Development proposals for surplus public sector land at … DRAFT 240713 Vision for Kno… · Development proposals for surplus public sector land at Knowle L ]Pvv Access Statement

Development proposals for surplus public sector

land at Knowle

Draft Design and Access Statement

October 2013

Design and Access Statement - October 2013 Page 2

Contents

� Introduction Page03 � TheHomesandCommunityAgency Page04 � SettlementLocation Page05 � PublicTransport Page06 � PlanningPolicy Page07 � SiteA-ParkCottages Page08 � SiteB-DeanVillas Page15 � SiteCi-KnowleVillageBusinessPark Page22 � SiteCii-KnowleVillageBusinessPark Page29 � SiteD-FuntleyCottages Page36 � SiteE-FormerPumpingStationandAdjacentDetachedHouse Page42 � AgriculturalLand Page49

� KnowleVisionOverview Page53

Design and Access Statement - October 2013 Page3

Introduction

WYG Planning and Environment has been instructed by the HomesandCommunitiesAgency(HCA)toreviewthedevelopmentpotentialof currently vacant land and buildings within its control at Knowle,Hampshire; and to prepare development proposals for these landparcelsinordertomakethebestuseoftheseassetsandtoassistwiththeirdisposal.

Thelandbeingconsideredwithinthisdocumentisasfollows:A ParkCottagesB DeanVillasSiteCi KnowleVillageBusinessParkSiteCii KnowleVillageBusinessParkD FuntleyCottagesE FormerPumpingStationandAdjacentDetachedHouse AgriculturalLand

Eachofthesesitesisconsideredindividuallyinthefollowingsections,buttheproposalsareadvancedasapackageinordertooptimisethebenefitsarisingfromthere-useoftheland.

181

17.7m

176

168

Drain

33

27

35 38

19 RO

EBUC

KA 1

3

STAGW

AY

21 28

32

3

2

4

1

1511

LANESR

DrainB Slope

191

RH

14.6m

184

LB

Works

Track

HouseMill

180

Drain

Def

Path(um

)

18.9m

MAYLES LANE43

40

Path

FF

23.2m

FB

Path

CottageDell

Funtley Dell

Def

Und

1

2

Post

MP .5CottagesDell Vue

30.5m

Post

FB

se Farm

Pond

LodgeKnowle

25.3m

26.5mStaSubEl

7DEERGRASS WALK

23.2m

14

11

ORCHID CLOSE

8

2

1

69

2

16

113

111

103

Playground

River M

eon

Dra

in

Sluices

The Sidings

Post

H3

AB1

KNOW

LEAVENUE

117

Playground

15 to 49

BarbastelleW

alk 1 to 3

Lincoln House

1

8

1to3

201

Beacon House

200

203 13 NOCTULE COURT23.2m

H1

G3

G1

B2

ESS

E1

E2

F3

CottagesFarm

4

F1

21

3 Business Centre

C1

C2

Business ParkKnowle Village

4to6 7

Corner

Mayles

14

1to3

4

3

1

Mushes Coppice Path

Pond

22.6m

ViaductKnowle Hatches

Drain

Drain

Drain

Drai

n

North Park

5

1

Knowle Farm

North Park Farm

2

Works

33

27

Path(um

)

(disused)Pit

Dean Villas

12

VillasDean 1a 1b

1

Dean Villas

CottagesTotsome

4

5 6

10

5

1311

Path (um)

Track

Co Const, CP & ED Bdy

Def

BERE LANE

11

65

61

House

Aldford

82

Fitzgerald Court

75

1to5

1 to 8Mackeith Court

1

107

VillasDean

83

1 to 8

88

Coe

Hou

se

ESS

PORTLAND WAY

6

4

1to

9

1

1to

9

1

7074

ESS

58 1to3

4 to 12

Pembroke

Place

Allington

House

1to

6

1to9

95

91

1

6

SERO

TINE

CLOSE

87

Appleby Court

1 to 9

Chesnut House

6

1to

13

BOUNDARY WALK

Pater Court

Shawcross Place

Kingswood Place

14to20

Regents

Court1 to 12

21to

32

3

Manley Hou

se1to9 1 to 6

2115

33to38

CourtSaxe1 to 12

39to

47

36

11

18

14

12

CHARITY VIEW

5

26

PARKAPPROACH

1

2

1

1to9

1to

14

CONSO

RTM

EWS

868284

West Mews

1to7

Cardingham Court1516

ESS

212

18

Court1

to15

Carisbrooke

Portchester

House

8to

14

SquareNorth

1to8

76

Square

1to

9

South

Brandt House

PastonH

ouse1

to9

ESS

47

67

58

5042

38

41

34 36

37

8to

10

East Mews

1to7

1to

15

33 3531 32

22 to 29

1921

18 20 15 17

11

16

12to15

1 to 6

12

97 6

Corner

1 to 6

Bickleigh

House

Mayles

5

1

Amberley

Court

221

220

KNOWLE AVENUE

1

5

LESSER HORSESHOE CLOSE

233

232

11

21

15

7

1

PIPISTRELLE

WALK

8

Crowlin House

1to8

9

Chapel

25

47

4339

4440

1

41

31

Posts

45 46

Playground

Victoria Mews10 12 9 11

1

6 8 5 7 4

El Sub Sta

1

16

18

Posts

4

25

2

The To

rrs

1to3

21

2

20

GREATER

HORSESHOEW

AY

30

19

2729

Playground

2

10 1214 16

Hall

18

79

Games Court

11

Cottage

Torrs

3

19

KNOWLE AVENUE

5

1115

Playing Field

Skateboard Bowl

Path (um)

Track

Cemetery

MAYLES

LANE

41

4745

49

57

El Sub Sta

4555

00

4556

00

4557

00

4558

00

4559

00

4560

00

4561

00

4562

00

4563

00

4564

00

108500

108600

108700

108800

108900

109000

109100

109200

109300

109400

109500

109600

109700

109800

A2

TITLE

DATEDRG NO SCALE SIZE

PURPOSE OF ISSUE REV. DATE INITIALS

Tel: 0300 1234500Email - [email protected]

www.homesandcommunities.co.uk

Information shown is correct to the best of Spatial Intelligence Department's knowledge at date of issue.This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of theController of Her Majesty's Stationery Office. © Crown Copyright.Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings.Homes and Communities Agency GD 100024393

31/01/2013 1:2,500GML870_OS

KNOWLE HOSPITALWINCHESTER

AB

D

Agricultural Land

E

Cii

Ci


TheHCAisthenationalhousingandregenerationagencyforEnglandand is at the forefront of the Government’s plans to accelerate thedisposalof surpluspublic sector land, improve thesupplyofhousinganddrivelocaleconomies.Itspurposeisto:

• Contributetoeconomicgrowthbyhelpingcommunitiestorealisetheiraspirationsforprosperity;

• Deliverqualityhousingthatpeoplecanafford;and• Ensure that the social housing sector is financially viable, well-

managedanddeliversvalueformoney

TheHCAacquiredalargenumberoflandandpropertyassetsfromtheDepartmentofHealthin2005andthesehavebeenbroughtforwardinphases for redevelopmentand/ordisposal since thattime.Themainhospital siteatKnowlehasbeen redevelopedand the landcurrentlybeingconsideredrepresentstheresidualland.

The assets that were transferred to English Partnerships (now HCA)included a 1.6mile sectionof unadoptedhighway, knownasMaylesLane;somefarmlandandanumberofsmallerparcelsofland,someofwhichaccommodatebuildingsinvaryingstatesofrepair.TheHCAhasaseparatestrategyfordealingwiththehighwayandthatisoutsideoftheremitofthisstatement.ThereforethepurposeofthisstatementistodescribedevelopmentconceptswhichhavebeenpreparedforthesixsmallerparcelsoflandaroundMaylesLanetothewestandsouthofthevillage,andforthefarmlandalsotothesouthofthevillage.

TheHomesandCommunitiesAgency


Knowle liesnorthof theM27motorwayand is approximately2.4kmsouthwestofWickham,3.6kmnorthofFarehamand22kmsoutheastofWinchester.ThesettlementofKnowleisaccessedfromKnowleRoadwhichextendswestfromtheA32WickhamRoad.MaylesLanepassesKnowlevillageonitswesternside,providingaccesstotheKnowleVillageBusiness Park and to houses which take their access from the lane,butitonlyprovidesabusrouteaccessintothemainvillagethroughacontrolledentranceintoNorthSquare.

The settlement of Knowle was created around the former KnowleHospitalmentalhealthfacilityandcomprisesasmallsettlementwithamixoftraditionallystyledresidentialdwellingscreatedthroughphasesofconversionsandnewbuild,withamixofdetached,semi-detachedand terraced dwellings, and commercial uses accommodated withinconvertedformeragriculturalbuildings(atNorthParkFarmBusiness)andmoderncommercialunitsatKnowleVillageBusinessPark.

Knowle lieswithintheadministrativeareaofWinchesterCityCouncilandhasasettlementpolicyboundaryidentifiedontheproposalsmapaccompanying the adopted Winchester District Local Plan Review(2006),asreproducedopposite.

SettlementLocation

Winchester District Local Plan ReviewWinchester District Local Plan Review

KNO

WLE

ADOPTED PLAN

JULY 2006

MAP13

This map is based upon Ordnance Surveymaterial with the permission of the OrdnanceSurvey on behalf of the Controller of HerMajesty’s Stationery Office © Crown Copyright.Unauthorised reproduction infringes Crowncopyright and may lead to prosecution or civilproceedings.

Winchester City Council Licence No. LA 08610X

�

NORTH

LocalPlanMapAerialPhotograph ©GoogleEarth ©WinchesterCityCouncil


Knowleisaccessiblebypublictransport,withtheFirstHampshirebusservicenumber20operatingandbusstopsprovidedalongMaylesLane.ThisserviceservesKnowleVillageandprovidesdirectlinkstoWickhamand Fareham via Funtley around every 70minutes during weekdaysandSaturdays,withdirectlinkstoWickhaminaround10minutesandFarehaminaround20minutes.ThebusservicealsopassesFarehamrailway station,which provides direct services towider regional andnational centres including Southampton, Portsmouth, Brighton andLondon.

PublicTransport

PlanofshowingFirstHampshirebusservicenumber20route

©FirstHampshire


PlanningPolicy

National Planning Policy Guidance

The National Planning Policy Framework (NPPF) was published inMarch 2012 and establishes a presumption in favour of sustainabledevelopment,encompassing,amongstother things,buildingastrongcompetitiveeconomy,deliveringawidechoiceofhighqualityhomesand good design. It is a requirement that Local Planning Authoritiespositivelyseekopportunitiestomeetthedevelopmentneedsoftheirarea(Paragraph14).

