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Land at Picket Piece Andover

Planning Statement

February 2010

LAND AT PICKET PIECE, ANDOVER

Planning Statement

Prepared on behalf of Wates Developments Ltd. Beansheaf Farmhouse Bourne Close Calcot Reading Berkshire. RG31 7BW Tel: 0118 943 0000 Ref: 12212/A5/P14d/SA/NPN/cjh Fax: 0118 943 0001 Email: [email protected] Date: February 2010 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore LLP.

All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks.

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CONTENTS PAGE

1. Introduction 1

2. Site Description and Surroundings 3

3. The Development Proposals 5

4. Relevant Planning Policies 11

5. Planning Issues 32

6. Conclusion 62

Picket Piece Planning Statement Introduction

1.0 INTRODUCTION

1.1 Barton Willmore LLP is instructed by Wates Developments Ltd. to prepare and submit an

outline planning application with all matters except means of access into the site

reserved, for a mixed-use development comprising up to 530 dwellings, a local centre

offering community facilities and retail units, public open space, vehicular, pedestrian

and cycle access and landscaping. This scheme forms the first phase of a wider

development that, upon completion, will deliver around 800 dwellings in total. The

application is supported by an Environmental Impact Assessment and a master plan and

illustrative layout and full details for the proposed access roads into the site.

1.2 This statement addresses the planning policy context for the development proposals.

1.3 Chapter 2.0 of this statement (Site Description and Surroundings) details the physical

characteristics of the site and its immediate surroundings are discussed.

1.4 Chapter 3.0 (The Development Proposals) provides details of the proposed

development, including the overall development of 800 dwellings.

1.5 Chapter 4.0 (Relevant Planning Policies) makes reference to the relevant policies from

PPS1: Delivering Sustainable Development, Planning and Climate Change Supplement to

PPS1, PPS3: Housing, PPS4: Planning for Sustainable Economic Growth, PPS7:

Sustainable Development in Rural Areas, PPS9: Biodiversity and Geological

Conservation, PPS10: Planning for Sustainable Waste Management, PPG13: Transport,

PPG16: Archaeology and Planning, PPS22: Renewable Energy, PPS23: Planning and

Pollution Control, PPG24: Planning and Noise, PPS25: Development and Flood Risk, the

South East Plan (May 2009), saved policies from the Test Valley Local Plan (adopted

June 2006). In addition the chapter has regard to the withdrawn pre-submission draft

Core Strategy (October 2008) prepared by Test Valley Borough Council as it expresses

the direction of travel in terms of local planning policy.

1.6 Chapter 5.0 (Planning issues) provides a response to the Development Plan policies,

which directly relate to the site and the development proposals. The chapter

emphasises that the proposal is in accordance with national, regional and local planning

policies.

1.7 Chapter 6.0 (Conclusions) states that the application should be approved on the

grounds that the proposals for the site accord with advice given in PPS1, PPS4, PPS7,

12212/P14d/A5/SA/NPN 1 February 2010

Picket Piece Planning Statement Introduction

PPS9, PPG13, PPG16, PPS22, PPS23, PPG24, PPS25, the Adopted Regional Spatial

Strategy for the South East (RSS9) and the saved policies of the Test Valley Borough

Local Plan.


Picket Piece Planning Statement Site Description and Surroundings

2.0 SITE DESCRIPTION AND SURROUNDINGS

Site Description

2.1 The proposed development site, totalling approximately 37 hectares, is situated on the

eastern edge of Andover within the residential area of Picket Piece. The site is bounded

by the London to Exeter railway line to the north, by Ox Drove and existing agricultural

and residential land to the south and by existing residential and commercial properties

to the east. To the west the site is bounded by sports pitches, beyond which lies the

Walworth Industrial Estate. The location of the Planning Application Site (25.5 ha) is

shown at Appendix 1.

2.2 The Application Site is bounded by properties fronting Walworth Road and Ox Drove to

the north and South respectively (with some additional land to the south of Ox Drove

included and bounded by agricultural and residential land).

2.3 The Application Site itself is made up of a number of residential land holdings and

includes land which is used for residential purposes as extended gardens and for other

purposes such as grazing. The site also includes a poultry farm and areas of pasture to

the south of Ox Drove.

2.4 The Application Site rises to the east and to the south with Ox Drove at a higher level

than Walworth Road. The Application Site does not lie within an identified flood zone.

Surrounding Area

2.5 The area immediately surrounding the site contains similar land uses with a mixture of

residential and arable land and also includes a number of employment uses, such as the

Andover Commercial Centre, Andover Self Storage and the Ox Drove Depot of small

industrial uses.

2.6 To the north of the site, the London to Exeter railway line segregates Picket Piece from

the ongoing development at, and countryside surrounding East Anton.

2.7 To the west of the application site there are some playing fields beyond which adjoin

the Walworth Industrial Estate.

2.8 To the south of the site lies the development site of Picket Twenty which will form a

new community of 1,200 dwellings with associated community facilities (including

schools and sports pitches), offices and associated highways works.


Picket Piece Planning Statement Site Description and Surroundings

Planning Policy Designations

2.9 The Application Site is designated as being within the countryside as defined by the

Adopted Test Valley Borough Local Plan 2006 Proposals Map.

2.10 The western boundary of the Application Site lies adjacent to an area which is defined

by the Local Plan Proposals Map for employment use, which will take the form of an

extension to the existing Industrial Estate.


Picket Piece Planning Statement The Development Proposals

3.0 THE DEVELOPMENT PROPOSALS

3.1 There are no previous relevant planning applications of note of this site, however, the

policy background is considered to be of relevance.

3.2 The Regional Spatial Strategy for the South East (RSS9) sets out the level of housing

required in the region over the period 2006 – 2026. Within Test Valley the adopted plan

sets a housing target of 10,020 dwellings over the plan period (equating to 501

dwellings per annum).

3.3 Within the South East Plan the Borough of Test Valley falls within two separate sub-

regions, the northern part of the district (including Andover) falls within the rest of

Hampshire whilst the southern part (including Romsey) falls within South Hampshire

sub-region. The housing numbers for the Borough are split between the areas as

follows:

• Northern Test Valley – 6,100 dwellings overall, 305 dwellings per annum

• Southern Test Valley – 3,920 dwellings overall, 196 dwellings per annum

3.4 The Test Valley Borough Local Plan Review – Initial Deposit Draft was published for

public consultation in January 2003 and identified land at Picket Piece as safeguarded

for development post 2011 (Policy AND14) with the land between Picket Piece and the

Walworth Industrial estate allocated for an extension to the industrial estate (Policy

AND04.1).

3.5 At this time, land east of Ickneild Way (now known as East Anton) and land at Picket

Twenty were proposed for allocation for housing development as Major Development

Areas (MDAs) and to meet the housing requirements of the then Hampshire Structure

Plan.

3.6 The Revised Deposit Draft plan was published in January 2004 and maintained the

safeguarded land status of land at Picket Piece post 2011 and the allocation of the

industrial estate extension.

3.7 In September 2005, following the Local Plan Public Inquiry, the Inspector’s Report

recommended that Picket Twenty be deleted from the Local Plan and that Picket Piece

should be included. With specific reference to Picket Piece the Inspector’s report noted

that:



“It seems to us that the area already has the semi urban character of an existing mainly residential community on the edge of Andover ... we therefore have no hesitation in concluding that Picket Piece has the potential for a planned extension to the existing urban area.”

3.8 Paragraph 10.3.172 of the Inspector’s Report identified that land ownership was one of

the principal reasons for the Council not suggested the area for allocation in the Plan

period.

3.9 In conclusion the Inspector’s Report identified the site as being suitable for housing and

recommended that it be included for development.

3.10 Due to concerns regarding the deliverability of the site for housing (given the number of

land owners involved) the Council omitted Picket Piece from the final version of the

Local Plan, which was then adopted.

3.11 In preparing the Council’s Local Development Framework Core Strategy Development

Plan Document, the Council identified the east of Andover as preferred location for

development. The Draft Submission Document – published in October 2008 identified

Picket Piece for the strategic allocation of development for 800 dwellings. The Core

Strategy has subsequently been withdrawn due to concerns expressed by the appointed

Inspector, concerning matters such as whether the strategy was sufficiently spatial,

whether the vision was sufficiently clear and whether the document was more akin to a

Local Plan than a Core Strategy. In her notes of the Exploratory Meeting held on 1st

may 2009 she noted that “there is also criticism that the plan should have been more

flexible in the first place to take account of a higher figure (paras 52 onwards of PPS3

address flexibility). With heavy dependence on a limited number of large sites, the need

for contingency planning increases”.

3.12 None of the concerns expressed related to the allocation of land at Picket Piece.

Description of Proposed Development

3.13 This planning statement is submitted in support of on outline application for the first

phase of a proposed development of up to 800 dwellings. The application proposes up

to 530 dwellings on land south of Walworth Road and north of Ox Drove with associated

open space, a local centre and primary school site. The application is in outline with all



matters reserved apart from means of access into the site and includes full details of

the accesses from Walworth Road into the site.

Development Parameters

3.14 A set of development parameters have been established to guide the proposed

development and to aid the assessment of its impact in the Environmental Impact

Assessment. The Development Parameters relate to such matters as building heights,

densities, access, footpath and cycleway connections, landscaping, ecological

mitigation, open space and recycling facilities. Although the Environmental statement

considers the development parameters in detail, a summary of each is set out below.

Land Uses

3.15 A total of up to 530 dwellings are proposed as part of the development, alongside a

primary school, local centre (including 400m² of retail floor space and 200m² of A1 to

A5 floor space and a 300m² community facility. Formal and informal open space is

distributed across the site, including a Multi Use Games Area (MUGA) and small sports

pavillion.

Building Heights and Density

3.16 It is intended that the development will include buildings up to 3 storeys in height, with

an overall range of between 10m and 13m within the general residential areas and up

to 15m for the commercial units within the local centre. These heights would equate to

a range from 83 metres to 101.5 metres Above Ordnance Datum (AOD). The proposed

density ranges from 20 to 50 dwellings per hectare which progressively lowers towards

the eastern end of the site.

Access / Highways

3.17 Two primary points of access into the Application Site are proposed, both from

Walworth Road in the form of mini roundabouts. The accesses will be connected via an

internal primary street which will be the subject of further detailed design work at the

reserved matters stage. A secondary point of access into the development for

pedestrian, cycle and emergency vehicle access (and potentially public transport) is

proposed onto Ox Drove.



3.18 Additional pedestrian and cycle accesses into the site will be provided along Ox Drove

and from the public open space to the west of the Application Site. Pedestrian and cycle

access only will be provided for the land South of Ox Drove.

3.19 Whilst the detailed design of the scheme is yet to be undertaken, vehicle parking is

proposed in line with Hampshire County Council and Test Valley Borough Council’s

parking requirements, at a ratio of 1 parking space per one bedroom unit, 2 parking

spaces per two and three bedroom unit and 3 parking spaces per four + bedroom unit.

It will comprise a mixture of on plot, on street and courtyard parking, further details of

which are set out within the Design and Access Statement (DAS).

3.20 With regards to public transport provision, Picket Piece is currently served by a single

bus service on a relatively irregular timetable. It is proposed to provide an additional

bus service through the site, which will operate on a 30 minute frequency, connecting

the site with the centre of Andover.

Landscape and Ecological Mitigation

3.21 The proposed development will provide a mixture of house styles and sizes with a

maximum building height of 101.5m AOD. Existing hedgerows within the site are to be

retained, which provides a mature landscape context to the development. Further

planting will be used to supplement the hedgerows and provide additional screening.

3.22 There are a number of public vantage points from which the development site is visible

and the proposed development will therefore take account of issues such as the

topography of the land and ensure that the storey heights of the dwellings take into

account the changes in levels.

3.23 The nature of the site is such that there are a number of wildlife habitats present and

full consideration has been given to them in the scheme to ensure that adequate and

appropriate mitigation is incorporated into the development.

Utilities

Water Supply

3.24 A potable water supply will interconnect to the existing water mains in both Walworth

Road and Ox Drove. Pumping station improvements as part of the new connections



works will increase the existing network security of supply and pressure to the benefit

of all within the local area.

Foul and Surface Water

3.25 There is an existing foul sewer in Walworth Road (to the immediate west of the

application site) which has just been upgraded by Southern Water. Picket Piece

currently has no main sewerage and this development could allow existing residents to

connect into the mains.

3.26 The proposed development will be supplied by Southern Water via the Fullerton Water

Treatment Works. Whilst Fullerton is constrained by water quality standards in the River

Test there is sufficient capacity to treat effluence from the proposed development.

Gas Supply

3.27 There is a strategic gas main immediately to the west of the site, which has ample

capacity to provide a conventional gas supply to the development and will also mean

that mains gas could potentially be available to existing residents, who do not have

mains gas at the present time.

Electric Supply

3.28 Existing overhead power cables will be replaced by an underground system as part of

the proposed development.

Telecommunications

3.29 Both BT and Virgin Media have telecommunications plant in Picket Piece, which can be

used to supply the proposed development. This includes the provision of Virgin Cable

which could provide broadband services to existing and new residents.

