovedean Lane.

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Access: connection to the local road network could be achieved via New Road, with additional pedestrian connections to Lovedean Lane on the site’s eastern boundary.

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Access (3): potential to connect the site to the public rights of way network on the southern boundary, enabling healthy and active lifestyles.

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Green infrastructure (4): mature field boundaries and trees are important characteristics of the site, helping it to integrate with the wider rural landscape.

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Landscape: there is potential for adverse landscape and visual impacts through the loss of tree cover and mature green infrastructure within the site and on its boundaries.

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Residential amenity: due to the proximity of adjoining dwellings to the east, there is the potential for adverse impacts on the amenity of existing housing on Lovedean Lane.

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Flood risk (5): a small part of the site is susceptible to surface water flooding. This flood risk area forms part of a wider area of surface water flood risk along Lovedean Lane.

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Contamination (6): there is a small area of made ground adjoining the site (identified as a chalk pit) with the potential for local contaminants.

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Agricultural land quality: the site and adjoining areas could be Grade 3 agricultural land, which is a finite resource.

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LOV1 – Land rear of 191 - 211 Lovedean Lane Summary of Reasons for Inclusion The site scores above average in the Local Planning Authority’s Accessibility Study and is located relative close to some facilities and services. Impacts on environmental constraints (biodiversity, heritage, flood risk) could be avoided or mitigated though appropriate design and layout, with opportunity to augment existing green infrastructure on the site’s boundaries, screening new housing from residential properties on Lovedean Lane and avoiding adverse impacts on amenity. Potential impacts on water quality in the Solent could be addressed in accordance with the Local Plan policy. Vehicular access could be provided on New Road, whilst there is opportunity to make the site more accessible for pedestrians and cyclists from Lovedean Lane. A new connection to the adjoining right of way could support healthy and active lifestyles for residents. Landscape concerns could be addressed by the sympathetic design of new buildings and public spaces, and by setting back development from mature trees and vegetation on the site’s boundaries. This would maintain its sense of containment within the wider landscape. There is scope to support passive design principles and the installation of solar panels to help tackle the climate emergency. Infrastructure Requirements

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Education: No specific requirements identified at this stage.

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Health: Developer contributions (e.g. as a s.106 contribution) may be required towards additional consulting and treatment rooms at Horndean Surgery.

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Access: A vehicular connection to New Road and new walking and cycling infrastructure and connections would be necessary to support development. Developer contributions may be required for pedestrian improvements on Lovedean Lane.

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On-site drainage: Significant constraints have been indicated for infiltration sustainable drainage systems. Appropriate infrastructure will be required to mitigate flood risks.

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Cumulative pressures of development on local infrastructure will be dealt with via CIL.

01730 234102

localplan@easthants.gov.uk

www.easthants.gov.uk East Hampshire District Council Penns Place, Petersfield, GU31 4EX