Underpinningplan-makinganddecision-taking, theNPPF setsout12core planning principles at paragraph 17. Of particular note, theseprinciplesconsiderthatplanningshould:

• Notsimplybeaboutscrutiny,butinsteadbeacreativeexercise infindingwaystoenhanceandimproveplacesinwhichpeople livetheirlives;• Proactivelydriveandsupportsustainableeconomic development todeliverthehomes,businessandindustrial units,infrastructureandthrivinglocalplacesthatthecountry needs;and• Alwaysseektosecurehighqualitydesign.

Section 6 on housing sets out that theGovernment is committed toincreasing the overall level of supply andmix of housing in order tomeetlocalneeds.

Paragraph49states“Housingapplicationsshouldbeconsideredinthecontextofthepresumptioninfavourofsustainabledevelopment.

Local Plan Part 1 - Joint Core Strategy Adopted 2013

Following considerationby the SouthDownsNational ParkAuthorityand Winchester City Council both planning authorities adopted theWinchesterDistrictLocalPlanPart1–JointCoreStrategyDevelopmentPlanDocumenton19and20March2013respectively.

The adopted Local Plan Part 1 covers the administrative area ofWinchesterDistrictincludingtheareaoftheSouthDownsNationalParkAuthoritythatlieswithintheDistrict.

ThedevelopmentplanfortheWinchesterDistrictnowconsistsofthepoliciesinLocalPlanPart1-JointCoreStrategy,plusthesavedpoliciesintheLocalPlan2006.

ThefollowingLocalPlanPart1policiesarerelevanttosomeoralloftheproposals.Thespecificpolicy implicationsarestatedwithineachsitespecificsectionofthisdocument.

Policy CP2 - Housing Provision and MixNewresidentialdevelopmentshouldmeetarangeofcommunityhousingneedsanddeliverawidechoiceofhomes,withprioritybeinggiventotheprovisionofnewaffordablehousing.Amajorityofhomesshouldbeintheformof2and3bedhouses,unlesslocalcircumstancesindicateanalternativeapproachshouldbetaken,includingwherethereis an imbalance of housing types and sizes in particular parts of theDistrict.

Policy CP3 - Affordable Housing Provision on Market Led Housing SitesInordertohelpmeetaffordablehousingneeds,alldevelopmentwhichincreasesthesupplyofhousingwillbeexpectedtoprovide40%ofthegross number of dwellings as affordable housing, unless this wouldrender the proposal economically unviable. Normally, 70% of theaffordablehomesshouldbeforrent(withrentlevelsbeingdeterminedhavingregardtolocalincomesofthoselivinginpriorityhousingneed),withthebalancebeingIntermediateAffordableHousing.

Policy CP4 - Affordable Housing on Exception Sites to Meet Local NeedsInorder tomaximiseaffordablehousingprovision tomeet identifiedaffordablehousingneedstheLocalPlanningAuthoritywillexceptionallygrantpermissionorallocatesitesfortheprovisionofaffordablehousingtomeetthespecificlocalneedsofparticularsettlements,onlandwherehousingdevelopmentwouldnotnormallybepermitted,andinadditiontogeneralhousingprovisioninPolicyCP1.

Policy MTRA3Confirmsthat“developmentandredevelopmentopportunitieswillbesupported”within the defined boundaries of a range of settlementsin the “MarketTownsandRuralAreas”partof thedistrict, includingatKnowle.Allnewdevelopment“shouldbeappropriateinscaleanddesignandconserveeachsettlement’sidentity,countrysidesetting,keyhistoriccharacteristicsandlocalfeatures..”.

Policy MTRA4Thispolicy relates todevelopment in thecountrysideandstates thatoutsideofthesettlementpolicyboundariesthelocalplanningauthoritywill only permit development that has an operational need for acountrysidelocation,suchasagricultureandhorticulture;proposalsforthe reuseof ruralbuildings foremployment, touristaccommodation,communityuseoraffordablehousing;expansionorredevelopmentofexistingbuildingstofacilitatetheexpansionofestablishedbusinessesorsmallscalesitesforlowkeytouristaccommodation.

Policy CP18 Settlement GapsThisaimstoretainopenandundevelopednatureofgapsidentifiedinthepolicy, includingbetween theproposedNorthFarehamSDA (aka“Welbourne”),KnowleandWickham.

SiteA-ParkCottages


This isan irregularlyshapedsitethatmeasuresaround0.54hectaresthatislocatedtothewestof1-4TotsomeCottages,lyingoutsideofbutadjacenttothesettlementpolicyboundary. Thissiteaccommodatesa terrace of four residential properties that faced northwards withlong rear gardens. These dwellings are in a poor, dilapidated anduninhabitable stateof repair,with thearea surrounding the cottagescomprisingovergrownmaturetreesandvegetation.AnexistingaccesstothesiteisprovidedfromDeanVillastotheeast.

TheTreePreservationOrderinformationcontainedonWinchesterCityCouncil’s onlinemapping identifies that there no protected trees orgroupsoftreesonsite.Therearehoweverseveralgoodqualitytreesonsitethatwillneedtobecarefullyconsideredaspartofanydevelopmentproposals.

SiteA-ParkCottages

AerialPhotograph ©GoogleEarth

PlansshowingTPO’Snear/onthesite ©WinchesterCityCouncil


KNO

WLE

ADOPTED PLAN

JULY 2006

MAP13



�

NORTH

LocalPlanMap ©WinchesterCityCouncil


PublicRightsofWayinformationcontainedwithintheonlinemappingon Hampshire County Council’s website identifies that there are norightsofwaywithinthesite.Thereishoweverapublicfootpathfromthesoutheasterncornerofthesitethatconnectstothewiderfootpathnetwork inthesouthwesttowardstherailwayandonwardstowardsFuntleyCottages.

Rights of Way Maps Countryside Service

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Thesiteisnotidentifiedwithinanareaatriskofflooding,asidentifiedontheEnvironmentAgency’sonlinemaps.

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Knowle, Hampshire at scale 1:10,000

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SiteA-ParkCottages

PublicRightsofWay © HCC

EnvironmentAgencyPlan ©EnvironmentAgency

DERELICT BOMBSHELTER

WOODLAND

WOODLAND

MH

Area of dense scrub and trees(predominate tree species: ash, oak,cherry, apple, hawthorn and hazel), somelarger cypress (Leyland/Lawson) within.Overall trees are of low individual quality.

T2

T4

T9

T8

G6

G7

T11

T1

T3

G5

G5

G10

G5

G5

G10

G12

T13

G14

T15G16

T17T18

G19

G19

G20

G20

G20

G23

T24G20

T26

T34

T29

G30

T36

T22

T25

T27T28

T31

T32

T33

G35

G37

G40G37

G40G37

G38

G38

T39

T41G42

G43

T44

T45

W46

W46 G21

G47

Tree No Species Height (m) Category RPA Radius

T1 Sycamore 15 C 2.4T2 Oak 18 B 7.2T3 Oak 16 C 3.9T4 Oak 20 B 8.6G5 Acer, cherry 5 C 1.8G6 Oak 20 B 7.2G7 Oak 20 B 5.4T8 Hazel 6 B 4.8T9 Oak 20 B 6.6

G10 Sycamore, cherry 8 C 2.4T11 Oak 21 A 13.8G12 Oak 7 C 3.0T13 Oak 9 C 4.2G14 Holly 7 C 1.2T15 Oak 8 C 1.5G16 Oak 21 B 6.0T17 Oak 19 C 3.6T18 Oak 20 B 6.6G19 Oak 20 B 7.2G20 Oak 21 B 3.0G21 Oak 21 B 6.3T22 Oak 16 C 5.1G23 Oak 21 B 3.9T24 Sycamore 20 B 6.0T25 Cherry 19 C 3.3T26 Oak 20 B 6.0T27 Cherry 20 C 3.6T28 Birch 20 C 5.4T29 Oak 21 B 8.1G30 Oak 21 B 6.0T31 Oak 20 C 4.5T32 Oak 17 U 4.2T33 Oak 18 U 7.8T34 Oak 21 B 5.7G35 Ash, willow 9 U 2.4T36 Oak 22 A 7.2G37 Birch/cherry 17 C 2.4G38 Birch 18 B 3.6T39 Cherry 18 B 5.4G40 Cherry 18 C 4.2T41 Oak 21 B 4.8G42 Oak 19 B 4.5G43 Oak 20 B 4.8T44 Oak 20 A 11.4T45 Scots pine 19 A 6.3W46 Birch, oak 50 B 6.0G47 Cypress 10 C 7.2

Field House, Fordingbridge Business Park,Ashford Road, Fordingbridge SP6 1BYTel: 01425 651470 Fax: 01425 653449www.barrelltreecare.co.uk

Provided Plan Refs: HCA/A079934/SUR/03

Permission is granted to scale from this drawing for Local Authority PlanningApproval purposes relating to tree protection measures only. Whereapplicable this drawing is to be read in conjunction with the arboriculturalreport. This drawing is the copyright of Barrell Tree Consultancy 2013. c

This drawing to be reproduced in colour only.

Barrell Plan Ref: 13002-BT1

Tree constraints planLocation of trees, categorisation and development constraints at Park Cottages, Mayles Lane, Knowle

Confidential - Design Team Use Only -

Do Not Release to Third Parties

This plan is confidential to the client and should not be released toany third parties without authorisation

It does not consider any ecological or other constraints that may existon the site

Assessing constraints is subjective, especially the zone 2 advice, andthe LPA may not agree with the BTC interpretation

The plan is based on provided information and should only be usedfor dealing with the tree issues

All scaled measurements must be checked against the originaldocuments

This constraints guidance is preliminary and only suitable for drawingup initial design proposals

Further consultation with BTC is essential before finalising any layout

Limitations and warnings

How to use the constraints informationOur interpretation of the starting-point recommendations of BS 5837(2013)is that only category A and B trees are sufficiently important to influence alayout, so the category C and U trees are discounted in this constraintsadvice. The constraints that the A and B trees are likely to impose havebeen assessed as follows:

Designers should try to avoid the loss of category A and B trees becausethe LPA will consider them important in determining the full impact of theproposal. Category C trees can be considered for retention if there is scopewithin the scheme. However, their loss should not be a material constraintand layouts do not have to be designed around keeping them. As a startingpoint in the design process, no significant disturbance should occur withinthe RPA of any category A and B trees shown as zone 1. There issometimes scope to reduce this slightly in some directions if acorresponding increase can be achieved in other directions that results inthe RPA remaining the same. However, such changes should be theexception rather than the rule and must be assessed on a tree-by-tree basisby BTC.Under some circumstances, it may be acceptable to place footpaths, roads,services (including drains and soakaways) and unoccupied buildings withinzone 1, but special precautions will be required and should be detailed afterconsultation with BTC. However, designers should always remember thatthe more encroachment there is into the RPA, the more likely the LPA are toobject to the layout. Further consideration is required for occupiedbuildings; areas within the existing or future crown spread of retained treesor in areas of excessive shade should be avoided. This is the zone 2illustrated on the plan. Exceptionally, non-inhabited buildings such asgarages may be acceptable within zone 2, but this would not normally applyto residential occupied buildings. Pruning overhanging branches may alsobe an option, but often prompts objections from LPAs. If such pruning isproposed, BTC must advise on the implications.