Sustainable Drainage Methods

3.30 There is no watercourse or groundwater flood risk on the site as confirmed by the

Environment Agency. The geology of the site is ideal for Sustainable Drainage Systems

(SUDS, which ensures that water is not drained to the existing sewage systems) and

surface water drainage will be dealt with at source by infiltration into the chalk using

soakaways and other appropriate systems. Overland flow routes for extreme rainfall



will be provided within the development to ensure there is no increase in flood risk on

or off-site.

Waste Management

3.31 Test Valley Borough Council provides a household refuse and recycling collection which

operates on a fortnightly basis, with the black refuse wheelie bin being emptied one

week and recycling the next.

3.32 In general each new household within the proposed development will be provided with

the following:

• 1 x 240 litre black wheelie bin for refuse;

• 1 x 240 litre brown bin for recycling; and

• 1 x 110 litre blue garden waste sack is available for units which have gardens.

Those wishing to use this service however, must obtain a licence, which is subject

to a small fee.

3.33 Some households will share refuse and recycling facilities, e.g. blocks of flats may share

1,100 litre bins.

3.34 In addition to the kerbside collection, the proposed development will include a recycling

facility (i.e. a bring site) within the local centre and there is an existing household

waste recycling centre within the Walworth Industrial Estate.

Lighting

3.35 Following completion of the proposed development, the following lighting will be

required:

• Street lighting (circa 6m columns) within the residential built development areas;

• Highways lighting (circa 8 – 10m columns) on the primary access points and

primary internal roads;

• Security and health and safety lighting within the local centre area and school;

and

• Private security lighting at residential properties


Picket Piece Planning Statement Relevant Planning Policies

4.0 RELEVANT PLANNING POLICIES

4.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that where

the development plan contains relevant policies, applications for development which are

in accordance with the plans should be allowed unless material consideration indicate

otherwise. The South East Plan: Regional Spatial Strategy for the South East (May

2009) and the adopted Test Valley Borough Local Plan 2006 comprise the Development

Plan in terms of Section 38(6) of the Planning and Compulsory Act 2004.

4.2 This chapter of the Statement identifies the relevant national, regional and local

planning policies considered to be of relevance to the determination of the application.

NATIONAL PLANNING POLICIES

4.3 Relevant National Planning Guidance is to be found in Planning Policy Guidance Notes

(PPG) and Planning Policy Statements (PPS). Of particular relevance to this application

are PPS1, Climate Change Supplement to PPS1, PPS3, PPS4, PPS7, PPS9, PPS10, PPG13,

PPG16, PPS22, PPS23, PPG24, and PPS25.

PPS1: Delivering Sustainable Development

4.4 Sustainable development and good design are two of the principal themes which

underpin the Government’s approach to the planning system, as set out in PPS1.

4.5 PPS1 (Paragraph 5) sets out a series of key policy aims, stating that planning should

facilitate and promote sustainable and inclusive patterns of urban and rural

development by:

• “making suitable land available for development in line with economic, social and environmental objectives to improve people’s quality of life;

• Contributing to sustainable economic development; • Protecting and enhancing the natural and historic

environment, the quality and character of the countryside and existing communities;

• Ensuring high quality development through good and inclusive design, and the efficient use of resources; and

• Ensuring that development supports existing communities and contributes to the creation of sage, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community.”



4.6 Paragraph 16 seeks to promote socially inclusive communities, including suitable mixes

of housing. In order to so development plan policies should, amongst other things:

• “ensure that the impact of development on the social fabric of communities is considered and taken into account;

• seek to reduce social inequalities; • address accessibility (both in terms of location and

physical access) for all members of the community to jobs, health, housing, education, shops, leisure and community facilities;

• take into account the needs of all the community, including particular requirements relating to age, sex, ethnic background, religion, disability or income;

• deliver safe, healthy and attractive places to live; and, • support the promotion of health and well being by making

provision for physical activity.”

4.7 PPS1 identifies that a key component of sustainable developments is good design which,

as paragraph 33 states can help result in attractive usable, durable and adaptable

places – good design is indivisible from good planning.

4.8 PPS1 strongly encourages the use of public consultation as a tool to help inform the

vision for an area and identifies that this is vitally importance in achieving sustainable

development.

Planning and Climate Change Supplement to PPS1

4.9 The PPS sets out in paragraphs 38 - 46 advice for LPAs in determining planning

applications. The following measures are promoted:

• take account of landform, layout, building orientation, massing and landscaping to minimise energy consumption, including maximising cooling and avoiding solar gain in the summer; and, overall, be planned so as to minimise carbon dioxide emissions through giving careful consideration to how all aspects of development form, together with the proposed density and mix of development, support opportunities for decentralised and renewable or low-carbon energy supply;

• provide public and private open space as appropriate

so that it offers accessible choice of shade and shelter, recognising the opportunities for flood storage, wildlife and people provided by multifunctional green spaces;

• deliver a high quality local environment;



• Give priority to the use of sustainable drainage systems, paying attention to the potential contribution to be gained to water harvesting from impermeable surfaces and encourage layouts that accommodate waste water recycling;

• Provide for sustainable waste management; and • Create and secure opportunities for sustainable

transport in line with PPG13 including through: 1) The preparation and submission of travel plans; 2) Providing for safe and attractive walking and

cycling opportunities including, where appropriate, 3) Secure cycle parking and changing facilities; and 4) An appropriate approach to the provision and

management of car parking.

PPS3: Housing

4.10 Paragraph 9 of PPS3 sets out the Government’s strategic housing policy objectives and

states that the key goal is to ensure that:

“everyone has the opportunity of living in a decent home, which they can afford, in a community where they want to live.”

4.11 Paragraph 10 goes further, setting out the specific outcomes that the planning system

should deliver:

• “High quality housing that is well-designed and built to a high standard.

• A mix of housing, both market and affordable, particularly in terms of tenure and price, to support a wide variety of households in all areas, both urban and rural.

• A sufficient quantity of housing taking into account need and demand and seeking to improve choice.

• Housing developments in suitable locations, which offer a good range of community facilities and with good access to jobs, key services and infrastructure.

• A flexible, responsive supply of land – managed in a way that makes efficient and effective use of land, including re-use of previously-developed land, where appropriate.”

4.12 One of the key aims of PPS3 is to ensure that new housing development is of a high

quality design (paragraph 12) and that it contributes positively to make places better



for people (paragraph 13). Paragraph 20 seeks to ensure a mix of housing in terms of

tenure, size and price to ensure the creation of a mixed community. Paragraph 29

supports the provision of affordable housing, including social rented and intermediate

forms of housing.

4.13 PPS3 also sets out the need for new housing developments to provide affordable

housing and in rural area where the delivery of affordable housing tends to be limited

paragraph 30 states that:

“the aim should be to deliver high quality housing that contributes to the creation and maintenance of sustainable rural communities in market towns and villages.”

4.14 In relation to the location for the development, paragraph 36 of the guidance states:

“In support of its objective of creating mixed and sustainable communities, the Government’s policy is to ensure that housing is developed in suitable locations which offer a range of community facilities and with good access to jobs, key services and infrastructure.”

4.15 Paragraph’s 40 and 45 of PPS3 require developments to make efficient and effective use

of land. Whilst the Regional Spatial Strategy sets out the level of housing required over

the plan period, and those numbers are met by allocations made at the local level, PPS3

is clear that there is a need for Local Planning Authorities (LPA) to ensure a flexible,

responsive supply of land (paragraph 52). Paragraph 53 states that:

“Local Planning Authorities should set out in Local Development Documents their policies and strategies for delivering the level of housing provision, including identifying broad locations and specific sites that will enable continuous delivery of housing for at least 15 years from the date of adoption”

4.16 In addition to identifying land for at least 15 years, paragraph 54 of the PPS is clear

that Local Planning Authorities should identify sufficient specific deliverable sites to

deliver housing in the first five years. To be considered deliverable the PPS stated that

sites must:

“Be Available – the site is available now. Be Suitable – the site offers a suitable location for

development now and would contribute to the creation of sustainable, mixed communities.



Be Achievable – there is a reasonable prospect that housing will be delivered on the site within five years.”

4.17 Paragraph 55 requires LPAs to identify a further supply of specific, deliverable sites for

years 6-10 and, where possible, for years 11-15. Paragraph 69 of PPS3 advises that in

deciding planning applications, LPAs should have regard to:

• “Achieving high quality housing; • Ensuring developments achieve a good mix of

housing reflecting the accommodation requirements of specific groups, in particular, families and older people;

• The suitability of a site for housing, including its environmental sustainability;

• Using land effectively and efficiently; • Ensuring the proposed development is in line with

planning for housing objectives, reflecting the need and demand for housing in, and the spatial vision for, the area and does not undermine wider policy objectives, e.g. addressing housing market renewal issues.”

4.18 In determining planning applications regard should be had to a LPA’s identified supply

of housing land. Paragraph 70 states:

“Where Local Planning Authorities have an up-to-date five year supply of deliverable sites and applications come forward for sites that are allocated in the overall land supply, but which are not yet in the up-to-date five year supply, Local Planning Authorities will need to consider whether granting permission would undermine achievement of their policy objectives.”

4.19 Paragraph 71 advises that where LPAs cannot demonstrate an up-to-date five year

supply of deliverable sites, for example, where LDDs have not been reviewed to take

into account policies in this PPS or there is less than five years supply of deliverable

sites, they should consider favourably planning applications for housing, having regard

to the policies in this PPS including the considerations in Paragraph 69. Paragraph 72

notes that LPAs should not refuse applications solely on the grounds of prematurity.

PPS4: Planning for Sustainable Economic Growth

4.20 Planning Policy Statement 4: Planning for Sustainable Economic Growth (PPS4) was

adopted in December 2009 and replaces PPG4, PPG5 and PPS6. Paragraph 10 sets out

the Government’s objectives for planning to help achieve sustainable economic growth,

which includes:



“deliver more sustainable patterns of development, reduce the need to travel, especially by car and respond to climate change”

4.21 Policy EC4.1 advises that Local planning authorities should proactively plan to

promote competitive town centre environments and provide consumer choice

by:

…supporting shops, services and other important small scale economic uses (including post offices, petrol stations, village halls and public houses) in local centres and villages.”

4.22 Policy EC10 (Determining planning applications for economic development)

states that Local Planning Authorities should assess the proposals against the

following impact considerations (amongst others):

“b. the accessibility of the proposal by a choice of means of transport including walking, cycling, public transport and the car, the effect on local traffic levels and congestion (especially to the trunk road network) after public transport and traffic management measures have been secured; c. whether the proposal secures a high quality and inclusive design which takes the opportunities available for improving the character and quality of the area and the way it functions”

PPS7: Sustainable Development in Rural Areas

4.23 PPS7 seeks to protect nationally designated areas, including AONBs, from major

developments that might have a detrimental effect on the environment, the landscape

and recreational opportunities, while restricting inappropriate development in the

countryside. The policy also states that planning authorities should aim to secure

environmental improvements and maximise a range of beneficial uses of the countryside

around urban areas, whilst reducing potential conflicts between neighbouring land uses.

This should include improvement of public access (e.g. through support for country

parks and community forests) and facilitating the provision of appropriate sport and

recreation facilities.

4.24 Paragraph 1 sets out the core principles underpinning sustainable development as

discussed above for PPS1. It also states that decisions on development proposals should

be based on sustainable development principles, ensuring an integrated approach to the

consideration of:



• “Social inclusion, recognising the needs of everyone;

• Effective protection and enhancement of the Environment;

• Prudent use of natural resources; and • Maintaining high and stable levels of

economic growth and employment.”

4.25 In terms of best and most versatile agricultural land (defined as land in grades 1, 2 and

3a of the Agricultural Land Classification), Paragraph 28 of the PPS sets out that this

should be taken into account alongside other sustainability considerations when

determining planning applications.

4.26 It advises that where significant development of agricultural land is unavoidable, local

planning authorities should seek to use areas of poorer quality land (grades 3b, 4 and

5) in preference to that of a higher quality, except where this would be inconsistent

with other sustainability considerations. Little weight in agricultural terms should be

given to the loss of agricultural land in grades 3b, 4 and 5, except in areas (such as

uplands) where particular agricultural practices may themselves contribute in some

special way to the quality and character of the environment or the local economy.

PPS9: Biodiversity and Geological Conservation

4.27 PPS9 provides advice on the relationship between planning control and nature

conservation. It sets out the statutory framework and protected species and explains

the need to take nature conservation objectives into account in consideration of all

planning activities. Paragraph 14 advises that development proposals provide

opportunities for building-in biodiversity features as part of good design and LPAs

should seek to maximise such benefits where appropriate.

4.28 Paragraph 16 advises that planning authorities should ensure that species are protected

from the adverse effects of development, where appropriate, by using planning

conditions or obligations. Planning authorities should refuse permission where harm to

the species or their habitats would result unless the need for, and benefits of, the

development clearly outweigh that harm.

4.29 Paragraph 98 of ODPM Circular 6/2005 states that the presence of a protected species

is a material consideration in the planning process. LPAs should consult Natural England

in the development control process on relevant sites and should consider attaching



appropriate planning conditions or entering into planning obligations to secure the long

term protection of protected species.

PPS10: Planning for Sustainable Waste Management

4.30 The Government’s objective, as set out within PPS10, is to:

“Protect human health and the environment by producing less waste and by using it as a resource wherever possible. Through more sustainable waste management, moving the management of waste up the ‘waste hierarchy’ of reduction, re-use, recycling and composting, using waste as a source of energy, and only disposing as a last resort the Government aims to break the link between economic growth and the environment impact of waste.”

PPG13: Transport

4.31 PPG13 covers transport policy and paragraph 4 of the guidance lists the Governments

objectives. It states the objectives are:

• “To promote more sustainable transport choices for people

and freight; • To promote accessibility to jobs, shopping, leisure

facilities, and services by public transport, walking and cycling; and

• To reduce the need for travel, especially by car.” 4.32 The PPG advises in paragraph 29 that Government policy on transport can be

implemented by design, safety, and mixing uses. The Government places great

emphasis on people being able to travel safely whatever their chosen mode and the

planning system has a substantial influence on the safety of pedestrians, cyclists and

vehicle occupants through the design of footpaths, cycleway and roads.

4.33 Paragraph 52 discussed car parking standards further and seeks to ensure that policies

set maximum levels of parking for broad classes of development, which should be

designed to be used as part of an overall promotion of sustainable transport choices.

4.34 Paragraph 72 notes that the availability of public transport plays an important role in

determining locational policies designed to reduce car travel.

4.35 Paragraph 74 states that:

“Walking is the most important mode of travel at the local level and offers the greatest potential to replace short car



trips, particularly under 2 kilometres. Walking also forms an often forgotten part of all longer journeys by public transport and car.”

4.36 The PPG goes on to discussed cycling as a mode of transport and state:

“Cycling also has potential to substitute for short car trips, particularly those under 5km, and to form part of a longer journey by public transport”

PPG16: Archaeology and Planning

4.37 PPG16 sets out the Government’s policy on archaeological remains and how they should

be preserved or recorded. It provides advice on how archaeological remains should be

dealt with within the planning system, including the weight that should be given to

them in planning decisions and the use of planning conditions. If important remains are

known to exist then the guidance recommends that an archaeological assessment be

carried out, involving a desk-based evaluation of existing information in the first

instance. The emphasis within the guidance is on preservation, with remains of

national importance being preserved ‘in situ’ and remains of lesser importance being

preserved ‘by record’. The case for the preservation of archaeological remains must be

assessed on the individual merits of each case, taking into account development plan

policies, together with all other relevant material considerations.

PPS22: Renewable Energy

4.38 PPS22 advises that increased development of renewable energy resources is vital to

facilitating the delivery of the Government’s commitments on both climate change and

renewable energy. Regional spatial strategies and LDFs should contain policies to

promote and encourage the development of renewable energy resources.

PPS23: Planning and Pollution Control

4.39 PPS23 advises that any consideration of the quality of land, air or water and potential

impacts arising from development, possibly leading to impacts on health, is capable of

being a material planning consideration. Paragraph 15 of the PPS advises that

development control decisions can have a significant effect on the environment. With

respect to land contamination, Paragraph 23 advises that the potential for

contamination to be present on land must be considered in relation to the existing use



and the circumstances of the land, the proposed use and the possibility of encountering

contamination during development.

PPG24: Planning and Noise

4.40 Paragraph 2 of the PPG advises that the impact from noise is a material consideration in

the planning process and that noise sensitive development should be separated from

major sources of noise such as roads. Paragraph 13 outlines a number of measures

that can be introduced to control the source of, or limit exposure to, noise. The

appropriate use of planning conditions can secure mitigation to enable development

proposals to address the matter of noise on noise sensitive development. Such

measures should be proportionate and reasonable and may include one or more of the

following:

• Engineering: reduction of noise at point of generation; containment of noise

generated; and protection of surrounding noise-sensitive buildings;

• Lay-out: adequate distance between source and noise-sensitive building or area;

screening by natural barriers, other buildings, or non-critical rooms in a building;

and

• Administrative: limiting operating time of source; restricting activities allowed on

the site; specifying an acceptable noise limit.

4.41 Paragraph 1 from Annex 1 of the PPG states that when assessing a proposal for

residential development near a source of noise, local planning authorities should

determine into which of the four noise exposure categories (NEC’s) the proposed site

falls, taking account of both day and night-time noise levels.

PPS25: Development and Flood Risk

4.42 PPS25 advises that in determining planning applications LPAs should ensure that

planning applications are supported by Flood Risk Assessments (FRA) as appropriate,

apply the sequential approach to minimise risk by directing the most vulnerable

development to areas of lowest flood risk, give priority to the use of SUDS and ensure

that all new development in flood risk areas is appropriately flood resilient and

resistant, including safe access where required, and that any residual flood risk can be

safely managed.



REGIONAL PLANNING POLICY

4.43 The spatial strategy for the South East as expressed through Policy SP3 of the RSS is

based on an urban focus, which aims to concentrate development in and around

existing service centres in order to foster accessibility to employment, housing, retail

and other services, and avoid unnecessary travel.

4.44 As expressed by Policy CC1 the RSS seeks to achieve sustainable development in the

region, with the following objectives identified:

• “Achieving sustainable levels of resource use; • Ensuring the physical and natural environments of the

South East is conserved and enhanced; • Reducing greenhouse gas emissions associated with the

region; • Ensuring that the South East is prepared for the inevitable

impacts of climate change; • Achieving safe, secure and socially inclusive communities

across the region, and ensuring that the most deprived people also have an equal opportunity to benefit from and contribute to a better quality of life.”

4.45 Policy CC2 set out the strategic response to the forecast effects of climate change and

includes a commitment that spatial development in the South East will play its part in

reducing carbon dioxide emissions through the promotion of energy efficiency, by

reducing the need to travel, promoting the use of renewable energy and incorporating

sustainable drainage measures and the supporting text sets out the Government’s aim

that all non domestic buildings will achieve zero carbon by 2019.

4.46 With regards to the South East’s use of resources, Policy CC3 aims to reduce this by

incorporating measures to promote more sustainable development, including:

“Increased efficient of resource use in new development; • Adaptation of existing development to reduce its use of

energy, water and other resources; • Changes in behaviour by organisations and by individuals.”

4.47 Policy CC4 (Sustainable Design and Construction) seeks the inclusion of sustainable

construction standards and techniques, including energy, water and biodiversity gain.

4.48 Policy CC7 requires that all new development include the provision of adequate

infrastructure. Where new development creates a need for additional infrastructure a

programme of delivery should be agreed before development begins. Contributions from



development may also be required to help deliver necessary infrastructure. To provide

clarity for landowners and prospective developers, local authorities should include

policies and prepare clear guidance in their Local Development Documents, in

conjunction with other key agencies, on the role and scope of development

contributions towards infrastructure.

4.49 The RSS, through Policy CC8 seeks to ensure that connected networks of green spaces

around new development are treated as integral to a planning and design process:

“Local authorities and partners will work together to plan, provide and manage connected and substantial networks of accessible multi-functional green space. Networks should be planned to include both existing and new green infrastructure. They need to be planned and managed to deliver the widest range of linked environmental and social benefits including conserving and enhancing biodiversity as well as landscape, recreation, water management, social and cultural benefits to underpin individual and community health and 'well being'.”

4.50 RSS Policy H1 requires Test Valley to deliver 501 dwellings per annum (10,020 during

the period 2006-26). Policy AOSR2 requires the delivery of 305 dwellings per annum

(6,100 during the period 2006-26) in the northern part of Test Valley outside of the

urban South Hampshire sub region. Policy H2 addresses the management of delivery of

housing and encourages the realisation of opportunities for intensification consistent

with PPS3, and the provision of a sufficient quantity and mix of housing including

affordable housing. Policy H2 states the need to address any backlog of unmet housing

needs within the housing market areas they relate to in the first 10 years of the Plan

period, i.e. by 2016.

4.51 Paragraph 7.8 states that the housing figures in Policy H1 should not be regarded as

annual targets. The fact that an annual provision or local trajectory number has been

met should not in itself be a reason for rejecting a planning application. Decisions

should be taken on their merit and local circumstances, including longer term housing

needs and affordability in the area.

4.52 Policy H3 requires the delivery of affordable housing having regard to the overall

regional target that 25% of all new housing should be social rented accommodation and

10% intermediate affordable housing. Policy H4 requires LPAs to identify the likely

profile of household types requiring market housing and the size and type of affordable

housing required.



4.53 Policy H5, Housing Design and Density, encourages positive measures to raise the

quality of new housing, reduce its environmental impact and facilitate future adaptation

to meet changes in needs. Higher housing densities are encouraged, with an overall

regional target of 40 dwellings per hectare. However, Paragraph 7.22 does note that

design which is inappropriate in its context, or which fails to take the opportunities

available for improving the character and quality of an area and the way it functions,

should not be accepted.

4.54 Policy T4 relates to car parking and states that Local Development Documents and Local

Transport Plans should,

“apply guidance set out in PPS3: Housing on residential parking, reflecting local circumstances”

4.55 As set out by Policy T5, local authorities must ensure that their Local Development

Documents and Local Transport Plans identify those categories of major travel

generating developments, both existing and proposed, for which travel plans should be

developed.

4.56 Policy NRM1 seeks to ensure the inclusion of sustainable drainage solutions into new

development. Policy NRM2 requires the maintenance of water quality as a consequence

of new development. Policy NRM4 requires that the sequential approach to development

in flood risk areas set out in PPS25 will be followed, with a presumption against

development in Flood Zones 2 and 3.

4.57 As set out by Policy NRM5, local authorities are advised to ensure that policies result in

no net loss of biodiversity and actively seek opportunities for a net gain across the

region.

4.58 Proposals for new development should include measures which provide protection for

designated sites and species. The identification, development and implementation of

green infrastructure should also be considered.

4.59 Policy NRM7 of the RSS states that Local Development Documents are expected to

include suitable strategies and policies which ensure the protection of ancient woodland

and the replacement of woodland unavoidably lost through development.

4.60 Local authorities should, as is required by Policy NRM9 contribute to sustaining the

current downward trend in air pollution in the region. This will include a seeking of



improvements in air quality so that there is a significant reduction in the number of

days of medium and high air pollution by 2026.

4.61 Policy NRM10 advices that noise sensitive development should be located away from

existing or planned sources of significant noise. Appropriate attenuation measures

should be included where required in major transport schemes.

4.62 Local authorities are encouraged through Policy NRM11 to promote and secure greater

use of decentralised and renewable or low-carbon energy in new development, including

through setting ambitious but viable proportions of the energy supply for new

development required to come from such sources. In advance of local targets being set

in Development Plan Documents, new developments of more than 1,000m2 of non-

residential floorspace should secure at least 10% of their energy from decentralised and

renewable or low-carbon sources, having regard to the type of development involved

and its design, unless this is not feasible or viable. New development should actively

promote energy efficiency.

4.63 Policy W2 of the RSS states that development should minimise waste production. This

can be achieved by:

• The re-use of construction and demolition materials; and

• The promotion of layouts and designs that provide adequate space to facilitate

storage, re-use, recycling and composting.

4.64 The RSS recognises the importance and role of sustainable construction practices in

conserving mineral resources and, through Policy M1 states that the Regional Planning

Body, the South East of England Development Agency, the construction industry and

other stakeholders should work together to promote good practice.

4.65 Policy C3 (Areas of Outstanding Natural Beauty) requires that high priority be given to

conservation and enhancement of AONBs and planning decisions should have regard to

their setting. Outside nationally designated landscapes, Policy C4 encourages the

positive and high quality management of the region’s open countryside. This should be

supported by local authorities and other organisations, agencies, land managers, the

private sector and local communities, through a combination of planning policies, grant

aid and other measures. Local authorities should develop criteria based policies to

ensure that all development respects and enhances local landscape character.



4.66 The RSS states through Policy C5 that Local authorities need to ensure better

management of the rural-urban fringe, including where applicable Green Belt, by

working with neighbouring planning authorities and partners in developing and

implementing strategies and action plans for rural-urban fringe areas.

LOCAL PLANNING POLICY

Test Valley Borough Local Plan 2006 (Adopted 2006 – Saved Policies)

4.67 Upon the enactment of the Planning and Compulsory Purchase Act 2004, the policies of

the adopted Test Valley Borough Local Plan were automatically ‘Saved’ for a three year

period under the terms of the Act. To ensure a continuing planning policy framework,

the Secretary of State made provision for selected policies to be saved beyond this date

until such time as they were replaced by policies within the Local Development

Framework. Any policies where were not saved by the Secretary of State’s Direction

have been deleted and no longer comprise part of the Development Plan. Any policies

referred to below, therefore, have been saved.

4.68 The Local Plan sets out 7 key themes and objectives which include:

• “To shape the settlement pattern by concentrating new development in and around existing built-up areas and protecting the countryside from inappropriate development.

• To protect and conserve the Borough’s natural and built environment, including wildlife, landscapes, natural resources and cultural heritage.