Zone 1 (dense coloured shading): This is called the root protectionarea (RPA) where ground disturbance must be carefully controlled. Ifencroachment is planned within the RPA, then this must be assessedon a tree-by-tree basis by BTC. If important trees are to besuccessfully retained, no significant disturbance should occur within theRPA and a high level of care is needed when working within it.

Zone 2 (light coloured shading): The second constraint is whereshading/dominance/future growth may be an issue and is our estimateof how much space may be needed to retain trees after thedevelopment activity when the pressures of residential occupationcome to bear. Factors such as crown density, future growth potential,orientation in relation to the sun and the number of trees in groups areconsidered to arrive at this second, less restrictive, constraints zone.Zone 2 is not normally suitable for occupied buildings, but uninhabitedstructures and hard surfacing may be acceptable within it.

TX

TX

BS category C

BS category U Trees unsuitable for retention

Trees of low quality

Purpose of this plan and its annotation

This constraints plan provides sufficient information to interpret the treeconstraints when designing a new layout. This guidance must be carefullyreviewed with the individual tree information provided in the schedule onthis plan. If there is any doubt about how to interpret this information, youmust check it out with Barrell Tree Consultancy (BTC) on 01425 651470 [email protected].

The number of each tree, hedge and group is highlighted in colour to enablequick identification of tree categories. Category A and B trees are green;category C and U trees are blue. The number of each A and B tree is setinside a green triangle; the number of each C and U tree is set inside a bluerectangle. Category A trees are shown with double triangles and U treesare shown with double rectangles. Zone 1, indicating the RPA where noground disturbance should occur, is annotated with dark shading. Zone 2,indicating where shading, dominance and/or future growth may be an issue,is annotated with light shading.

Tree schedule

Estimated tree positions not included on originalland survey and adjusted crown spreads

TX BS category A

BS category BTX

Trees of high quality

Trees of moderate quality

TreerootprotectionPlan


Outlineplanningpermissionwasapprovedonthissiteon10thOctober2002thatestablishedtheprincipleoftheerectionoffourreplacementterracedcottages(applicationreference02/02019/OUT).Noreservedmatters application howeverwasmade and the outline consent hasnowlapsed.

Asthesiteislocatedoutsideofthesettlementpolicyboundary,planningpolicyseekstorestrainnewdevelopment.CoreStrategyPolicyMTRA4relates todevelopment in the countrysideand states thatoutsideofthesettlementpolicyboundariesthelocalplanningauthoritywillonlypermit development that has an operational need for a countrysidelocation,suchasagricultureandhorticulture;proposalsforthereuseofruralbuildingsforemployment,touristaccommodation,communityuse or affordable housing; expansion or redevelopment of existingbuildingstofacilitatetheexpansionofestablishedbusinessesorsmallscalesitesforlowkeytouristaccommodation.

CoreStrategyPolicyCP2statesthatnewresidentialdevelopmentshouldmeetarangeofcommunityhousingneedsanddeliverawidechoiceofhomes.Developmentshoulddeliverarangeofdwellingtypes,tenuresand sizes. Amajority of homes should be 2 and 3 bedroom familyhouses,unlesslocalcircumstancesindicateanalternativeapproach.

CoreStrategyPolicyCP3 relates to affordablehousingonmarket ledhousingsitesandstatesthatinordertohelpmeetaffordablehousingneedsalldevelopmentwhichincreasesthenetsupplyofhousingwillbeexpectedtoprovide40%ofthegrossnumberofdwellingsasaffordablehousing, unless it would render the scheme economically unviable.Normally70%oftheaffordablehomesshouldbeforrent.Affordablehousingshouldgenerallybeprovidedon-site,howeveronsitesoflessthan5dwellingsafinancialcontributioninlieuofon-siteprovisionwillbeaccepted.

CoreStrategyPolicyCP4relatestoaffordablehousingonexceptionsitestomeetlocalneeds. Thisstatesthatinordertomaximiseaffordablehousing provision to meet identified affordable housing needs theLocalPlanningAuthoritymayexceptionallygrantpermissionorallocatesites for the provision of affordable housing to meet local need onlandwheredevelopmentwouldnotnormallybepermitted. Thiswillincludemeeting community aspirations set out in a NeighbourhoodPlan.Developmentwillonlybepermittedwhereitissuitableinterms

oflocation,sizeandtenuretomeetidentifiedneeds,theschemeisofadesignandcharacterappropriatetoitslocationandissecuredtomeetlongtermaffordablehousingneeds.Subjecttoneedsofthecommunitythis should be provided for rent, but in exceptional circumstances amodestelementofothertenuresshouldbeprovided,providingatleast70%isproposedtomeetprioritylocalaffordablehousingneeds.

Although the site accommodates four existing cottages and outlineconsentwasgrantedin2002forfourreplacementcottages,asthesiteis locatedoutsideof thedefinedsettlementpolicyboundaryandtheexisting cottages are derelict, it is not considered that proposals formarkethousingwouldbeconsideredfavourablybythelocalplanningauthority.Itisconsideredhoweverthatthereispotentialtoprogressthe site’s redevelopment for a rural exceptions scheme under PolicyCP4tohelpmeettheaffordablehousingneedsofthearea.

Thesitecouldaccommodateupto6dwellings,andit iswellrelatedtothesettlement.ItisconsideredthatthedemolitionoftheexistingcottagesatParkCottagescouldprovideacommunalparkingareawithintheir footprint,with thedevelopmentof six semi-detacheddwellingswithinthegardenareasoftheexistingcottages.Thesedwellingswouldhaveexcellentviewsacross theopenfields to thesouthandproviderelativelysecludedreargardens,satwithinthetrees.

Thedevelopmentofthesitemaythereforerequiretheremovalofsomeexistingtrees(thesiteisnotsubjecttoaTPO)andthemanagementofscrub,andappropriateecological impactswillneedtobeconsideredandthenecessarymitigationimplemented.

TheExtendedPhase1SurveycompletedbyWYGinJanuary2013hasidentifiedthatthereisdenseivycladdingonthewallsofthecottage,tothenorthofthestructureisanareaofscrubandpilesofbrashandtothesouth,eastandwestofthestructureisanareaofbroadleavedwoodlandwith areas of scrub under-storey and small open areas ofsemi-improvedgrassland.

SiteA-ParkCottages


Thebuildingisconsideredtoofferlowtomoderatepotentialforroostingbats.Itisrecommendedhoweverthattwonocturnalbatemergence/returnsurveys(includingoneduskanddawnsurvey)areacarriedoutof thisbuildingduringtheoptimalsurveyseason(MaytoSeptemberinclusive).Thebroadleavedwoodlandareaishighlysuitableforforagingandcommutingbats.Inaddition,thereareanumberoftreeswithinthewoodlandareawhichofferpotentiallysuitablefeaturesforroostingbats.Ifthisareaofhabitatwillbeimpacted,itisrecommendedthatactivitysurveysareacarriedoutduringthebatactiveseason. If treeswillberemovedaspartofthedevelopmentproposalsitisalsorecommendedthatabatroostassessmentiscarriedoutoftreestoberemoved.Itisrecommendedthatthisiscarriedoutassoonaspossibleastheoptimaltimetocompletethissurveyisduringthewintermonths.Iftherearepotentialbatroostingfeatureswithinanytreestoberemoved,furthernocturnalemergence/returnsurveysduringthebatsurveyseasonwillberecommended.

Thewoodlandhabitatonsiteisofhighpotentialfordormiceandiswellconnectedtofurtherareasofwoodlandoff-site.Ifthishabitatwillbeimpactedasaresultofthedevelopmentproposals,itisrecommendedthatdormousepresence/likelyabsencesurveysarecarriedoutbetweenMayandSeptember.

Grassland areas of the site provide moderate potential for reptilesand the areasof brash alsoprovide suitable features for hibernatingreptiles. It is therefore recommended that reptile presence/ likelyabsencesurveysarecarriedoutduringthereptileactiveseason(MarchtoSeptember).

Thewoodlandhabitat offershighpotential for breedingbirds. If thishabitat will be directly impacted, it is recommended that a suite ofbreedingbirdsurveysarecarriedoutbetweenAprilandJune.

No evidence of badgerswas identified during the Extended Phase 1Habitat survey,however it is recommended thatanupdate survey iscarriedoutpriortoanydevelopmentcommencing.

The data search of ecological records has also identified that thewoodland adjacent to thenorthernboundary is designatedas a Siteof Importance forNature Conservation (SINC). This is designated for‘Otherwoodlandwherethereisasignificantelementofancientsemi-

natural woodland surviving’ and it is recommended that there is a15m buffer between the proposed development site and the SINC.Residentialgardenswouldusuallybeincludedaspartoftheproposeddevelopment and therefore the 15mbuffer should be in addition toresidentialgardens.

SiteA-ParkCottages

Botanical•AbotanicalsurveywascompletedofsiteA.•Anumberofancientwoodland indicatorspecieswererecorded.Atthisstagewedonotknowwhatextentofhabitatwillbeimpactedbytheproposeddevelopment.However,oncethishasbeendetermined,amitigationstrategycanbeproposed.•AnumberofinvasivespeciesarealsopresentincludingMontbretia,which is listedonSchedule9of theW&CA.Thesemustbemanagedappropriately.

Protected Species Surveys Summary

Phase2speciessurveyshavebeenundertakeninaccordancewiththeExtendedPhase1survey’srecommendations.ThefindingsofthePhase2surveyscanbesummarisedasfollows:

Reptiles•A‘Low’populationofslowwormswasrecordedatsiteA.•ReptilesurveysarevaliduntilSeptember2015.•AreptilereceptorsitehasbeenidentifiedontheHCA’slandsouthofFuntleyCottages.

Bats•Batemergence/returnsurveyswereundertakenofallbuiltstructuresatthesites(PumpHouseandderelictcottageatSiteE,ParkCottagesatSiteAandbunkersatSiteC).Nobatswererecordedroostingatthesites.•Bat activity surveyswere carriedoutonamonthlybasisbetweenApril andSeptember.Bat activity recordedat the siteswas relativelylow.•Batemergence/returnsurveyswillbevaliduntilAugust2014.•BatactivitysurveyswillbevaliduntilSeptember2015.

Badgers•Nobadgersettswererecordedonorwithin30mofthesitesduringtheextendedPhase1habitatsurvey.SignsofbadgerforagingactivitywereidentifiedwithinSiteA.• An update survey is recommended prior to the developmentcommencing.

Dormice•Nodormicewererecordedatthesites.•DormousesurveysarevaliduntilSeptember2015.


SiteA-ParkCottages

Pre-Application Feedback

APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,commentsforeachsitewereprovided.ForSiteA-ParkCottagestheconceptual layouts (right)werepresentedandreceivedthe followingcomment:

‘Principle of replacement dwellings or 100% affordable acceptable.ThereisscopeforadditionalresidentialdevelopmentasacontinuationofDeanVillas.ThelossoftreesandtheParishCouncil’sdesiretoretainthesiteforopenspacewillbekeyissues.’

Inresponsetothesecomments,thefinallayoutproposesallaffordabledwellings.Alsoitwillminimisethelossofimportanttreestothenorthofthesite.


Refuse Storage

DERELICT BOMB

ProposedMasterplan-Sixaffordablehouses Scale-1:500

SiteA-ParkCottages

Proposed Layout

Theproposedlayoutwillprovide6affordableunitsinthesouthofthedevelopmentsite.Thisavoidsanylossofmatureorimportanttrees,inadditiontomaximisingthesitespotentialforviewstothesouth.

Vehicleaccesswillbetakenfromtherearofeachplot,withparkinginacommunalparkingarea.Thisparkingareawillprovide12spaces(2perdwelling)andwillalsobeusedforemergencyvehicleaccesstothedwellings,withtheparkingareaprovidingaturningareaforvehicles.This area will sit where the derelict houses currently stand, whichprovidesagapinthetrees.

Pedestrianaccessforeachdwellingwillbetakenfromthefrontandtherearoftheplots,withtheproposedfootpathslinkingintothepublicrightofwaythatconnectsintothesouth-easterntipofthesite.

Arefusestoragespacewillbeprovidedattherearofthedwellingsandarefusevehiclebayprovidedontheedgeofthehighway.Thiswillallowshortcarrydistancesforbothresidentsandrefusecollectors.

SiteB-DeanVillas


This is a triangular shaped area of land that measures around0.07hectareslocatedwithinthedefinedsettlementpolicyboundaryofKnowleandformsthenorthernmostpointofDeanVillas,situatednorthandwestofexistingresidentialproperties.Thisisapreviouslydevelopedsitethatformerlyaccommodated11domesticgarages,whichhavenowbeendemolished,andnowaccommodateshardstandings.

SiteB-DeanVillas



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Outlineplanningpermissionwasapprovedonthissiteon17thFebruary2005thatestablishedtheprincipleoftheerectionoftwosemi-detacheddwellingsandfourcarparkingspaces(applicationreference03/01005/OUT).Thisapplicationwasaccompaniedbydevelopmentlayoutoptionswithapreferredapproachidentified.Noreservedmattersapplicationwasmadeandtheoutlineconsenthasnowlapsed.

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SiteB-DeanVillas


As this site is locatedwithin thedefined settlementpolicy boundaryofKnowle,theprincipleoftheredevelopmentofthesiteisaccepted.PolicyMTRA3oftheWinchesterDistrictLocalPlanPart1-JointCoreStrategy states that development proposals should be tomeet localneeds through development, commensuratewith the size, characterandfunctionofthesettlement;andthatwithinthedefinedsettlementboundaries (including Knowle) development and redevelopmentopportunities will be supported. All new development should beappropriateinscaleanddesignandconservethesettlement’sidentity,countrysidesetting,keyhistoriccharacteristicsandlocalfeatures.



TheTreePreservationOrderinformationcontainedonWinchesterCityCouncil’s onlinemapping identifies that there no protected trees onsite. There ishoweverexistingvegetationonthesouthernboundarycomprisingtwocategoryCcherrytrees,agroupofsmallhollybushesandagroupofsmallprivetbushes,butthesedonotposeaconstrainttodevelopment(seerootprotectionplan).

PublicRightsofWayinformationcontainedwithintheonlinemappingon Hampshire County Council’s website identifies that there are norightsofwaywithinthesite.


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SiteB-DeanVillas



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Grouping of smallholly bushes.

Group of trees located within adjacentdomestic garden consistent in form,age and condition with that of group 1.

Small group ofprivet bushes.

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G2 Cherry 3 C 1.2

Tree constraints plan Location of trees, BS5837 categorisation and radially expressed root protection areas at Dean Villas, Mayles Lane, Knowle

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Provided Plan Refs: HCA/A079934/SUR/04This drawing to be reproduced in colour only.Permission is granted to scale from this drawing for Local Authority Planning

Approval purposes relating to tree protection measures only. Whereapplicable this drawing is to be read in conjunction with the arboriculturalreport. This drawing is the copyright of Barrell Tree Consultancy 2013. c Barrell Plan Ref:

Nominal RPA radii for category C trees of low quality only to beconsidered for retention if there is scope within the layout and donot compromise the potential to establish new trees of higher futuresustainability.

TX BS category C Trees of low quality

Tree schedule


Do Not Release to Third PartiesTreerootprotectionplan



As this site is located within the defined settlement boundary andadjacenttoexistingresidentialpropertiesitisconsideredthatthemostappropriateuseofthissitewouldbeforresidentialdevelopment.Therelationshipofanynewdevelopmentandexistingpropertieswillneedto be carefully considered, however the most appropriate form ofdevelopmentonthissiteislikelytobeapairofsemi-detacheddwellingsthatprincipally faceDeanVillas toeast, consistentwith thepreviousconsent.InordertoaddresstherequirementsofPolicyCP2itislikelythatone2-bedroomeddwellingandone3-bedroomeddwellingwouldbeanappropriatemix.

Asthisproposalwouldincreasethesupplyofhousingitwouldberesultina40%affordablehousingrequirementthroughoff-sitecontributions.ItisrecommendedhoweverthatthesitesinKnowlearepresentedasapackage to the localauthority inorder toagreeanoverall strategyfor affordable housing provisionwhereby Park Cottages and site Cii,KnowleVillageBusinessParkareprovidedtomeetandexceedthe40%affordablehousingrequirement,providingarangeofdwellingtypestomeetlocalneeds.

TheextendedPhase1Surveyhasidentifiedthatthesiteisdominatedbyimprovedgrasslandwithruderalspecies.Thehabitathasmoderatepotentialforreptilesanditisrecommendedthatreptilepresence/likelyabsencesurveysarecarriedoutinthereptileactiveseason.

SiteB-DeanVillas

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Protected Species Surveys SummaryPhase2speciessurveyshavebeenundertakeninaccordancewiththeExtendedPhase1survey’srecommendations.ThefindingsofthePhase2surveyscanbesummarisedasfollows:

Reptiles•‘Good’populationsofslowwormwererecordedatsitesB,DandE.•ReptilesurveysarevaliduntilSeptember2015.•AreptilereceptorsitehasbeenidentifiedontheHCA’slandsouthofFuntleyCottages.

Bats•Batemergence/returnsurveyswereundertakenonsiteswithbuiltstructures,astheirarenononthissitenosurveyswereundertaken.

Badgers•Nobadgersettswererecordedonorwithin30mofthesitesduringtheextendedPhase1habitatsurvey.• An update survey is recommended prior to the developmentcommencing.




APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,comments for each site were provided. For Site B - Dean Villas theconceptual layout (right) was presented and received the followingcomment:

‘Principle of development acceptable. A scheme of a pair of semi-detached properties as suggested would be appropriate as it wouldreflecttheexistingcharacterofdevelopment.’

The proposed developmentwill reflect the street scene and existingcharacterassuggested.


ProposedMasterplan-Twomarkethouses Scale-1:500

SiteB-DeanVillas

Proposed Layout

Theproposedlayoutwillprovide2semi-detachedmarketunitsonthis0.7ha site. This completes the development line running along thisresidentialstreetandwillvisuallyimprovequalityofthestreet.

Each dwellingwill have its own on-site parking,with 2 spaces each.Thesespaceswillbeprovidedalongsidethedwellingstofitinwiththelocalstreetcharacter.

Site Ci - KnowleVillageBusiness


SiteCi,KnowleVillageBusinessPark

Thisisaroughlytriangularshapedareaoflandthatmeasuresaround0.26 hectares located to the north eastern corner of Knowle VillageBusinessPark.Thesitehasagentleeast-westdownwardslopetowardstheexistingbusinessunitsatKnowleVillageBusinessParkandcomprisesanareaofgenerallyopenlandwithagrassedsurfaceandevidenceofanhistoricareaofhardstanding.ThesiteisboundedbyMaylesLanetothenorthandeast,withtheseboundariesmarkedbymaturetreesandvegetation,withanexistingaccessfromMaylesLaneprovidedtothenorth. Thereare twoexistingundergroundbunkersalso locatedtowardsthenorthwesterncornerofthesite,inanareaofundergrowth.

ThesiteislocatedwithinthesettlementpolicyboundaryofKnowle,asshownontheLocalPlanProposalsMap.

TheTreePreservationOrderinformationcontainedonWinchesterCityCouncil’s online mapping identifies that the trees along the easternboundaryofthesiteareprotectedbygroupTPO1762G1.



ExistingAccess


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Area of scrub with somevery small self sowntrees within.

Small hawthorn suppressedby adjacent holly.

Mature category A oak tree locatedin the frontage of 2 North ParkCottages. Canopy of treeoverhangs public highway.

Area of scrub with lowquality ash trees within.

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T1 Cherry 5 C 3.6T2 Oak 11 B 4.8T3 Holly 11 B 5.4T4 Oak 6 C 1.8G5 Oak 5 C 0.9T6 Holly 8 C 6.0T7 Chestnut 12 B 9.4T8 Chestnut 13 B 9.6T9 Chestnut 13 B 7.4

T10 Chestnut 11 B 5.7T11 Chestnut 16 B 8.1T12 Chestnut 16 B 8.4G13 Ash, oak 10 C 9.0G14 Ash 16 B 6.0T15 Ash 14 C 4.8G16 Ash 15 B 5.4T17 Cherry 6 C 2.4






Tree constraints planLocation of trees, categorisation and development constraints at Knowle Village Business Park (Site C1), Mayles Lane, Knowle















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Treerootprotectionplan



Page 1

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SiteMasterplanapprovedunderpermission02/01477/FUL

Masterplanforapplication04/00173/FUL

AsthissiteislocatedwithinthedefinedsettlementpolicyboundaryofKnowle,theprincipleoftheredevelopmentofthesiteisaccepted.PolicyMTRA3oftheWinchesterDistrictLocalPlanPart1-JointCoreStrategy(which is now being used for development control purposes) statesthat development proposals should be tomeet local needs throughdevelopment, commensuratewith their size, character and function.Within the defined boundaries (including Knowle) development andredevelopmentopportunitieswillbe supported. Otherdevelopmentproposalsmaybe supportedwhich reinforce a settlement’s role andfunctiontomeetaneedorcommunityaspiration.Allnewdevelopmentshouldbeappropriateinscaleanddesignandconservethesettlement’sidentity, countryside setting, key historic characteristics and localfeatures.