• To meet the needs for housing, employment, community facilities, tourism and infrastructure in ways that support viable communities, maintain a robust local economy and maintain the high quality environment of the Borough.

• To achieve a pattern of land use and a network of transport links that reduce the overall need to travel through the location and design of development and by encouraging the use of alternatives to the car.

• To enhance the quality of design of the built environment by ensuring that new development is visually attractive, locally distinctive, legible, safe and secure.

4.69 Chapter 3 of the Local Plan deals specifically with ‘shaping the settlement pattern’.

Policy SET03 refers to development in the countryside (i.e. that outside existing

settlement boundaries) and seeks to restrict inappropriate development, setting out the

exceptions for when new development may be considered acceptable. Paragraph 3.3.3



advises that within the countryside, development will only be permitted if a countryside

location is essential or if there is a clear justification for an exception to the general

policy of restraint. Paragraph 3.3.4 states that some exceptions to the general policy of

restraint in the countryside may be acceptable if they help to meet the social or

economic objectives of rural communities. Paragraph 3.3.5 advises that in addition,

there may be requirements for the provision of other facilities and services (for example

places of worship, doctors’ surgeries and village halls) which cannot be met within

settlements.

4.70 Policy ENV01 (Chapter 4) of the Local Plan encourages the maintenance, enhancement

and restoration of biodiversity and geological interests within the Borough.

4.71 Policy ENV05 is concerned with protected species and states:

“Development which would affect a legally protected species or a site supporting a legally protected species will only be permitted if: a. Individual members of the species and, in all relevant

cases, their breeding and resting places are not harmed; and

b. In all relevant cases, discrete colonies of the species affected can be sustained.

Where development is permitted disturbance to the species and, in all relevant case, their breeding and resting places should be reduced to a minimum.”

4.72 Policy ENV07 (AONB) advises that development within the North Wessex Downs Area of

Outstanding Natural Beauty will be permitted provided that it does not detract from the

natural beauty, scenic character and quality of the landscape. Whilst the proposal is

situated outside the AONB, paragraph 4.3.10 advises that proposals for development

outside the AONB will also be considered against the criteria of this policy where there

is likely to be a significant impact in the area.

4.73 Policy ENV09 (Water Resources) sets out that development should minimise the impact

of development on water resources and consider the longer term impact on the demand

for water.

4.74 Policy ENV11 (Archaeology and Cultural Heritage) restricts development where it would

adversely affect features, building and area which are of national and local historic

importance or of archaeological interest.



4.75 Policy HAZ02 deals with flooding and seeks to ensure that, where necessary, Flood Risk

Assessments are submitted in support of planning applications and that appropriate

flood protection and mitigation measures are proposed.

“Development will only be permitted if it can be demonstrated, through a Flood Risk Assessment where necessary, that: a. it would not have a significant impact on the capacity of a floodplain to store floodwater; b. it would not impede the flow of surface floodwater or obstruct the run-off of water due to high levels of ground water; c. it would not significantly increase the volume of surface water run-off entering existing water-courses; d. it would not increase the number of people or properties at risk from flooding; and e. it incorporates flood protection and mitigation measures to minimise its impact on the water environment and provision is made for the long term maintenance and management of such measures.”

4.76 Pollution and Land Contamination are dealt with in policies HAZ03 and HAZ04

respectively. They seek to ensure, inter alia, that development does not give rise to

pollution which could have an adverse impact on adjoining uses and that where there

are known or suspected contamination appropriate investigations and remediation is

carried out.

4.77 In relation to housing development, paragraph 6.4.10 advises that the then PPG3

encouraged the delivery of development through phasing policies. The provision of

housing in Test Valley North comprises existing commitments, windfall sites and the

implementation of the MDA (East Anton and Picket Twenty).

“The two allocations are considered to be strategic and critical to the delivery of the overall housing strategy.”

4.78 Policy ESN03 (Housing types, density and mix) seeks to provide a mix of dwellings

within new developments and achieve a minimum density of 30 dwellings per hectare.

4.79 Policy ESN04 goes on to set the thresholds and criteria for affordable housing, which

required 40% of all new dwellings on sites above the threshold to be affordable. The

Council has adopted a Supplementary Planning Document on Affordable Housing (March

2008) which provides more detailed guidance in the provision of such forms of housing

on development sites.



4.80 Policy ESN20 (New local shops and local community facilities) permits the provision of

these uses within new development where there would:

“be no adverse impact on the character of the area of the amenity of nearby residents”.

4.81 In relation to the provision of open space on new housing development, policy ESN22

(Public recreation open space provision) states:

“New housing development where there is a net increase in dwellings will be permitted subject to:

a. The provision of open space to a standard of at least 2.8ha per 1,000 population comprising: Sport’s grounds / formal recreation 1.0ha Parkland 0.4ha Informal recreation areas 0.8ha Children’s play space 0.6ha

As net areas of usable open space, excluding access, parking, ancillary buildings, landscaping and safety margins sufficient to avoid the need for visually intrusive fencing;

b. the layout out and equipping of the open space to a high standard at an early stage in the development; and c. arrangements for the long term maintenance for the open space having been made.”

4.82 Policy ESN30 sets out that development should contribute to infrastructure and

community facilities. The Council has an adopted Infrastructure and Developer

Contributions SPD (February 2009) which provides more detailed guidance on how

contributions under S106 of the 1990 Act (as amended) will be negotiated in line with

Circular 5/05.

4.83 Policies TRA01 (Traffic generating development), TRA02 (Parking Standards), TRA 04

(Financial contributions to transport infrastructure), TRA 05 (Safe Access), TRA 06 (Safe

Layouts) and TRA 09 (Impact on the highway network) have all been considered fully as

part of the submitted Traffic Impact Assessment. These policies seeks to, inter alia,

ensure that new development do not have an adverse impact on pedestrian, cycle or

public transport users, seeks to promote the use of modes of transport other than the

private car and ensures that the new development his acceptable in access and layout

terms.



4.84 Chapter 8 of the adopted Local Plan deals with design matters. Policy DES01 (landscape

character) permits development provided that:

“a. It can be accommodated without detriment to the distinctive landscape qualities of the area within which is it located; b. Its visual impact is in keeping with the local character

of the area; and c. There is sufficient landscaping to enable the

development to integrate successfully into the local environment.”

4.85 Policy DES02 deals with settlement character and seeks to ensure that new

development, amongst other things, responds to the character and appearance of the

surrounding area.

“Development will be permitted provided that: a. the overall design responds positively to the character and appearance of the surrounding townscape or settlement; b. it would not result in the loss or harm to open areas, woodlands and other landscape features that contribute to the character of an area; c. it would not disrupt a view from a public place which forms part of the distinctive character of an area; d. it does not breach or otherwise result in the removal of clearly recognisable boundary features, such as hedgerows, walls, trees or watercourses which help to define the edge of a settlement; and e. it does not require on or off-site infrastructure (for example overhead pylons or off-site highway works) which will have an adverse impact on the character or amenity of the surrounding area or adversely affect the countryside.”

4.86 In terms of the design matters relating to new development policies DES05, DES06 and

DES07 relates to ‘Layout and Siting’, ‘Scale, Height and Massing’ and ‘Appearance,

Details and Materials’ and collectively seek to ensure that new development is of a high

standard and reflects the surrounding area.

4.87 Policy DES08 states:

“Development will be permitted provided that it would not result in the loss of individual trees, groups of trees, woodlands or hedgerows of amenity or landscape value.

Where development is proposed close to existing trees or

hedgerows, it should be designed and located to ensure that their health and future retention is not likely to be prejudiced.”



4.88 A similar approach is required in relation to wildlife and amenity features (Policy

DES09).

4.89 Policy DES10 promotes new hard and soft landscaping within new developments, in

conjunction with the retention of existing features.

4.90 Policy AME01 (Privacy and Private Open Space) advises that development will be

permitted if:

a. “it provides for the privacy and amenity of its occupants and those of neighbouring properties; and b. in the case of residential development, it provides for private open space in the form of gardens or communal open spaces appropriate to the needs of the intended occupants taking account of topography, location and character.”

4.91 Policy AME02 requires all new development to ensure satisfactory provision of daylight

and sunlight to new and existing properties.

4.92 Policy AND03 proposes an extension to the Walworth Estate in respect of employment

uses (Class B1(b), Class B1(c) Class B2 and Class B8. It is stated that development

should be designed to respect its surroundings particularly with regard to Picket Piece.

4.93 Paragraph 10.5.3 states that:

“The layout of the development and the design and location of any new buildings will need to take account of the existing development at Picket Piece and that area's potential for further residential development. Buildings should be set back from the eastern boundary, by approximately 35 metres and be orientated so that service areas are not facing housing. Their design and siting should also be such that any noise generated is minimised. That part of the site rising southwards to Ox Drove is sensitive in visual terms when viewed from the south and longer distance views from the north. Buildings here should respect those views and their height will need to be restricted.”

EMERGING LOCAL DEVELOPMENT FRAMEWORK: CORE STRATEGY

4.94 Test Valley Borough Council published their Pre-Submission Draft Core Strategy in

October 2008. At an exploratory meeting on 1st May 2009, the Inspector advised that

the Pre-submission draft was likely to be found unsound for a number of reasons,

though not in relation to the proposed strategic housing land allocation at Picket Piece.



It is considered important to note that the Pre-submission draft of the Core Strategy

was premised on 5,000 homes being required by the draft South East Plan in Northern

Test Valley yet the adopted RSS actually provides for 6,100 homes within the period

2006-26.

4.95 Land at Picket Piece (land the subject of this planning application) was identified within

the Pre-submission draft under Policy SSA1 for 800 homes with a specific policy to

ensure that any development should include:

1. “Strategic landscaping on the boundary of the site with the railway

line, Ox Drove and the proposed extension to the Walworth Business

Park;

2. Approximately 6.8ha of public open space;

3. Formal sports facilities;

4. Multi-purpose community building;

5. Shopping facilities to meet local needs; and

6. Health facilities

Access to the development for vehicles, pedestrians and cyclists is to be

provided via the following new preferred locations:

7. Walworth Road; and

8. A route to the extension to Walworth Business Park should be

safeguarded.

Provision for pedestrian and cycle links should be made to:

9. Ox Drove; and

10. Extension to Walworth Business Park”

4.96 Policy ACSP4 (Strategic Housing Requirement) proposed that the allocation at Picket

Piece would make up the remaining requirement for housing land, beyond the strategic

sites of East Anton and Picket Twenty and other existing commitments.


Picket Piece Planning Statement Planning Issues

5.0 PLANNING ISSUES

In developing their proposals for this development the Applicant has sought to ensure

that the development complies with all relevant national, regional and local planning

policy guidance.

This section sets out the main planning issues associated with the proposed

development and provides an explanation of how those issues are addressed to comply

with the aims, objectives and requirements of the relevant policies.

5.1 The Principle of Development

5.1.1 The site lies within the open countryside, to the rear of an area defined within the Local

Plan for frontage infill development. There is a long planning history in relation to this

site, specifically concerning its status within the development plan, as described at

Section 3.0. The consideration of the site for residential development has therefore

been undertaken over a considerable period of time, most recently during the

preparation of the Local Development Framework, but also during the Local Plan Public

Inquiry into the now adopted Local Plan where the Inspector identified the site as being

suitable for such a development.

5.1.2 The omission of the site from the Adopted Local Plan, contrary to the recommendation

of the Inspector, was primarily due to the concerns of the Council regarding the

deliverability of the development given the fragmented nature of the site in terms of the

number of landowners involved; and did not relate to the suitability of the site.

5.1.3 Whilst the Core Strategy has been withdrawn and does not form part of the

Development Plan, the level of housing required flows from the Regional Spatial

Strategy and it will, therefore, be necessary for Test Valley Borough Council to identify

sufficient land to meet those requirements, which have been increased to 305 per

annum (for Northern Test Valley) within the adopted South East Plan, which of course is

now part of the Development Plan.

Housing Land Supply

5.1.4 In October 2009 Test Valley Borough published a draft Strategic Housing Land

Availability Assessment (SHLAA) which set out:



• The housing commitments within the Borough (i.e. those sites which have

planning permission but where the development is not yet complete);

• The sites where there is no extant planning permission but where there is a

planning policy presumption in favour of development;

• Site which have been put forward as having the potential for development

but would require a change in planning policy

5.1.5 The final version of the SHLAA (following public consultation) is due to be published at

the end of January 2010 but was not available at the time of writing.

5.1.6 The draft SHLAA identifies that over the 3 year period from 2006 until 2009 a total of

379 dwellings were completed within Northern Test Valley, which is only slightly higher

in total than the annual requirement: and represents a shortfall of 536 dwellings over a

three year period. This means that the annualised residual requirement stands at 336

over the remaining 17 years of the period to 2026. However, it is our view, supported

by Policy H2 of the RSS, which advises that backlog of unmet housing need should be

addressed in the first 10 years of the Plan period i.e. by 2016, that the shortfall of 536

dwellings should be met over the next 5 years. Accordingly, if one adds the shortfall to

the annual residual housing requirement spread over 5 years, this increases the

requirement to 412 dwellings per annum.