Although Site Ci has not been consented for any commercial/employment use, it was clearly within the area identified for suchusesonthesitemasterplanforKnowleVillageBusinessPark,butanyfutureemploymentusewouldrequireconsent. Notwithstandingthishowever,itisconsideredthat,duetothesite’slocationandthecurrentsignificant level of vacant employment accommodation at KnowleVillageBusinessPark, itwouldnotbeviableornecessary toprovidefurthersuchemploymentaccommodationat this siteand thiswoulddo little to provide any additional employment opportunities. It isconsideredthereforethatitwouldbemorebeneficialtoredevelopthesiteforresidentialuses.


SiteCistandsoppositefrontagehousingtothenorth-eastanditliesatahigherlevelthanthebusinesspark,suchthatitcanbeappropriatelyseparated from the business park. Re-use of the existing accessfromMaylesLane to thenorthwould furtherseparate thesite. It isconsidered therefore that the site can satisfactorily accommodate asmallresidentialdevelopment,facingtowardsandaccessedfromMaylesLane, thatwouldbeappropriate to the characterandappearanceofitssurroundings,withouteitheraffectingtheoperationofthebusinessparkortheamenityofnearbyresidents.

Anydevelopmentproposalshoweverwouldneedtocarefullyconsiderimpacts on trees and in particular impacts on the TPO’d tree groupalong theeasternboundary,aswell asboundary treatmentwith thebusinesspark,toscreenthedevelopmentsfromoneanother.Itislikelythat a traditionally styled development that respected the styling ofpropertiesoppositewouldbemostappropriate in this location,with2 pairs of 3-bedroomed semi-detached houses likely to be themostappropriateformofdevelopment.

Asthisproposalwouldincreasethesupplyofhousingitwouldberesultina40%affordablehousingrequirementthroughoff-sitecontributions.ItisrecommendedhoweverthatthesitesinKnowlearepresentedasapackagetothelocalauthorityinordertoagreeanoverallstrategyforaffordablehousingprovisionwherebyParkCottagesandsiteCii,KnowleVillageBusinessParkareprovidedasaffordablehousing,providingarangeofdwellingtypestomeetlocalneeds.

TheExtendedPhase1ecologicalsurveycompletedbyWYGinJanuary2013hasidentifiedthatthesitecomprisesanareaofmanagedimprovedgrassland that is bordered by scrub along the northern, eastern andsouthernboundaries.Thewesternboundaryisborderedbyamanagedspecies-poor hedgerow with semi-mature ivy-clad trees along thenorthernboundary.

It was identified that the underground bunkers along the northernboundarywereofmoderatepotentialforhibernatingandroostingbats.Hibernationsurveyshavebeenundertakenbyplacingautomatedbatdetectors into the bunkers, the results are currently being analysed,butnobatshavebeenrecordedtodate.Inaddition,batemergence/returnsurveysare recommendedduring thebatactiveseason (May-September).




Bats•Batemergence/returnsurveyswereundertakenofallbuiltstructuresatthesites(PumpHouseandderelictcottageatSiteE,ParkCottagesatSiteAandbunkersatSiteC).Nobatswererecordedroostingatthesites.•Bat activity surveyswere carriedoutonamonthlybasisbetweenAprilandSeptember.Weareyettoanalysethebatdatahowever,batactivityrecordedatthesiteswasrelativelylow.•Batemergence/returnsurveyswillbevaliduntilAugust2014.•BatactivitysurveyswillbevaliduntilSeptember2015.





APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,comments for each site were provided. For Site Ci - Knowle VillageBusinessParktheconceptuallayout(right)waspresentedandreceivedthefollowingcomment:

‘Principle of development acceptable. A linear development facingexistingpropertieswouldbeappropriate.Visualimpactwouldbeakeyconsiderationhereduetolevels.’

Theproposalswillcarefullyconsiderthestreetsceneandcharacter,withthedwellingswellcontainedwithinthesitebythestronghedgerowandtreessurroundingit.


SiteCi,KnowleVillageBusinessPark re

203 1 21 C

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ProposedMasterplan-Fourmarkethouses Scale-1:500

Proposed Development

The proposed layout on this site is for four semi-detached marketdwellings.These largermarketdwellingshavebeendesignedtofit inwith the local street character, however they are set back from thehighwayandseparatedbya largehedgerowandtrees.Thereforetheproposeddwellingshavealowvisualimpactonthestreetscene.

Eachdwellingwillbeprovidedwithtwoparkingspaces,eightintotal.

Thewholesiteiswellboundedbytreesandhedgerows,meaningthesite is well contained and provides desirable setting for these newdwellings.

Site Cii - KnowleVillageBusiness


SiteCii,KnowleVillageBusinessPark

This is a triangular shaped area of land that measures around0.21hectares located within the southern part of Knowle VillageBusiness Park and comprises an area of generally open rough grasswiththeeasternandwesternboundarieswithMaylesLanemarkedbymaturetreesandvegetation.AccesstothesiteiscurrentlyprovidedbytheaccessroadtoKnowleVillageBusinessPark,withanopennorthernboundary.

ThesiteislocatedwithinthesettlementpolicyboundaryofKnowle,asshownontheLocalPlanProposalsMap.

TheTreePreservationOrderinformationcontainedonWinchesterCityCouncil’s online mapping identifies that the trees along the easternboundaryofthesiteareprotectedbygroupTPO1762G1.




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31/01/2013http://maps.environment-agency.gov.uk/wiyby/wiybyController?x=456500.0&y=109500.0&topic=floodmap&ep=map&scale=8&locatio...PublicRightsofWay © HCC



T1 Chestnut 22 B 11.4T2 Chestnut 21 B 9.0T3 Chestnut 21 B 8.7T4 Chestnut 20 B 8.7T5 Chestnut 14 B 7.2T6 Chestnut 20 B 12.3T7 Chestnut 6 U 9.6T8 Chestnut 18 B 7.8G9 Chestnut, cherry 6 C 1.2T10 Yew 3 C 1.2G11 Sycamore 9 C 1.8T12 Ash 9 C 1.8T13 Ash 12 C 3.6G14 Western red cedar 18 B 7.5

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Tree constraints planLocation of trees, categorisation and development constraints at Knowle Village Business Park (Site C2), Mayles Lane, Knowle















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Tree schedule


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BS category BTX





As referred to above, Knowle Village Business Park was consentedunderplanningpermission02/01477/FULdated4thSeptember2003for theerectionof5No. light industrialbuildingsB1 (bandc),1No.OfficebuildingB1(a)andnewvehicularaccessoffMaylesLane. Thesite formed part of this previous consent, annotated as ‘Site K1’ onthe site masterplan, to provide a B1 office building and 16 parkingspaces. This part of the consent however was never constructed,althoughas the remainderof theconsentwas implemented thiswillremainextant.Asubsequentapplicationwasapprovedonthissiteforofficeaccommodation (02/02363/FUL). Theofficebuildingopposite,approved under subsequent consent (01/02363/FUL), is currentlyvacant.


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SiteMasterplanapprovedunderpermission02/01477/FUL

As this site is locatedwithin thedefinedsettlementpolicyboundaryofKnowle,theprincipleoftheredevelopmentofthesiteisaccepted.PolicyMTRA3oftheWinchesterDistrictLocalPlanPart1-JointCoreStrategystatesthatdevelopmentproposalsshouldbetomeetlocalneedsthroughdevelopment, commensurate with the size, character and functionof the settlement. Within the defined boundaries (including Knowle)developmentandredevelopmentopportunitieswillbesupported.Otherdevelopmentproposalsmaybesupportedwhichreinforceasettlement’srole and function to meet a need or community aspiration. All newdevelopmentshouldbeappropriateinscaleanddesignandconservethesettlement’sidentity,countrysidesetting,keyhistoriccharacteristicsandlocalfeatures.

CoreStrategyPolicyCP2statesthatnewresidentialdevelopmentshouldmeetarangeofcommunityhousingneedsanddeliverawidechoiceofhomes. Developmentshoulddeliverarangeofdwellingtypes, tenuresandsizes.Amajorityofhomesshouldbe2and3bedroomfamilyhouses,unlesslocalcircumstancesindicateanalternativeapproach.

CoreStrategyPolicyCP3relatestoaffordablehousingonmarketledhousingsitesandstatesthat inordertohelpmeetaffordablehousingneedsalldevelopmentwhichincreasesthenetsupplyofhousingwillbeexpectedtoprovide40%ofthegrossnumberofdwellingsasaffordablehousing,unlessitwouldrendertheschemeeconomicallyunviable.Normally70%of theaffordablehomesshouldbe for rent. Affordablehousingshouldgenerallybeprovidedon-site,howeveronsitesoflessthan5dwellingsafinancialcontributioninlieuofon-siteprovisionwillbeaccepted.

AlthoughSiteCiiwasconsentedforofficedevelopmentitisnotconsideredthatthislocationlendsitselftotheprovisionoffurtheremploymentuses,especiallyduetothecurrentlevelofvacancyatKnowleVillageBusinessPark including the office building opposite the site. It is consideredtherefore that it would be more beneficial to redevelop the site forresidentialuses,especiallyinlightoftherecentMinisterialannouncementof new permitted development rights to enable the change of use ofofficestoresidentialuseswithouttheneedforconsent.

Anyresidentialproposalswouldneedtohaveregardtotheneedforamixofdwellings,inaccordancewithPolicyCP2,whichseekstopromoteamixofdwellingswiththemajorityofhomeshaving2and3bedrooms.


SiteCiiislocatedattheentrancetoKnowleVillageBusinessPark,assuchthe siting, design and layout of any development on sitewould need torespecttheoperationofthebusinesspark.DuetothegroupofTPO’dtreeson the eastern boundary it is likely that accesswould need to be takenfromtheroadthatrunsalongthewesternboundaryofthesite.Duetothenatureof the surroundingsand the constraintspresentedby theexistingvegetationand shapeof the site, aflatteddevelopment ina singleblockwithfive2-bedroomedflatswithsharedamenityspaceandparkingislikelytobemostappropriate.Thiswouldbeconsistentwiththeconsentedofficebuilding.ThiswouldpresentedasasingleproposalwithSiteCi,asbothsitesarelocatedwithinthebusinesspark.

Asthisproposalwouldincreasethesupplyofhousingitwouldresult ina40% affordable housing requirement through off-site contributions. It isrecommendedhoweverthatthesitesinKnowlearepresentedasapackageto the local authority in order to agree anoverall strategy for affordablehousing provision whereby this site and Park Cottages are provided asaffordablehousing,providingarangeofdwellingtypestomeetlocalneeds.

Anydevelopmentproposalswouldneedtocarefullyconsidertherelationshipwith the business park, with appropriate amenity space to the front, toprotect the amenity of residents. However, as the site is used for amixofB1(c)/officeusesthenthesearelikelytobecompatiblewitharesidentpopulation.Itislikelythatacontemporarystyleddevelopmentconsistentwiththeofficebuildingoppositewouldbemostappropriateinthislocation.

These proposalswould need to consider ecological issues. The extendedphase1HabitatSurveycompletedbyWYGinJanuary2013hasidentifiedthatthesitecomprisesanareaof improvedgrassland,partsofwhichareunmanaged.Thesiteisborderedtotheeastbybramblesscrubinterspersedwithtrees,withanumberofmatureandsemi-maturehorsechestnuttressalongtheeasternboundary.Itwasrecommendedthatthegrasslandmarginsoffermoderatepotentialforreptileandthatreptilepresence/likelyabsencesurveysarecarriedoutduringthereptileactiveseason.

The grassland habitat is ofmoderate potential as commuting habitat forgreatcrestednewts.Thereisonepondwithin500mofthesitethatprovidespotentiallysuitablebreedinghabitat for thisspecies.Howeverduetothesmallsizeofthesiteitisnotconsideredthatgreatcrestednewtswouldbeimpactedasaresultoftheworks.TheNaturalEnglandriskcalculatorwasusedanddeterminedthatanoffenceundertheConservationofHabitatsofSpeciesRegulations(Amended)2012ishighlyunlikely.



ExistingaccesstoKnowleVillageBusinessPark

Existingofficebuildingopposite



Reptiles•Reptilesurveysnotundertakenonthissite.•AreptilereceptorsitehasbeenidentifiedontheHCA’slandsouthofFuntleyCottages.

Bats•Batemergence/returnsurveyswereundertakenofallbuiltstructuresatthesites(PumpHouseandderelictcottageatSiteE,ParkCottagesatSiteAandbunkersatSiteC).Nobatswererecordedroostingatthesites.•Bat activity surveyswere carriedoutonamonthlybasisbetweenAprilandSeptember.Weareyettoanalysethebatdatahowever,batactivityrecordedatthesiteswasrelativelylow.•Batemergence/returnsurveyswillbevaliduntilAugust2014.•BatactivitysurveyswillbevaliduntilSeptember2015.





APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,comments for each site were provided. For Site Cii - Knowle VillageBusinessParktheconceptuallayout(right)waspresentedandreceivedthefollowingcomment:

‘Principleofdevelopmentacceptable.Duetotheshapeofthesiteandexistinglevelstheremaybeaconcernwithprovidingsufficientusableamenityspaceandparkingareasfortheresidentialdevelopment.Thepreviouspermissionforanofficedevelopmenthereisnoted.’

Theproposedlayoutforthissitewilltakeintoconsiderationthesitesconstraints.Theparkingfortheresidentswillbeprovidedoutsideofthecanopyareasofthetreesandamenityspacewillbeprovidedaroundthebuilding.



9

ProposedMasterplan-5affordableflats Scale-1:500


Theproposedlayoutonthissiteisone2-storeyflatbuilding,whichwillcontainfiveaffordableresidentialflats.

Eachdwellingwill beprovidedwith twoparking spaces, ten in total.Thesespaceshavebeencarefullylocatedoutsideofthecanopiesofthetreesonsite.

Communalamenityspaceisprovidedtothenorth,eastandsouthofthesite,providingopengrassspacesandcoveredtreespaces.

Afootpathrunsthroughthesiteandconnectsittothemainsettlementof Knowle via a pedestrian crossing of Mayles Lane. This providesa connection to allow residents to walk and cycle to the shops andfacilitiesofKnowlewithease.

SiteD-FuntleyCottages



ThisisaroughlytriangularshapedsitethatislocatedoffMaylesLane,around70msouthwestofthesettlementpolicyboundary(asthecrowflies),beyondtherailwaywhichislocatedincloseproximitytothesite’seasternboundarywithaccesstothesettlementprovidedviaanarrowrailwaybridge.

The site accommodates the remains of three residential dwellingsthatfellintoapoorstateandhavelargelybeendemolished,althoughelementsof thesepropertiesare still evidenton site. This ispartofawider landholding owned by theHCAwhich includes the adjacentagricultural land. Outline planning permissionwas approvedon thissiteon1stOctober2002thatestablishedtheprincipleoftheerectionofthreereplacementterracedcottages(applicationreference02/02020/OUT). No reservedmatters application howeverwasmade and theoutlineconsenthasnowlapsed.

TheTreePreservationOrderinformationcontainedonWinchesterCityCouncil’s onlinemapping identifies that there no protected trees onsite.




KNO

WLE

ADOPTED PLAN

JULY 2006

MAP13



�

NORTH




PublicRightsofWayinformationcontainedwithintheonlinemappingon Hampshire County Council’s website identifies that there are norightsofwaywithinthesite. HoweverthesectionofMaylesLanetothewestofthesiteisidentifiedasapublicfootpath,connectingtothewiderpublicfootpathnetworktothenortheasttowardsDeanVillasandtothewesttowardsTitchfieldLane.Thereisalsoabridlewayrunningalongtheeasternboundaryofthesite,adjacenttotherailway,whichconnectstothepublicfootpathnetworktothenorthofthesiteandtothewidernetworktothesouthtowardsFareham.



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Map legend


Flood Maps





Main rivers




Knowle, Hampshire








EnvironmentAgencyPlan ©EnvironmentAgencyTree No Species Height (m) Category RPA Radius

T1 Holm oak 14 B 7.8

G2 Field maple, elm 7 C 1.8

T3 Oak 17 B 5.4G4 Elm 6 U 1.8T5 Hawthorn 6 C 1.2T6 Oak 9 C 2.1T7 Field maple 10 C 4.8T8 Ash 12 C 3.3G9 Oak, ash, fruit 9 C 2.4

G10 Cypress 18 C 6.0T11 Cherry 12 C 3.0T12 Willow 10 C 4.2T13 Oak 9 C 2.4

DENSE VEGETATION - UNABLETO SURVEY


0 Metres 5 10 15

Scale: 1:200 @ A1

G4

T13

T12 T11

G10

G10

G2

G2T5

T6

T7

G2

T8

G9

T3

T1Area ofunmanagedlaurel

Some overhang fromsmall trees locatedoffsite at edge ofbridlewayArea of scrub with

various self sownsmall trees (cherry,ash, fruit and elm)






Tree constraints planLocation of trees, categorisation and development constraints at Funtley Cottages, Mayles Lane, Knowle















TX

TX

BS category C






Tree schedule


TX BS category A

BS category BTX




CoreStrategyPolicyCP18relatestoStrategicGapsandstatesthatwithintheseareasonlydevelopmentthatdoesnotphysicallyorvisuallydiminishthegapwillbeallowed.ThesiteliesoutsideoftheNorthofFarehamSDASettlementGapbetweentheproposedSDA,WickhamandKnowle.

Asthesiteislocatedoutsideofthesettlementpolicyboundary,planningpolicy seeks to restrainnewdevelopment. Core StrategyPolicyMTRA4relatestodevelopmentinthecountrysideandstatesthatoutsideofthesettlementpolicyboundariesthelocalplanningauthoritywillonlypermitdevelopmentthathasanoperationalneedforacountrysidelocation,suchasagricultureandhorticulture;proposalsforthereuseofruralbuildingsfor employment, tourist accommodation, community use or affordablehousing;expansionorredevelopmentofexistingbuildingstofacilitatetheexpansionofestablishedbusinessesorsmallscalesitesforlowkeytouristaccommodation.

CoreStrategyPolicyCP2statesthatnewresidentialdevelopmentshouldmeetarangeofcommunityhousingneedsanddeliverawidechoiceofhomes. Development shoulddeliver a rangeofdwelling types, tenuresandsizes.Amajorityofhomesshouldbe2and3bedroomfamilyhouses,unlesslocalcircumstancesindicateanalternativeapproach.

CoreStrategyPolicyCP3relatestoaffordablehousingonmarketledhousingsitesand states that inorder tohelpmeetaffordablehousingneedsalldevelopmentwhichincreasesthenetsupplyofhousingwillbeexpectedtoprovide40%of thegrossnumberofdwellingsasaffordablehousing,unlessitwouldrendertheschemeeconomicallyunviable.Normally70%of the affordablehomes shouldbe for rent. Affordablehousing shouldgenerallybeprovidedon-site,howeveronsitesoflessthan5dwellingsafinancialcontributioninlieuofon-siteprovisionwillbeaccepted.

Althoughthesiteaccommodatedresidentialproperties,asthesiteisnotwithinanexistingsettlementpolicyboundaryanditissituatedwithintheStrategicGap, it isnotconsideredthataapplicationtoreplace3formercottages would be viewed favourably by the local planning authority.Notwithstanding this, it is considered that a scheme to provide twodetached houses similar to the properties opposite could be discussedwiththe localplanningauthority. It isnotconsideredthatapairofnewhouseswouldphysicallyorvisuallydiminishthegaporhaveanyadditionalimpactontheopennessorappearanceofthearea.



The Extended Phase 1 Survey completed byWYG in January 2013 hasidentifiedthatthesitecomprisestheremainsofabuildingstructure,whichhasbeenovergrownwithscrubandruderalvegetation.Tothesouthofthebuildingstructureisanareaofself-settimmaturebroadleavedwoodlandandscrub.Thereareasmallnumberofsemi-matureLeylandcypresstreesandsemimaturebroadleavedtreespecies.Therearealsomoreopenareasofsemi-improvedgrassland.

Theremainsofthebuildingstructureprovideslowpotentialforbatsandit is recommended that any cracks or crevices in the building structureareinspectedwithanendoscopeduringthebatactiveseasoninordertodetermineifthereisevidenceofroostingbats.Ifevidenceisfound,furtheremergence/returnsurveyswouldberecommended.

The grassland/ scrub interfaces and open areas of grassland providemoderatepotentialforreptilesandtheremainsofthebuildingstructureprovidesasuitablefeatureforhibernatingreptiles.Itisrecommendedthatreptilepresence/likelyabsencesurveysarecarriedoutduringthereptileactiveseason.

Badgerforagingholeswereidentifiedwithinthesite,tothesouthofthebuildingstructure.Nosettswereidentifiedonorwithin30mofthesite,but it is recommendedthatanupdatesurvey iscarriedoutprior to thedevelopmentcommencing.



Reptiles•‘Good’populationsofslowwormwererecordedatsitesB,DandE.•ReptilesurveysarevaliduntilSeptember2015.•AreptilereceptorsitehasbeenidentifiedontheHCA’slandsouthofFuntleyCottages.

Bats•Batemergence/returnsurveyswereundertakenonsiteswithbuiltstructures,astheirarenononthissitenosurveyswereundertaken.





APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,comments foreach sitewereprovided. ForSiteD - FuntleyCottagestheconceptuallayout(right)waspresentedandreceivedthefollowingcomment:

‘Derelict site, remains of dwellings visible. Potential to considerredevelopment formarket housing as an exception to Policy as partoftheoverallmasterplan.Oneortwodwellingstoreflecttheexistingpattern of residential development opposite the site would beconsidered.Improvementstoanexistingfootpathtolinkthesitewiththevillagewerediscussed,aswasthepotentialtouselandtothesouthofthesiteasopenspaceforthevillage.’

The proposed dwellings on site this will reflect the pattern of theimmediatelylocalareabymirroringthedwellingsopposite.



m

ProposedMasterplan-twomarkethouses Scale-1:500


Theproposedlayoutonthissiteisfortwodetachedmarketdwellings,andtwodetacheddoublegarages.Thenumberofproposeddwellingsand their layoutmirror theother sideof the road,which isalso twofrontfacing,detacheddwellingswithgarages.

Eachdwellingwillbeprovidedwithtwoparkingspacesinfrontofthedoublegarages.Inaddition,eachdwellinghasageneroussizedplot.

The site iswell connected to themain settlementof Knowle,with apublicrightofwayrunningpastthesite.Thisfootpathcontinuesoverthefootbridgeatthenorthofthesite,pasttheParkCottagessiteandintothesettlementofKnowle.

SiteE-PumpingStationandAdjacent

Detached House


ThisisanirregularlyshapedsitethatislocatedatthesouthernendofMaylesLane,closetoitsjunctionwithRiverLane/FuntleyRoad,beyondtherailwaywithaccesstothesettlementprovidedviaanarrowrailwaybridge.ThesiteislocatedwithinanareaidentifiedasStrategicGap,asidentifiedintheadoptedWinchesterDistrictLocalPlanReview(2006).ThesiteisclosetotheadministrativeboundarywithFarehamBoroughCouncil.

The site accommodates the existing former pumping station withperiod character and its associated outbuildings and an adjacentdetachedhousethatisinadilapidatedandpoorstateofrepairandiscurrentlyuninhabitable.Outlineplanningpermissionwasapprovedonthissiteon30thJune2003fortheerectionofareplacementdwelling(application reference 03/01010/OUT), although we have no detailsof this application from theCouncil’swebsite it is assumed that thisis to replace the adjacent detached dwelling. No reserved mattersapplicationhoweverwasmadeandtheoutlineconsenthasnowlapsed.

Afurtherplanningapplicationwasgrantedon17thFebruary2005forthechangeofuseofthepumpingstationtoalive/workunit(applicationreference03/01077/FUL).Thispermissionwasalsonotimplementedandithasnowlapsed.

SiteE-FormerPumpingStation&adjacentdetachedhouse





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Thesiteisnotidentifiedwithinanareaatriskofflooding,asidentifiedontheEnvironmentAgency’sonlinemaps

????????????????????????????????????


Map legend


Flood Maps





Main rivers




Knowle, Hampshire









MH

MHMH

MH

MH

MH

MH

MH

PUMPINGSTATION

MH

MH

MHMH

MHMH

CULVERTHEADWALL


0 Metres 5 10 15

Scale: 1:200 @ A1

G6

G7

T12

T13

G10

G11

T9

T8

G4

T14

T1

T2G3

G5

Ivy clad remains of dead tree

Incomplete failure ofoffsite apple tree


T1 Ash 10 C 3.6T2 Ash 11 C 5.4G3 Ash 10 C 1.8G4 Ash 6 C 0.9G5 Cypress, maple, thorn, hazel 9 C 4.8G6 Beech 10 B 4.8G7 Field maple 9 B 3.0T8 Ash 10 C 3.0T9 Ash 8 C 1.2

G10 Cherry, ash 8 C 1.2G11 Cypress 12 C 4.8T12 Beech 14 B 7.2T13 Willow 10 C 8.1T14 Willow 11 C 4.2G15 Ash 11 C 3.0






Tree constraints planLocation of trees, categorisation and development constraints at Former Pumping Station & Adjacent Detached House, Knowle















TX

TX

BS category C






Tree schedule


TX BS category A

BS category BTX






Core Strategy Policy CP18 relates to Strategic Gaps and states thatwithintheseareasonlydevelopmentthatdoesnotphysicallyorvisuallydiminish the gapwill be allowed. The site lies outside of theNorthofFarehamSDASettlementGapbetweentheproposedSDA,WickhamandKnowle.

Asthesiteislocatedoutsideofthesettlementpolicyboundary,planningpolicyseekstorestrainnewdevelopment.CoreStrategyPolicyMTRA4relates todevelopment in the countrysideand states thatoutsideofthesettlementpolicyboundariesthelocalplanningauthoritywillonlypermit development that has an operational need for a countrysidelocation,suchasagricultureandhorticulture;proposalsforthereuseofruralbuildingsforemployment,touristaccommodation,communityuse or affordable housing; expansion or redevelopment of existingbuildingstofacilitatetheexpansionofestablishedbusinessesorsmallscalesitesforlowkeytouristaccommodation.



It is understood that the current occupier of the pumping stationoccupiesthebuildinginordertoprovideanon-sitesecuritypresenceandtoundertakecaretakingduties.Consequentlyitisnotconsideredthatthisbuildingiscurrentlyinanemploymentuse.Furthermore,itisnotconsideredthatthebuildingrepresentsaviableemploymentre-useduetothelevelofinvestmentrequiredtorenovatethebuildingtoanappropriatestandard.

Asthesiteaccommodatesanexistinghouseandtheformerpumpingstation and residential reuse of both properties was established in2003and2005 respectively (with the latteras a live/workunit), it isconsideredthatadualstrategycouldbepursued.

Asthesiteaccommodatestwoexistingbuildings,permissionissoughttore-establishthepreviousconsentsforareplacementdwellingonsiteandthechangeofuseofthepumpingstationtoalive/workunit,bothwith paddocks to the rear. The existing detached dwellingwould bereplacedbyanewdwelling,whilstthepumpingstationbuildingwouldberetainedforconversionwithextensions.

Asthisproposalmayincreasethesupplyofhousingitcouldresultina40%affordablehousingrequirementthroughoff-sitecontributions.ItisrecommendedhoweverthatthesitesinKnowlearepresentedasapackagetothelocalauthorityinordertoagreeanoverallstrategyforaffordablehousing.

The Extended Phase 1 ecological survey identified that the sitecomprises the existing buildings surrounded by scrub and trees. Noevidence of roosting bats was identified inside the pump house.However,anumberoffeatureswereidentifiedontheexteriorofthebuilding teherfore which would be potentially suitable for roostingbats.Theseincludedenseivy,slippedrooftilesandgapsbeneathridgetiles.Thisbuildingisthereforeconsideredtooffermoderatepotentialfor roosting bats. Access was not possible into the derelict cottagefor health and safety reasons, however, potentially suitable roostingfeatureswereidentifiedontheoutsideofthecottagesuchasdenseivy,woodenboardingandgapsbeneathroofingfelt.Itisconsideredthatthisbuildingoffersmoderatepotentialforroostingbatsandtherefore,at least twonocturnal emergence/ return surveysare recommendedfor each building betweenMay and August (including one dusk anddawnsurvey).

Thehabitatsurroundingthebuildingscomprisesscrubandunmanagedimprovedgrassland,offeringmoderatepotential for reptiles and it isrecommendedthatreptilepresence/likelyabsencesurveysarecarriedoutduringthereptileactiveseason.There are two ditches within close proximity to the proposeddevelopmentthatcouldprovidepotentiallysuitablebreedinghabitatforgreatcrestednewts.ItisrecommendedthatahabitatSuitabilityIndex

(HSI)iscarriedoutfortheseditchesinFebruary,whichwilldeterminewhethergreatcrestednewtsurveyswouldberecommended.




Reptiles•‘Good’populationsofslowwormwererecordedatsitesB,DandE.•AnareaoflandtothenorthofthePumpHousehasbeensurveyedas a potential reptile receptor site, where the slow worms can betranslocated to prior to development commencing, once planningpermissionhasbeengranted.•Alowpopulationofslowwormshasbeenrecordedinthereceptorarea.Thehabitatatthesitecurrentlycomprisesheavilyhorsegrazedpasture, which is of low suitability for reptiles. Therefore, there ispotential to significantly enhance the area for reptiles. This site isconsideredtobeasuitablereptilereceptorsite.•ReptilesurveysarevaliduntilSeptember2015.

Bats•Batemergence/returnsurveyswereundertakenofallbuiltstructuresatthesites(PumpHouseandderelictcottageatSiteE,ParkCottagesatSiteAandbunkersatSiteC).Nobatswererecordedroostingatthesites.•Bat activity surveyswere carriedoutonamonthlybasisbetweenApril andSeptember.Bat activity recordedat the siteswas relativelylow.•Batemergence/returnsurveyswillbevaliduntilAugust2014.•BatactivitysurveyswillbevaliduntilSeptember2015.

Badgers•Nobadgersettswererecordedonorwithin30mofthesitesduringtheextendedPhase1habitatsurvey.SignsofbadgerforagingactivitywereidentifiedwithinSiteA.• An update survey is recommended prior to the developmentcommencing.




APre-Applicationmeetingwasheldon17April2013withWinchesterCity Council planning and housing officers. Following the meeting,comments for each sitewereprovided. For Site E - FormerPumpingStation&adjacentdetachedhouse theconceptual layout (right)waspresentedandreceivedthefollowingcomment:

‘Existing dwelling and former pump house building run down.Replacement of the dwelling would be acceptable. It is considereddesirable toretain thepumphouseas it isanattractivebuildingandformspartofthevillageheritage.Achangeofusetoresidentialwouldbeconsideredif itcanbedemonstratedthatthis istheonlypracticalwayoffundingitsretention.’

TheproposalforthissiteistoreplacetheexistingdwellingandchangetheuseofthePumpingStationbuildingtoresidential.Thiswillprovideanopportunityforthisdesirablebuildingtoberenovatedandbecomeakeyvisualassetwithinthelocalarea.


ProposedMasterplan Scale-1:1000



Theproposed layouton this site is for thedemolitionof thederelictresidential dwelling and providing a replacement dwelling. Thisdetachedmarketdwellingwillbenefitfromviewsacrosstheopenfieldtothenorthandwillhavetheuseofa0.4hapaddocktotheeastofthedwellingplot.

This replacement dwelling will also have its own detached, doublegarageandalargeparkingarea.Inadditiontothis,theproposalrespectsthesitesexistingattributesbutretainingthematuretreetothesouthoftheplot.

The use Pumping Stationbuildingwill be changed to residential andthebuildingrenovated.Thiswillcreateaninterestingnewhome,whichwillbenefitfromthebuilding’speriodfeatures,viewsacrosstherearpaddock(0.5ha).

ThePumpStationplotwillhavetwoparkingspaces,withmorespacefor informal parking. A large garagewill also be providedwithin theexistingbuilding.