5.1.7 The Council’s Annual Monitoring Report forecasts a much improved rate of housing

delivery over the next few years primarily in relation to construction works on the two

Major Development Areas of East Anton and Picket Twenty. Whilst it is acknowledged

that outline planning permission has been granted for 1,200 dwellings at Picket Twenty

and 2,500 dwellings at East Anton with reserved matters applications granted for some

phases of both schemes, work has so far only commenced at East Anton. There has

been no significant start at Picket Twenty and there is no indication that works are to

commence at any time soon. It is estimated that the Council is reliant on the two MDAs

for around 75% of existing housing land supply over the RSS plan period to 2026.

5.1.8 Having reviewed the responses received to the draft SHLAA, the Local Planning

Authority has sought to establish their 5 year housing land supply position in

accordance with paragraph 54 of PPS3. It is understood that the Council’s analysis of

the situation is that they have 5.8 years supply in Northern Test Valley with existing

commitments and identified sites (though this takes no account of the shortfall in 2006-

09); though this falls to 5 years when taking the revised annual requirement of 412

dwellings.



5.1.9 The applicant has undertaken a review of the Council’s assumptions set out within the

SHLAA and carried forward to their 5 year housing land supply calculations and it is

considered that certain sites should not be included as they do not meet the test of

deliverability set out within PPS3. Those sites where there is a difference of opinion

between the applicant and the Local Planning Authority are set out below:

5.1.10 East Anton – Outline planning permission has been granted for 2,500 dwellings on this

major development site on the edge of Andover. Work has commenced and is ongoing

on site: however, we would question the estimated rate of delivery of the housing over

the 5 year period. The Local Plan Inspectors Report (September 2005) considered the

rate of delivery suggested by the promoters of the East Anton site and expressed

concerns regarding the high level of delivery being proposed. Given the current

economic climate and the relatively low level of housing completions both historically in

Northern Test Valley (an average of 126 dwellings per annum) and on the East Anton

site itself it is considered that the suggested completion rate of 200 dwellings per

annum is overly optimistic and should be reduced to a more realistic 150 per annum as

we understand there are three developers active on the site. It is considered reasonable

to assume that each can deliver around 50 dwellings per calendar year – one dwelling

completion per week on average.

Picket Twenty – In addition, the SHLAA housing trajectory proposes the completion of

50 dwellings on Picket Twenty in 2011/12, but with no commencement on site this must

be considered optimistic and it is considered more robust to defer the commencement

of development for at least a 12 month period, resulting in 100 fewer dwellings on

Picket Twenty by 2014/15 i.e. 250 overall within the five year period.

5.1.11 The SHLAA document also considers a number of sites within Northern Test Valley

which lie within an area where the principle of residential development would be

considered acceptable in planning policy terms. There are, however, a number of sites

identified within the Council’s document which we do not consider meet the tests of

deliverability as set out within PPS3. These sites, and the reasons for our concerns, are

set out below.

a) 57 & 59 Rooksby Road – the site was the subject of a formal planning

application which was refused in October 2007 for a number of reasons including

that the development of 21 units would have a detrimental impact on the

character of the area which is characterised by low density development.



b) Children’s Playgroup, Cricketers Way – This site is currently used as a pre-

school which is due to be relocated to Andover Town Centre in 2010. However,

at present there is proposed replacement pre-school facility and it is considered

that this site is not available for development.

c) East Anton and Picket Twenty Density Increases – The density increases

would not result in the physical extension of the site but could potentially result

in the need for taller buildings to be provided, which could have a detrimental

visual impact on the area. In addition to EIA and other procedural implications,

the impact of increased housing numbers on infrastructure and services will also

need to be considered, including impact on highway junctions and traffic

management matters. The impact upon the provision and amount of open space

and the provision of education will also need to be considered as any increase in

housing numbers will inevitably require an increase in the amount of open space

which will affect the overall master plan for the development. It is considered

that the density increases at both sites have yet to be demonstrated as suitable

for the numbers included within the Council’s housing land supply and would not

increase supply in the 5 year period.

d) Easton Anton Secondary School – The outline planning permission for East

Anton includes a site reserved for a secondary school. Hampshire County Council

has yet to confirm whether the site is required. The site is not therefore

available at present and as such should not be included within the five year land

supply.

e) George Yard / Black Swan – We understand that whilst the site it mainly

owned by Test Valley Borough Council, parts of the site are under private

ownership and as such a Compulsory Purchase Order may be required to deliver

the redevelopment of the site. Furthermore, the site is currently used for car

parking and any redevelopment of the site would result in the loss of car parking

for the town centre uses. We would therefore question whether this site is

suitable for development.

f) Land at Former Shepherds Spring Schools and Land at Roman Way

School – These site form parcels of land which are considered by Hampshire

County Council as surplus to requirements. Both sites forms areas of land

classified as school playing fields and as such their loss would need to be

considered against the guidance within PPG17.



g) Hillside Villas – We question whether the shape of the site would allow for a

high quality design providing adequate amenity space and living conditions for

future residents and given the proximity of the watercourses we would question

whether matters in relation to flooding have been fully considered when

assessing the site as deliverable.

Conclusions on Five Year Housing Land Supply

5.1.12 In conclusion, there are a number of sites which are considered to fail the tests of

deliverability as set out within PPS3 and those site should not, therefore, be counted

within Test Valley Borough Council’s housing land supply. The omission of those sites

outlined above would result the Local Planning Authority having 3.9 years supply of

housing land and a shortfall of 439 units over the 5 year period starting from April

2009.

5.1.13 Rolling this forward to take account of completions from the beginning of April 2009 to

the end of December 2009 will further demonstrate the inadequacy of the Council’s land

supply position. Whatever completions have occurred in the period April to December

2009 will have had an equal effect on the supply and requirement sides of the equation.

Thus the change in the 5 year supply since 1st April 2009 can be assessed by comparing

the number of new permissions given to the additional requirement (9 months of the

RSS figure), thus:

Net new dwellings added to the supply: +23

less:

Dwellings added to the requirement (75% of 412pa requirement):-309

equals:

Change in the 5 year supply April – December 2009: -286

This would turn our assessed deficit at March 2009 of 439 dwellings into a deficit of 725

dwellings in December 2009 and further demonstrates the continued contraction of the

Council’s housing land supply with the need to bring forward sites to contribute to the

delivery of housing.

5.1.14 Given the RSS requirements, the relatively slow delivery of housing over the past three

years, and the sites identified within the SHLAA which are not considered by the

applicant to be deliverable, it is considered that there will continue to be a requirement

for a strategic site to be identified within the Core Strategy.



5.1.15 The location of the application site has, on numerous occasions, been confirmed as

suitable for residential development and its omission from previous development plan

documents has only related to concerns regarding the deliverability of the site. This

planning application seeks permission only for land within the control of the applicant.

5.1.16 Paragraph 71 of PPS3 advises that where LPAs cannot demonstrate an up-to-date five

year supply of deliverable sites, for example, where LDDs have not been reviewed to

take into account policies in PPS3 or there is less than five years supply of deliverable

sites, they should consider favourably planning applications for housing, having regard

to the policies in PPS3 including the considerations in Paragraph 69.

5.1.17 Test Valley BC has not reviewed its policies to take account of PPS3, which was

published in December 2006 following the adoption of the Local Plan in June 2006, and

it is considered that the Council does not benefit from a 5 year housing land supply of

deliverable sites in accordance with Paragraph 54 of PPS3. On this basis PPS3 directs

that the Council should consider favourably this application in accordance with

Paragraph 69 of PPS3. The DCLG guidance on Demonstrating a 5 Year Supply of

Deliverable Sites advises that even where they can demonstrate an up to date 5-year

supply of deliverable sites, they should:

“Consider planning applications having regard to PPS3 (in particular paragraph 69), Development Plan policies and other material considerations. In areas with significant demand and need for housing Local Planning Authorities should not necessarily treat the 5-year housing provision figures as a ceiling which cannot be exceeded.” (emphasis added)

5.1.18 It is considered that the Council’s five year land supply in the northern part of the

Borough is wholly dependent on two key sites, East Anton and Picket Twenty, and with

the suggestion of further development through greater densities on these sites, the

Council is arguably even more exposed to the performance and delivery of such sites –

this is not in our view a flexible and responsive land supply position as is required by

PPS3.

5.1.19 Accordingly, the nature and circumstances of supply are such that the Council’s five

year land supply is fragile and heavily dependent on the delivery of two key sites. The

Council must have due regard to the trajectory and supply of housing land over the

whole plan period in order to achieve a flexible and responsive housing land supply for

at least 15 years from the point of adoption of LDDs. Indeed, Paragraph 55 of PPS3

requires that LPAs should also identify a further supply of specific developable sites for



years 6-10, and, where possible, for years 11-15. Even if one were to accept (which we

do not) the Council’s position of 5.8 years supply (or 5.1 years assuming a requirement

of 412dpa), such supply is only marginally above the 5 year requirement and the

delivery of Picket Piece would make an important contribution to both 5 year and 6-10

year housing land supply.

5.1.20 Notwithstanding this assessment of the Northern Test Valley area, regard should be had

to the need to consider Test Valley Borough as a whole. RSS Policy H1 requires LPAs to

ensure delivery of district/Borough wide housing requirements, i.e. 501 dwellings per

annum or 10,020 over the plan period. Paragraph 7.9 of the RSS notes that LPAs should

ensure clear arrangements for managing and monitoring the delivery of housing

provision for sub-regional areas together with the trajectory for the district as a whole.

Using the Council’s own SHLAA data it is estimated that there is a Southern Test Valley

5 year housing land supply of 4.36 years as at 1st April 2009. Paragraph 52 of PPS3

states that the Government’s objective is to ensure that the planning system delivers a

flexible and responsive supply of land. Flexibility is therefore at the heart of national

policy on housing, as set out in PPS3. Whilst the RSS may disaggregate the housing

requirements within Test Valley, PPS3 does not make such a distinction in policy terms.

Thus, when examining either Northern Test Valley, Southern Test Valley or the whole

Borough, the Council’s housing land supply is considered to be deficient in terms of the

5 year land supply requirement.

Suitability of Picket Piece

5.1.21 We do not consider that the delivery of development at Picket Piece would prejudice the

preparation of the Core Strategy, including the identification of strategic sites for

development, nor would it harm wider policy objectives as referred to in paragraph 69

of PPS3. The site has been proposed for strategic allocation by the Council in the now

withdrawn Core Strategy where Picket Piece was proposed for 800 dwellings and the

site compares favourably in relation to all other sites in the northern part of Test Valley.

5.1.22 In September 2005, following the Local Plan Public Inquiry, the Inspectors Report

confirmed in relation to Picket Piece that:

“It seems to us that the area already has the semi urban character of an existing mainly residential community on the edge of Andover...we therefore have no hesitation in concluding that Picket Piece has the potential for a planned extension to the existing urban area.”



We consider that demonstrating the deliverability of Picket Piece is best served through

the preparation and submission of a planning application and Environmental Impact

Assessment.

5.1.23 In accordance with Paragraph 69 of PPS3, it is considered that the development

proposed and set out in more detail in the Design and Access Statement is of high

quality, with a good mix of housing in accordance with RSS Policy H2, and Local Plan

Policy ESN03. The site has been used efficiently in terms of land use, balancing the

spatial context to the site against the objective of Paragraph 40 of PPS3, RSS Policy and

Local Plan Policy ESN03.

5.1.24 The suitability of the site for housing as been demonstrated by the previous Local Plan

Inquiry and though the Environmental Impact Assessment accompanying this planning

application, and the development is in line with planning for housing objectives,

reflecting both need and demand as well as the emerging spatial vision for the area –

as confirmed by the recently withdrawn Core Strategy – which demonstrates without

doubt that the site is considered suitable for development. The site is located close to,

and will provide through a new local centre, a range of community facilities, with good

access to jobs, key services and infrastructure, especially through enhanced public

transport provision in accordance with paragraph 36 of PPS3. We consider that the

above justification warrants the favourable consideration of development within an area

of countryside subject to the normal policy of development restraint (Local Plan Policy

SET03).

Deliverability

5.1.25 The land subject to the planning application is either under ownership to Wates

Developments Ltd or under the control of the applicant via an option agreement with

the relevant landowners (many of them local residents of Picket Piece) to promote

residential development of the site. There is therefore no obstruction to the delivery of

this site for development. All of the option agreements envisage and facilitate a

comprehensive development of the site. There are three small parcels of land between

Walworth Road and Ox Drove (shown with a dotted red line on the master plan), which

Wates anticipate have the potential to come forward for development at a later stage

and therefore the Environmental Impact Assessment has assessed these areas as part

of an overall development of up to 800 homes, including two substantial development

areas north of Walworth Road (also shown on the master plan). The Design and Access

Statement considers the overall development as well as that proposed for this planning



application and demonstrates that the site has been carefully designed to accommodate

further areas of development in a comprehensive and logical manner.

5.2 Design

5.2.1 The application is supported by a Design and Access Statement (DAS) prepared by

Barton Willmore. The report addresses the requirements of Circular 1/06 and the

detailed rationale is not repeated here other than to highlight the principal aspects of

the design of the proposed development. The DAS also includes information pertaining

to the subsequent phases of development assessed within the Environmental Statement.

Quantum and Use

5.2.2 The planning application seeks permission for the first phase of a development of 800

dwellings with associated open space, community facilities and a primary school. Phase

one comprises up to 530 dwellings, a local centre (comprising a 400m² convenience

food store, 200m² of A1 to A5 uses and a 300m² community facility), a primary school,

formal and informal open space as set out below:

Sports Grounds/Formal Recreation - 1.72ha

Parkland - 3.21ha

Informal Recreation Areas - 1.51ha

Children’s Play Space - 0.77ha

Allotment - 0.38ha

TOTAL - 7.59ha

Sports Pitch Provision

5.2.3 The areas of open space (both formal and informal) are dispersed across the site for

ease of access to future residents of the development and include two formal sports

pitches, a Multi Use Games Area (MUGA) and three Local Equipped Areas of Plan

(LEAP). One of the sports pitches lies on land to the South of Ox Drove which it is

proposed will take the form of a junior pitch.

5.2.4 The location of a junior pitch on land to the south of Ox Drove will provide a degree of

separation between the two sports pitches and will require users of the pitch to cross

Ox Drove. However, Ox Drove is not heavily trafficked as it currently exists and the

development proposals include measure to discourage traffic from Ox Drove, whilst

ensuring there are no vehicular access points from Ox Drove into the proposed



development. The pitch south of Ox Drove is situated approximately 150m from the

proposed sports pavilion, easy walking distance from the changing rooms, with 90m of

this distance achieved by simply walking along the edge of the northern sports pitch. A

pedestrian friendly crossing point will be provided over Ox Drove. The junior pitch south

of Ox Drove will be set within an area of ground modelling to create the required Sport

England gradient, and this will serve to create an attractive backdrop for spectators to

watch matches on the pitch, creating a grassed embankment on the southern side of

the pitch. This creates added value to the development and existing residents by

delivering a unique facility which is suitably located to both minimise disturbance to

residents but provide an effective use of land in easy walking distance of the proposed

development for formal sports provision.

5.2.5 It is intended that the junior sports pitch will located adjacent to an area of informal

open space which could includes elements such as a skate park and is surrounded by a

circular walkway for informal recreational uses, both of which will provide surveillance

of users of the pitch, as will the existing and proposed residential dwellings to the north

and west. As such we consider that the proposed open space provision in terms of the

range and type of provision, its quantity and its disposition, is functional, attractive and

acceptable in planning terms and represents a real asset to the proposed development

and existing community.

5.2.6 The amount of open space, its location and the form within which it is proposed (i.e.

the mix of types) is in accordance with RSS Policy CC8, Local Plan Policy ESN22 and the

provision of community facilities complies with the provisions of Local Plan Policy

ESN30.

5.2.7 The proposed open space meets the requirement of the withdrawn Core Strategy Policy

for Picket Piece in terms of quantum of space, plus sports pitch provision, a multi-

purpose community building and shopping facilities to meet local needs. Health facilities

are not proposed as Hampshire Primary Care Trust has not stated that it will be seeking

the provision of a health facility on site. A financial contribution for off-site GP surgery

improvements is most likely but this needs formal agreement. The community building

is capable of being used as a satellite GP surgery if required.

Retail Assessment

5.2.8 A Retail Assessment report has been submitted in support of the planning application.

The report demonstrates the following:



(i) There is policy support for the provision of retail facilities at expanded

communities such as Picket Piece.

(ii) There is a clearly defined quantitative and qualitative need for the indicative

amount of retail floorspace proposed.

(iii) The amount of retail floorspace proposed is well within the suggested parameters

for the amount of floorspace which could be supported by the existing and

proposed development.

(iv) The scale of retail floorspace is consistent with the role and function of Picket

Piece and commensurate with addressing the needs of its existing and new

residents. Similarly, the quantum of retailing proposed can be supported by the

new residents of the development, without needing to draw existing retail

expenditure from other centres. It is self sustaining in expenditure terms, and

will not therefore compete to a material extent with or have an adverse impact

on retail facilities in existing centres. The local centre will accord with Local Plan

Policy ESN20.

Layout

5.2.9 The master plan and illustrative layout submitted provides for a flexible layout, taking

full account of the location of the site interspersed with existing residential and

commercial development. The overarching principles for the site have evolved in

response to the contextual analysis within the DAS. As such, the principles for the

development of the site are set out below:

• Comply with policy guidance and, in particular, local plan policy;

• Integrate the site with the adjoining areas;

• Provide a landscape open space network;

• Create a development which minimizes the need for car journeys and

encourages walking and cycling;

• Adopt an environmentally sensitive approach minimizing the impact on

surrounding areas;

• Provide a distinctive high quality in terms of building, urban form and spaces,

which draws on the traditions of the area; and

• Create a safe and attractive place, which fosters a sense of community.



5.2.10 A sensitive approach to the layout and siting of development is adopted in accordance

with the objectives of Local Plan Policy DES05, including the retention of green space,

fitting in with the landscape structure and minimizing tree and hedge losses and

ecological impact. The defining characteristic which has driven the layout of the

proposed development is the retention of Important and other species rich hedgerows.

The development will have a strong sense of place promoted by the use of references

from distinctive places in the area. Areas of public open spaces and the local centre will

be created for the benefit of new residents and the existing community. The

development will provide a mixture of house types and tenures meeting the needs of

the local community. The development will ensure good design (an attractive, durable

and adaptable place) in accordance with Paragraph 33 of PPS1.

5.2.11 The proposed development is founded on a key access loop – the main street, which

runs on an east west axis in parallel to Walworth Road, connecting to the existing road

at two points, one at the eastern end of the site and the other towards the western end

of the site. This will enable the development to be served by public transport on a loop

which uses Walworth Road to connect with the new main street. A Local Centre,

including a one form entry primary school is proposed within the site, at a position

accessible to Walworth Road and the Walworth Estate as well as centrally located within

walking distance of new residents. This centre will contain a food store and other retail

units plus a community building for a variety of uses.

5.2.12 A sports pavilion and Multi-Use Games Area (MUGA) is to be provided along with

children’s play areas and formal sports pitches. These facilities and key route form the

backbone of the new community, which will then be divided into a series of residential

character areas. A key aim of the Master Plan is to create a development with a distinct

identity. Therefore based on the location, density and the use of the units, five key character

zones have been identified each of which has a specific role in responding to landscape, or key

routes within the development. The spaces, which meet the objectives of Local Plan Policy DES10,

are described in further visual and written detail in the DAS, and are summarised as follows:

• High Street Frontage:

• Main Street Frontage;

• Green Lane Frontage;

• Back Streets; and

• Mews.



Walworth Industrial Estate

5.2.13 With respect to the boundary facing the proposed Walworth Estate extension, we

consider that appropriate regard has been made to this relationship, with development

proposed to front the western boundary of the site, incorporating a 10m buffer within

the site to the dwelling frontages. It should be noted that the Local Plan allocation for

the Industrial Estate, policy AND03.2 advises that a landscape buffer 15 metres wide on

the eastern boundary of the site is to be provided and the text of paragraph 10.5.3

states:

“The layout of the development and the design and location of any new buildings will need to take account of the existing development at Picket Piece and that area's potential for further residential development. Buildings should be set back from the eastern boundary, by approximately 35 metres and be orientated so that service areas are not facing housing. Their design and siting should also be such that any noise generated is minimised. That part of the site rising southwards to Ox Drove is sensitive in visual terms when viewed from the south and longer distance views from the north. Buildings here should respect those views and their height will need to be restricted.”

5.2.14 It is considered that the combination of measures outlined above, together with our

proposal would result in commercial and residential buildings at least 45 metres apart,

with no servicing areas fronting housing and a substantial landscaped buffer across the

boundary of some 20 metres in depth. As such an adequate relationship would exist

between residential and commercial development in this context. Matters of privacy and

open space and daylight and sunlight considerations in respect of the illustrative layout

and design principles have been addressed as part of the Design and Access Statement

in accordance with Local Plan Policies AME01 and AME02.

Scale

5.2.15 The heights of the buildings in the Application Site will range between 2 and 3 storeys.

The accompanying Environmental Statement Parameter Plans define the envelope for

storey heights whilst the illustrative master plan has been developed to allow for

flexibility at the detailed design stages. All properties will be within the parameters that

the plans have established. Scale parameters are contained within the DAS and the

scale height and massing reflects the objectives of Local Plan Policy DES06.



Appearance

5.2.16 Whilst the appearance of the buildings is reserved for future consideration, the Design

and Access Statement contains information in respect of the potential design, materials

palette and influences from surrounding villages and towns. The overall design responds

positively to the character and appearance of the surrounding area in accordance with

Local Plan Policy DES02 criterion a, and Policy DES07. The architectural strategy for the

site establishes design principles for a variety of building types spread across the Site.

5.2.17 While there has to be a certain amount of coherence in the treatment of elevations so

that they respond to local distinctiveness, this should not suppress the expression of

their type and the use of modern technologies and materials. In considering the

principles for each use there are a number of factors which influence them all. These

include:

• Creating a sense of local distinctiveness which in terms of architectural

treatment recognises the building traditions and vernacular of the surrounding

villages. The local character analysis identifies potential urban form and

architectural references.

• The range of uses, density and height of development set out in the planning

parameters.

• The townscape opportunities and environmental context of the development;

and

• Providing sustainable buildings to reduce energy consumption and minimise

waste.

The overarching requirement is to produce high quality distinctive and sustainable

architecture and is set out in further detail in the DAS.

Landscape

5.2.18 The detailed landscape proposals will be considered at the reserved matters stage,

however the planting scheme will take account of the hedgerows to be retained and will

seek, in most places to reflect the hedgerow species prevalent within the area. The

landscape strategy for the site is included within the appendices to the landscape

chapter of the Environmental Statement.

5.2.19 The development will accord with the objectives of Local Plan Policy DES01 (Landscape

Character) in accommodating the new homes without detriment to the distinctive

landscape qualities of the area and ensuring sufficient landscaping to integrate the



development into the local environment. The key features of the landscape structure

(which are discussed in greater detail in the DAS) are as follows:

• Proposed and retained hedgerows to feature wide grass verges forming edge

habitats, to soften the road infrastructure and enhance local biodiversity;

• Proposed linear ‘parkway’ aligning northern boundary to be enhanced with

additional native trees and a managed shrub under storey. The parkway will

enhance the local biodiversity in this area by incorporating informal pedestrian

routes through managed grassland areas;

• Semi-mature native tree planting within hedgerows will increase opportunities

for extending ecological corridors at tree canopy level. Such methods will be

introduced where gaps between hedgerows allow roads or paths to pass

through;

• Where necessary, non-native hedgerow trees will be phased out and replaced

with appropriate native, locally appropriate species;

• Avenue planting forms a transition from informal street planting to ‘village’

street planting and will feature large, native trees set within managed shrub and

grass landscaping;

• Informal street planting will feature medium native trees ideally suited for

urbanised planting, which will also contribute to the overall vegetative

framework associated with the landscape in the wider context;

• Proposed ‘domestic’ residential planting including trimmed hedgerows and shrub

planting creating separation between existing and proposed properties;

• Naturalistic play areas within informal open spaces, featuring retained and

proposed vegetation including managed hedgerows, grassland mosaics and scrub

planting to improve biodiversity and blending ecological benefi ts with

educational appreciation of nature.

5.3 Landscape and Visual Appraisal

5.3.1 There is a strong framework of hedgerows and tree belts along the eastern boundary of

the site, which forms a visual buffer between the built form within Picket Piece and the

open countryside. The site is also visually contained by a substantial hedgerow to the

north adjacent to the railway embankment, existing mature hedgerow trees within

hedgerows, a degraded framework of hedgerows within the southern portion of the site

and domestic planting within the gardens of existing residential properties.



5.3.2 The existing structure of hedgerows, hedgerow trees and tree groups provides a strong

and attractive context for high quality design and ecological management as part of the

development.

5.3.3 In terms of the landscape character, at a national level, the site falls within the

Hampshire Downs, a landscape described as a strong rolling downland with scarps,

hilltops and valleys which have an open and exposed character. In contrast, the

sheltered downland valleys exhibit a strong framework of mixed-species hedgerows,

interspersed by numerous woodland blocks to give a strong sense of enclosure.

5.3.4 At a county level, the site is described as part of the Urban Area given its close

proximity to the urban edge of Andover, and the strong presence of residential and

commercial development in the area.

5.3.5 At a localised level within the Test Valley Borough, the Site lies within the Andover

Chalk Downland which forms part of the wider Chalk Downlands. The Andover Chalk

Downland is characterised by settlements resulting from ribbon development at Andover

and Picket Piece. The built-up edge of these settlements is recognised in the wider

landscape where urban fringe activities are visible from the open area of downland.

Historical land use influences the landscape as exhibited by the 19th century

parliamentary enclosure. This character is evident on the site where larger fields have

been subdivided to form smaller grazing paddocks for horses.