AgriculturalLand


TheHCAalsoownsanareaofagriculturallandextending3.5hatotheeastofMaylesLaneatitssouthernend.DuetoaneedforpublicopenspaceinandaroundKnowle,thislandprovidesapotentialopportunityforcommunityrecreationaluse.

TheproposedopenspacewillsitbetweentheproposeddevelopmentsatFuntleyCottagestothenorthandthePumpHousetothesouth.TheopenspacewillbeaccessibleviathePublicRightofWaythatrunsfromParkCottages,overarailwaybridgeandsouthtotheproposedopenspace.

AgriculturalLand



PublicRightsofWayinformationcontainedwithintheonlinemappingon Hampshire County Council’s website identifies that there are norightsofwaywithinthesite.ThesiteiswellrelatedtothenetworkofexistingPublicRightsofWaywhichprovideconnectionstoKnowle.


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Thesiteisnotidentifiedwithinanareaatriskofflooding,asidentifiedontheEnvironmentAgency’sonlinemaps

AgriculturalLand

Map legend


Flood Maps





Main rivers




Knowle, Hampshire










17.7m

176

168

Drain

33

27

35 38

19 RO

EBUC

KA 1

3

STAGW

AY

21 28

32

3

2

4

1

1511

LANESR

DrainB Slope

191

RH

14.6m

184

LB

Works

Track

HouseMill

180

Drain

Def

Path(um

)

18.9m

MAYLES LANE

43

40

Path

FF

23.2m

FB

Path

CottageDell

Funtley Dell

Def

Und

1

2

Post


30.5m

Post

FB

se Farm

Pond

LodgeKnowle

25.3m

26.5mStaSubEl

7DEERGRASS WALK

23.2m

14

11

ORCHID CLOSE

8

2

1

69

2

16

113

111

103

Playground

River M

eon

Dra

in

Sluices

The Sidings

Post

H3

AB1

KNOW

LEAVENUE

117

Playground

15 to 49

BarbastelleW

alk 1 to 3

Lincoln House

1

8

1to3

201

Beacon House

200


H1

G3

G1

B2

ESS

E1

E2

F3

CottagesFarm

4

F1

21

3 Business Centre

C1

C2


4to6 7

Corner

Mayles

14

1to3

4

3

1

Mushes Coppice Path

Pond

22.6m


Drain

Drain

Drain

Drai

n

North Park

5

1

Knowle Farm

North Park Farm

2

Works

33

27

Path(um

)

(disused)Pit

Dean Villas

12

VillasDean 1a 1b

1

Dean Villas

CottagesTotsome

4

5 6

10

5

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BERE LANE

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House

Aldford

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1to5


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VillasDean

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se

ESS

PORTLAND WAY

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4

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7074

ESS

58 1to3

4 to 12

Pembroke

Place

Allington

House

1to

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1to9

95

91

1

6

SERO

TINE

CLOSE

87

Appleby Court

1 to 9

Chesnut House

6

1to

13

BOUNDARY WALK

Pater Court

Shawcross Place

Kingswood Place

14to20

Regents

Court1 to 12

21to

32

3

Manley Hou

se

1to9 1 to 621

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33to38

CourtSaxe1 to 12

39to

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1118

14

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CHARITY VIEW

5

26

PARKAPPROACH

1

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1to91

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CONSO

RTM

EWS

868284

West Mews

1to7


ESS

212

18

Court1

to15

Carisbrooke

Portchester

House

8to

14

SquareNorth

1to8

76

Square

1to

9

South

Brandt House

PastonH

ouse1

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ESS

47

67

58

5042

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41

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37

8to

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33 3531 32

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1921

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97 6

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Bickleigh

House

Mayles

5

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Amberley

Court

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220

KNOWLE AVENUE

1

5


233

232

11

21

15

7

1

PIPISTRELLE

WALK

8

Crowlin House

1to8

9

Chapel

25

47

4339

4440

1

41

31

Posts

45 46

Playground


1

6 8 5 7 4

El Sub Sta

1

16

18

Posts

4

25

2

The To

rrs

1to3

21

2

20

GREATER

HORSESHOEW

AY

30

19

2729

Playground

2

10 1214 16

Hall

18

79

Games Court

11Cottage

Torrs

3

19

KNOWLE AVENUE5

1115

Playing Field

Skateboard Bowl

Path (um)

Track

Cemetery

MAYLES

LANE

41

4745

49

57

El Sub Sta

4555

00

4556

00

4557

00

4558

00

4559

00

4560

00

4561

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4562

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00

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108600

108700

108800

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109000

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109200

109300

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A2

TITLE






31/01/2013 1:2,500GML870_OS


AgriculturalLand

EnvironmentAgencyPlan

This public open space could provide considerable amentity spacefortheresidentsofKnowleforinformalrecreation,andiswellplacedadjactenttoexistingPublicRightsofWaytobeaccessibletoresidents.

Key:

Pedestrianpointsofaccess

Footpath

Bridleway

PublicOpenSpace(3.3ha)


KnowleVisionOverview



Thisfinalsectionofthereportprovidesasummaryoftheproposalsforeachofthesixsites,whichareadvancedasapackage.Theproposalsofferthesensitivereuseofcurrentlyvacantlandandbuildings.ThesedevelopmentsaimtoenhancethequalityofplacesurroundingKnowleandprovidegoodqualityhousing,includingaffordablehousingtomeetlocalneeds,bringingbackintousecurrentlyunusedbrownfieldlandinpublicownership.

9

m

re

203 1 21 C

Refuse Storage

Area

Refuse Storage

Area

Refuse Storage

DERELICT BOMB

Site Market Affordable Area (ha)

ParkCottages 6 0.54DeanVillas 2 0.07BusinessPark1 4 0.26BusinessPark2 5 0.21

Site Market Affordable Area (ha) FuntleyCottages 2 0.21PumpingStation 2 1.25 Total 10 11 2.54

ParkCottages-6no.affordablehouses DeanVillas-2no.markethouses

FuntleyCottages-2no.markethouses PumpingStationandAdjacentDetachedHouse-2no.markethouses

BusinessParki-4no.markethouses

BusinessParkii-5no.affordablehouses


17.7m

176

168

Drain

33

27

35 38

19 RO

EBUC

KA 1

3

STAGW

AY

21 28

32

3

2

4

1

1511

LANESR

DrainB Slope

191

RH

14.6m

184

LB

Works

Track

HouseMill

180

Drain

Def

Path(um

)

18.9m

MAYLES LANE

43

40

Path

FF

23.2m

FB

Path

CottageDell

Funtley Dell

Def

Und

1

2

Post


30.5m

Post

FB

se Farm

Pond

LodgeKnowle

25.3m

26.5mStaSubEl

7DEERGRASS WALK

23.2m

14

11

ORCHID CLOSE

8

2

1

69

2

16

113

111

103

Playground

River M

eon

Dra

in

Sluices

The Sidings

Post

H3

AB1

KNOW

LEAVENUE

117

Playground

15 to 49

BarbastelleW

alk 1 to 3

Lincoln House

1

8

1to3

201

Beacon House

200


H1

G3

G1

B2

ESS

E1

E2

F3

CottagesFarm

4

F1

21

3 Business Centre

C1

C2


4to6 7

Corner

Mayles

14

1to3

4

3

1

Mushes Coppice Path

Pond

22.6m


Drain

Drain

Drain

Drai

n

North Park

5

1

Knowle Farm

North Park Farm

2

Works

33

27

Path(um

)

(disused)Pit

Dean Villas

12

VillasDean 1a 1b

1

Dean Villas

CottagesTotsome

4

5 6

10

5

1311

Path (um)

Track


Def

BERE LANE

11

65

61

House

Aldford

82

Fitzgerald Court

75

1to5


1

107

VillasDean

83

1 to 8

88

Coe

Hou

se

ESS

PORTLAND WAY

6

4

1to

9

1

1to

9

1

7074

ESS

58 1to3

4 to 12

Pembroke

Place

Allington

House

1to

6

1to9

95

91

1

6

SERO

TINE

CLOSE

87

Appleby Court

1 to 9

Chesnut House

6

1to

13

BOUNDARY WALK

Pater Court

Shawcross Place

Kingswood Place

14to20

Regents

Court1 to 12

21to

32

3

Manley Hou

se

1to9 1 to 621

15

33to38

CourtSaxe1 to 12

39to

47

36

11

18

14

12

CHARITY VIEW

5

26

PARKAPPROACH

1

2

1

1to9

1to

14

CONSO

RTM

EWS

868284

West Mews

1to7


ESS

212

18

Court1

to15

Carisbrooke

Portchester

House

8to

14

SquareNorth

1to8

76

Square

1to

9

South

Brandt House

PastonH

ouse1

to9

ESS

47

67

58

5042

38

41

34 36

37

8to

10

East Mews

1to7

1to

15

33 3531 32

22 to 29

1921

18 20 15 17

11

16

12to15

1 to 6

12

97 6

Corner

1 to 6

Bickleigh

House

Mayles

5

1

Amberley

Court

221

220

KNOWLE AVENUE

1

5


233

232

11

21

15

7

1

PIPISTRELLE

WALK

8

Crowlin House

1to8

9

Chapel

25

47

4339

4440

1

41

31

Posts

45 46

Playground


1

6 8 5 7 4

El Sub Sta

1

16

18

Posts

4

25

2

The To

rrs

1to3

21

2

20

GREATER

HORSESHOEW

AY

30

19

2729

Playground

2

10 1214 16

Hall

18

79

Games Court

11

Cottage

Torrs

3

19

KNOWLE AVENUE

5

1115

Playing Field

Skateboard Bowl

Path (um)

Track

Cemetery

MAYLES

LANE

41

4745

49

57

El Sub Sta

4555

00

4556

00

4557

00

4558

00

4559

00

4560

00

4561

00

4562

00

4563

00

4564

00

108500

108600

108700

108800

108900

109000

109100

109200

109300

109400

109500

109600

109700

109800

A2

TITLE






31/01/2013 1:2,500GML870_OS


AB

D

Agricultural Land

E

Cii

Ci


This package of proposalswill deliver 21 dwellings, 11 ofwhichwill beaffordablehousingunitsofferingamixofflatsandfamilyhousestomeetarangeoflocalneeds.Thebalanceof10markethousesareamixofnewdetachedandsemi-detachedunits,andonebuildingconversion.Ineachcase,thedesignofhousingproposedisbestsuitedtothesite’scontext.

Themainreasonwhythesesitesareproposedasapackageisthat,inthisway,thedirectprovisionofaffordablehousingcanbeachieved.Thiswillmaximisethecommunitybenefitarisingfromthere-useofthesesites.

Development proposals for surplus public sector land at … DRAFT 240713 Vision for Kno… · Development proposals for surplus public sector land at Knowle L ]Pvv Access Statement

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