5.3.6 The landscape and visual appraisal within the Environmental Statement fully considers

the context of the Application Site and the impact of the development upon the

landscape.

5.3.7 The detailed visual appraisal demonstrates that the site is seen from a number of local

viewpoints. This includes open and partial views obtained from the roads and properties

which abut or are included within its boundaries. Open views are also obtained from

localised residential areas on Walworth Road and Ox Drove which pass through and to

the south of site. In these views, hedgerow character of the vegetation within the site

usually forms a prominent feature in the local landscape and accordingly has been

retained where possible. However, the remainder of the site is typically seen in the

context of the existing properties along Walworth Road and Ox Drove.

5.3.8 The visual appraisal confirms that longer distance views towards the site are restricted.

Again, topographical variation, and intervening vegetation within the landscape



collectively screen and curtail views from the wider area. As a consequence, the site’s

contribution to the appearance of the landscape to the east of Andover is limited.

5.3.9 The results of the visual assessment demonstrate that a relatively limited number of

properties would experience moderate adverse effects in the longer term as a result of

the development. The properties that would be affected by the development are mostly

located in close proximity to the site. A number of residential properties at some

distance from the site would obtain long distance views towards the development.

However, the significance of the effects on these views is considered to be to minor to

negligible at worse due to their distance from the site and the filtering effect of

intervening vegetation and topography.

5.3.10 The views from the roads and railway which are local to the site would experience

minor or negligible adverse visual effects from the development at scheme completion,

and these include views from Walworth Road and Ox Drove. In these views, the

development would generally be seen in the context of the existing built up areas and

urban activities which occupy land surrounding the site. Longer distance views towards

from roads at a greater distance are generally curtailed by topography and existing

vegetation.

5.3.11 Although the land subject to development would change in character, the character of

the site is already influenced by the existing urban areas which surround it. As a

result, the change in character would move from a semi-urban or semi-rural character

to one which is more strongly urban. This represents a different order of effect to a

change from wholly rural to wholly urban. In addition, although the landscape

character of the site itself would change, the impact of this change on the character of

the surrounding landscape would be more limited.

5.3.12 The existing structure of hedgerows on the site would, for the most part, be retained,

and this would provide a robust landscape framework for the new development. The

reinforcement of the existing pattern of vegetation with new planting, which respects

species of local provenance, and the appropriate management of existing landscape

features, would ensure that the landscape structure of the area would be reflected

within the layout of the development. As a result, the pattern or “grain” of the

landscape would be retained and reflected within the mitigation proposals for the site.

5.3.13 A number of ecological enhancement opportunities would flow from the development

proposals. The planting proposals are anticipated to cover extensive areas, and would

consist of locally indigenous species. The introduction of new planting would enhance



the biodiversity importance of these areas as well as providing a variety of tree age.

The master plan includes the creation of accessible green spaces and corridors

associated which will offer a significant contribution to recreational opportunities within

the community.

5.3.14 In summary, the development would result in a change in outlook for a number of

properties, roads and railways in the medium to long term. However, the provision of

substantial areas of structural landscape planting on the edges of the development

would provide visual “buffers” to views and provide nature conservation benefits that

extend along established green corridors. As the structural and informal street planting

matures, the development would become increasingly assimilated into the wider

landscape, and some of the local adverse visual effects would be reduced. In addition,

the landscape mitigation measures proposed would result in environmental and

benefits, and would enhance and reinforce local landscape character, local

distinctiveness and contribute a positively to the aims of a broader green network. The

site provides a high degree of visual containment from the surrounding landscape and

would respect the existing landscape structure and key on site features. Accordingly it

is considered that the site has a high capacity in landscape terms to accommodate

residential development in an acceptable manner.

5.3.15 On this basis the development accords with PPS1 and PPS7 in protecting and enhancing

the natural environment and character of the countryside, and in particular would not

adversely affect the setting of the North Wessex Downs AONB. The development

respects the local landscape character, in particular ensuring the retention of a large

proportion of the existing hedgerows and provides an appropriate landscape planting

strategy which will complement the development and the location of the site in

accordance with RSS Policies C3, C4 and C5 and Policies ENV07, DES01, DES08 and

DES10 of the Local Plan.

5.4 Ecology and Nature Conservation

5.4.1 The Application Site lies on Upper Chalk with the overall ecological zone of influence of

the development considered to extend across the site as a whole and constitutes all

areas of land which have the potential to be affected by the Proposed Development.

5.4.2 The majority of the site, as existing, comprises open extended gardens to the rear of

residential dwellings along Walworth Road and Ox Drove. The site is divided into parcels

both by land ownership (with associated fences) and with an extensive network of

hedgerows which include Elder, Hawthorn, Privet and buckthorn. There are a number of



the hedgerows which are considered to be of significant importance and one of the

defining constraints of the site has been the desire to retain the hedgerows as much as

possible.

5.4.3 The primary ecological value of the site is within the well established and extensive

network of hedgerows, which are of Borough value and qualify as UK BAP priority

habitat. In addition to their innate wildlife value, they also support invertebrate, bird

and bat populations all assessed as of local or Borough value. Dormice also live within

these hedgerows in three discrete locations, and these are a receptor of county

importance, although their patchy distribution across the site indicates that this

population may not be viable even in the absence of development. The site, and

adjoining land, provides foraging for bats. During surveys five species of bat were

recorded, including the common Pipistrelle, Serotine, Noctule, Myotis and Long-Eared

Bats. These are generally the more common species and whilst a single roost was

identified, it will not be affected by the proposed development being within an existing

dwelling which is outside of the Application Site.

5.4.4 Retention of hedgerow habitat has been a primary focus of the design of the

development parameters and it has been possible to maintain a valuable network of

hedgerows on the site through a combination of retention and habitat creation. This

has enabled the majority of the existing wildlife value of the site to remain.

5.4.5 The overarching ecological mitigation measures comprise a site clearance strategy (for

the construction phase) and a hedgerow and grassland management plan (for the

operational phase). In particular, the hedges along the eastern boundary will be linked

to the wide hedgerow buffer that surrounds the public open space proposed in the

south-east (south of Ox Drove). This area will provide substantial scope for ecological

mitigation in the form of species rich grassland creation, bat foraging habitat and

dormice habitat. This habitat mitigation area south of Ox Drove is of a scale and

continuity to surrounding countryside which is of local significance to the site and has

the potential to achieve both an attractive recreational environment as well as a diverse

ecological habitat which will benefit a range of protected species as well as providing

for invertebrates.

5.4.6 The site clearance strategy will set out the seasonal timing, methodology and, where

appropriate, licences required for clearance of semi-natural habitat on the site. The key

receptors are bats, reptiles, nesting birds and dormice. Each of these has different

optimal seasons for clearance and requires slightly different treatments. A co-ordinated



approach will therefore be critical to ensuring that adverse effects and legal offences

are avoided.

5.4.7 The hedgerow and grassland management plans will set out the techniques that will be

used to create habitats of ecological value and maintain that value in the long-term.

This includes measures such as rotational 3-5 yearly cutting for many of the hedgerows

and a programme of extensive management to promote natural regeneration within the

grasslands.

5.4.8 Other valuable receptors include slow-worms, along the London – Exeter railway line

embankment in the north of the subsequent development area and a bat roost,

immediately north of the application site (and therefore off-site). These receptors are

of county value and will be retained within the final scheme. Special mitigation

measures will be adopted in relation to the slow-worms and these include enhancement

of retained habitat and supervised site-clearance work in the appropriate season.

5.4.9 The residual effects of the development on ecology and nature conservation are

generally negligible although there will be some temporary adverse effects on

hedgerows and habitat connectivity during the construction period, before

compensatory habitat provision becomes established. One residual adverse effect of

site-scale significance will remain within the development and that is a residual loss of

semi-improved grassland. Substantial grassland retention and creation will take place,

and this residual effect is an unavoidable result of development over previously

undeveloped ground. The development will bring about beneficial effects through

eradication of invasive weeds and, if achieved, the long term retention of the currently

vulnerable dormouse population on the site as a result of species-specific habitat

enhancements. Long-term population monitoring for dormice will be undertaken in the

built scheme.

5.4.10 The proposed development is therefore considered to have incorporated a series of

measures in terms of its design, habitat retention and additional habitat creation to lead

to the realisation of opportunities to built-in nature conservation objectives in line with

PPS9. Where necessary the relevant European Protected Species Licences will be sought

from Natural England.

5.4.11 The development accords with the objective of RSS Policy CC1 in ensuring the

enhancement of the natural environment, Policies CC4, CC8 in providing green

infrastructure to enhance biodiversity, Policy NRM5 in providing no net loss of



biodiversity, Policy NRM7 in terms of the protection of trees/woodland and Policies

ENV01, ENV05, DES02, DES08 and DES09 of the Local Plan.

5.6 Transport and Accessibility

5.6.1 A Transport Assessment Report (TAR), Residential Travel Plan (RTP) and Public

Transport Strategy (PTS) have been prepared by WSP, which all form part of the

appendices to the Environmental Statement. The transportation infrastructure being

planned is designed to promote the use of modes of transport other than the private

car.

5.6.2 There is an existing network of pedestrian and cycle facilities within the vicinity of the

site, including designed crossing at some of the main junctions between the site and

Andover Town Centre. These will be enhanced through the creation of additional

facilities for walking and cycling and by creating better links to some areas, such as the

Walworth Business Park. The provision of the local centre and its associated services

will also provide services for existing and proposed residents within a convenient

distance of their homes, in line with the guidance in PPG13.

5.6.3 There is a single existing bus service which operates two journeys a day to Picket Piece.

There are, however, other services which run in relative close proximity to the

Application Site and operate a more regular service. As part of the package of transport

measures proposed with the development a new bus service will be provided which will

serve the Application Site and the wider population of Picket Piece and will provide a 20

minute frequency to Andover Town Centre and an hourly service to Basingstoke. High

quality, fully accessible vehicles will be utilised which are attractive, convenient and

safe. New bus stops within the Application Site will ensure that all new residents are

within a five minute walk of the service.

5.6.4 Two new junctions will be created along Walworth Road to provide access into the

Application Site. These will take the form of roundabouts and will include footways to

provide safe pedestrian access into the site.

5.6.5 Transport modelling undertaken by WSP, in consultation with Hampshire County Council

Highways, has demonstrate that the proposals for development at Picket Piece are

acceptable from a transport perspective, the assessment having included the cumulative

impact of the developments at East Anton, Picket Twenty and Andover Airfield as well

as all phases of the proposed development (i.e. up to 800 dwellings).



5.6.6 It has been demonstrated that in terms of location, the site is well positioned at the

east extent of the built up area of Andover. It has been demonstrated that all forms of

facilities (employment, schools, retail and leisure) expected to be required by residents

can currently be accessed within 30 minutes, via walking, cycling or public transport. In

the majority of instances, journey times are significantly shorter. Walworth Business

Park for example, a major employment centre in Andover is accessed within around ten

minutes on foot and the Picket Piece commercial centre is located adjacent to the site.

Andover town centre and River Way retail facilities can be accessed within a 30 minute

walk or an eight minute cycle. The site’s closest schools can be accessed by foot in less

than 25 minutes.

5.6.7 In terms of traffic generation, the TAR demonstrates that whilst the development will

lead to changes in the volume or traffic within the vicinity of the development site,

there will be no demonstrable impact on the local highway network when taking into

account the junction improvement schemes which have been secured through Section

106 agreements in connection with the Picket Twenty and East Anton developments.

5.6.8 The development proposals will aim to enhance walking, cycling and public transport

accessibility by implementing a series of internal pedestrian and cycling routes designed

to integrate seamlessly with the area’s existing routes and designed to follow existing

desire lines to key destinations including Walworth Business Park, Andover town centre,

and the railway and bus stations. Car parking provision will be provided in line with

local standards and based on locally identified demand and will be defined as part of a

reserve matters application. Parking would be provided in line with current best practice

in a number of forms, in courts, on curtilage and on street,

5.6.9 The application is accompanied by a comprehensive Residential Travel Plan prepared in

accordance with the guidance within PPG13 and will be accompanied by financial

contributions towards transport infrastructure, which will be secured through a Section

106 planning agreement in accordance with Circular 05/2005 and Local Plan Policy

TRA04.

5.6.10 The highways proposals and transport measures proposed fully accord with the

guidance contained within PPS1 (and its supplement), PPS3 and PPG13 as well as RSS

Policies T4 and T5, in particular the provision of a Travel Plan, the creation and

upgrading of safe and attractive walking and cycling opportunities and links and the

approach towards the provision of car parking spaces. The proposals also comply with

Local Plan policies TRA01, TRA02, TRA05, TRA06 and TRA09 which seek to ensure that



new development do not have an adverse impact on the local highway network, on

pedestrian and cycle facilities and provide safe means of access.

5.7 Air Quality

5.7.1 WSP has undertaken an air quality assessment which forms part of the Environmental

Statement. It is proposed to provide a Construction Environmental Management Plan

(CEMP) to ensure that the effects of the construction phase of the proposed

development are kept to a minimum in terms of magnitude, duration and location.

According to the assessment significance criteria within the Environmental Statement,

the impact of phase 1 of the development is considered to range from negligible to

neutral for NO2 (nitrogen Oxides) and PM10 (Particulate Matter with aerodynamic

diameter of less than 10 micrometres).

5.7.2 Mitigation measures proposed during the construction phase will include:

• vehicles carrying loose aggregate and workings should be sheeted at all times;

• implementation of design controls for construction equipment and vehicles and

use of appropriately designed vehicles for materials handling;

• completed earthworks should be covered or vegetated as soon as is practicable;

• regular inspection and, if necessary, cleaning of local highways and site

boundaries to check for dust deposits (and removal if necessary);

• minimise surface areas of stockpiles (subject to health and safety and visual

constraints regarding slope gradients and visual intrusion) to reduce area of

surfaces exposed to wind pick-up;

• use of dust-suppressed tools for all operations;

• ensuring that all construction plant and equipment is maintained in good working

order and not left running when not in use;

• Restrict on-site movements to well within site and not near the perimeter, if

possible; and

• no unauthorised burning of any material anywhere on-site.

5.7.3 On the basis of the assessment, and with the proposed mitigation in place, the

proposed development is in accordance with the guidance set out within PPS23 and is

consistent with the long term objectives of Policy NRM9 of the RSS.



5.8 Noise and Vibration

5.8.1 Chapter 11 of the Environment Statement considers the issues in relation to noise and

vibration, a full assessment of which has been undertaken by WSP. There are very few

buildings to be demolished as part of the proposed development and these are mainly

limited to the chicken shed on the south western edge of the site. Demolition can often

generate the highest noise levels and as such the CEMP will ensure that all contractors

keep noise and vibration disturbance to a minimum during this phase.

5.8.2 The assessment has shown that construction noise will lead to a negligible effect whilst

the vibration associated with construction will be minor adverse whilst works are being

undertaken close to existing dwellings.

5.8.3 When operational the proposed development will increase road traffic noise levels on

surrounding roads by less than 1dB which is considered to be negligible.

5.8.4 There may be a requirement on the Application Site for some piled foundations and

should this be required a further assessment of the noise and vibration associated with

such works will be carried out.

5.8.5 Overall the proposed development (during construction and operational phases) will

produce a negligible effect in terms of noise and vibration and as such the development

complies with the guidance contained within PPG24 together with Policies CC1, CC2

NRM10 of the RSS.

5.9 Water Quality and Resources

5.9.1 WSP has undertaken a Flood Risk Assessment (FRA) for the proposed development in

accordance with PPS25 and which forms a technical appendix to Chapter 12 of the

Environmental Statement.

5.9.2 The Application Site lies within Flood Zone 1 (low probability) and there are no events

of flooding recorded in the recent past. Potable water supply is provided in the vicinity

of the site from Fullerton Water Treatment Works.

5.9.3 The FRA details the surface water drainage strategy for the site which mainly consists

of Sustainable Drainage Strategy (SUDS) and includes the use of swales and soakaways.

There are no attenuation ponds or water courses proposed as the infiltration rates for

the area do not require them. The SUDS strategy will ensure that there is no residual



effect from the proposed development and as such the proposals are in accordance with

PPS25, PPS1 (and its supplement), Policies CC1, CC2, CC4, NRM1, NRM2 and NRM4 of

the RSS and Local Plan Policies ENV09 and HAZ02 in ensuring that the development will

not have a significant effect in the area and would not increase the volume or surface

water run-off entering the existing water courses.

5.10 Ground Conditions and Contamination

5.10.1 The site is considered to be of high environmental sensitivity due to the surrounding

residential properties, underlying Major Aquifer and areas of potential ground

contamination.

5.10.2 The main effects relating to the potential for soil and groundwater contamination result

from surrounding site uses, current and historical site uses, disruption to existing

ground contamination during construction works, fuel storage and use of plant.

5.10.3 An intrusive investigation is required in order to identify any contaminants present

across the site and for geotechnical design purposes. The proposed intrusive

investigation shall also include groundwater level monitoring and sampling to determine

the groundwater levels across the site and contamination status of the major aquifer

beneath the site.

5.10.4 If all appropriate mitigation, and remedial techniques if required, are implemented it is

anticipated that there will be no significant residual effects on the site with respect to

ground conditions and contamination, i.e. the risk is negligible.

5.10.5 By adopting the remediation strategies that have been suggested, the development will

help to minimise the risk of pollution to the new site users and residents, and to the

surrounding environs.

5.10.6 The development will therefore accord with the objectives of PPS23, and Local Plan

Policies HAZ03 and HAZ04.

5.11 Waste

5.11.1 Demolition and construction works in connection with the proposed development will

result in waste arising and the need to dispose to landfill. In order to minimise the

volume of waste generated, a Site Waste Management Plan (SWMP) will be provided

which the site contractor will adhere to.



5.11.2 The waste arising from the completed development will comprise a mixture of

household refuse waste, household green waste and a limited amount of commercial

waste. TVBC provide a kerbside refuse and recycling collection service, which future

occupiers of the development will be eligible to take advantage of. Adequate space will

therefore be provided within residential plots to allow for the segregation and storage

of waste.

5.11.3 The likely residual effect of the operation of the development in terms of an increase in

waste is considered to be of minor adverse significance and the development will accord

with the objectives of RSS Policy W2 and PPS10.

5.12 Archaeology

5.12.1 WSP has undertaken an assessment of the development in terms of archaeology and

cultural heritage, based upon on desktop study and site visits and which forms Chapter

13 of the Environmental Statement.

5.12.2 The site lies to the east of the modern urban area of Andover, and its origins lie as part

of the historic hundred of Andover. Early evidence is known of prehistoric and Roman

activity within the study area, though few sites of these dates have been investigated to

fully determine their relative importance in the wider landscape. This is of particular

relevance to the prehistoric landscape which, while being relatively well understood in

region, has not been subject to significant modern investigation within the study area.

The nearest evaluation investigated potential remains of this period (to the west of the

site) recovered no evidence.

5.12.3 During the Medieval and Post Medieval periods, the site lay in the agricultural lands

outside any areas of settlement. The Ox Drove, identified as being established in the

Medieval period, is not known to have attracted roadside activity of significant nature.

5.12.4 Given that parts of the site have been subject to relatively low levels of historic

development, there remains potential for the survival of remains from the prehistoric

and Roman periods in line with the recovery of material recovered from the west of the

Site. Artefactual evidence may be present from the Medieval period onwards.

5.12.5 The full scope of archaeological investigation will need to be discussed and agreed with

the Archaeological Officer at Hampshire CC prior to the implementation of the



archaeological works. The development therefore accords with the objectives of PPG16

and Policy ENV11 of the Local Plan.

5.13 Agriculture

5.13.1 A report on Agricultural Issues has been prepared by Reading Agricultural Consultants

in support of the planning application. The principal agricultural issue relevant to the

Picket Piece site is that of the quality of the affected agricultural land. While national

and regional planning policies seek to safeguard land of high quality, the so-called best

and most versatile agricultural land, as a sustainability consideration, it is accepted that

releases of such land will on occasion be necessary. In those circumstances it is

national policy that local planning authorities determine the weight to be attached to

this factor having had regard to competent advice. This criterion has been met in

relation to the consideration of the Picket Piece site.

5.13.2 The site has been identified as one of only two development option locations on the

periphery of Andover which do not have substantive effects on high quality farmland,

which is universally present around the town. The highest quality land is concentrated

to the north and west, with poorer quality land being intermixed with high quality land

to the south and east. The particular circumstances at Picket Piece where there is

existing developed land and a highly fragmented pattern of land ownership have been

independently considered to produce conditions in which any best and most versatile

land would be unviable.

5.13.3 Published data suggests that the residual agricultural land within the site is of best and

most versatile quality and in a quantity the loss of which would normally be regarded as

significant. This assessment is, however, mitigated by the particular circumstances.

5.13.4 There are no farm structures or agri-environment considerations within the site which

would be adversely affected by the development, and the clearly contained nature of

the site and the proposed development design militate against adverse effects arising

for agricultural interests on the adjoining land. Accordingly the development is

considered to accord with the objectives of PPS7.

5.14 Sustainability and Resource Use

5.14.1 A Sustainability Statement has been prepared by WSP in support of the application. The

sustainability objectives were based on Test Valley Borough Council’s (TVBC) Core

Strategy Preferred Options Sustainability Appraisal Report (January 2008).



5.14.2 It is expected that water efficiency will primarily be achieved in residential dwellings

through the commitment to the Code for Sustainable Homes. Code for Sustainable

Homes Level 3 has a limit for internal water use of 105 litres per person per day. Non-

residential buildings are expected to be in compliance with BREEAM ‘Very Good’. Further

water conservation measures to be included at the detailed design stage include:

• The use of water butts within residential and central areas;

• Grey water reuse where feasible;

• The use of rainwater harvesting systems such as tanked permeable paving; and

• The use of water efficient technologies where possible in bathrooms and kitchens

including spray taps, water saving shower heads, flow controllers, dual flush toilets

and water efficient appliances including washing machines and dishwashers.

5.14.3 The two key drivers for energy efficiency and renewable energy generation are the

Code for Sustainable Homes and the South East Plan. The Code for Sustainable Homes

Level 3 requires a minimum 25% reduction in dwelling emission rate over target

emission rate. Policy NRM11 of the South East Plan sets a target of 10% renewable

energy generation for major developments. The detail on how these are to be achieved

and the technologies that may be used will be set out at the detailed design stage.

Where possible, the following features will be included in the design of the Overall

Development:

• Improved thermal insulation;

• Energy efficient low energy internal and external light fittings; and

• Low energy lighting to be used in communal areas with occupancy sensing controls

where possible.

5.14.4 Options for renewable or low carbon energy will be identified at the detailed design

stages. Given the proximity of a gas main to the site, gas Combined Heat and Power

has been identified as a potential low carbon option.

5.14.5 The significant sustainability benefits are:

• Creating a cohesive and sustainable community through:

o Provision of a mix of dwelling sizes;

o Provision of a mixed use scheme that will generate a number full time jobs

and providing significant and important new retail floor space

o Provision of a community centre and a school for the new residents;

o Provision of 40% affordable homes; and



o Crime reduction through implementation of the principles of Secured by

Design.

• Design out potential noise impact;

• Retain and enhance important ecological features and green corridors such as native

hedgerows;

• Providing a low carbon development through:

o Sustainable design and construction including commitments to the Code for

Sustainable Homes and BREEAM; and

o Sustainable transport systems, including improvements to the local bus

service, enhancements to pedestrian and cycle routes and a Travel Plan.

• Use of sustainable construction criteria that incorporate use of sustainable materials

and waste minimisation.

5.15 Planning Obligations

5.15.1 The proposed development will give rise to the need for planning contributions, made

necessary by the development. The Council seeks such contributions under Local Plan

Policy ESN30.

5.15.2 The Council’s Annual Monitoring Report (December 2009) advises that the target, set

out in the Housing Strategy 2008 to 2011 is 100 dwellings of affordable housing per

year. The Strategy was updated in the last reporting year and targets will be increased

to 200 per annum for the next reporting year. However, since 2001, the average

number of affordable homes delivered per annum is 99. The Housing Strategy reports

that house prices have increased in Test Valley by 196% in the last ten years.

Households within Test Valley have lower mean household incomes (£38,600) than

Central Hampshire as a whole (£39,800). In Test Valley an average key worker salary is

only 57% of the income needed to purchase a home.

5.15.3 There are 3,600 current housing applicants in Test Valley registered, of which 2,290,

fall within the definition of housing need from the Department for Communities and

their needs are unlikely to be met within the housing market. In addition to this, a

further 1,107 households are seeking intermediate forms of affordable housing. The

level of housing need therefore exceeds the number of new affordable homes developed

each year. In Test Valley the minimum estimate of housing need suggests that there is

a need for around 280 affordable (social rented) homes each year in addition to the

number of new social rented homes planned for the Borough over the next 5 years.

There is therefore a rising pattern of housing need and it is essential that new



affordable homes are delivered on appropriate sites. Picket Piece is an opportunity to

deliver a range of affordable homes. We are advised that in accordance with policy, the

Council will seek 40% of all units to be affordable, with a tenure split of 70/30% in

favour of social rent, and the remainder a mix of shared ownership and discounted

market properties in groups of 10-15 units across the site. The provision of affordable

housing addresses the requirement of PPS3, RSS Policy H3 and Local Plan Policy ESN04.

5.15.4 It is expected that the development will make a range of further contributions to

infrastructure and services, either through on site provision, secured by S106

agreement, of via the provision of a financial contribution to off-site works or public

services. These will be the subject of more detailed negotiation and discussion as part

of the planning application process, but are likely to include the following:

• Affordable housing;

• Public open space, including children’s play space and formal sports pitches;

• A community building;

• A one form entry Primary School site and financial contribution;

• Public Art;

• Residential Travel Plan and related transport measures.



6.0 CONCLUSIONS

6.1 The proposed development has been formulated and designed in consultation with the

community and taking fully into account all relevant matters. The applicant therefore

considers that the application should be permitted for the reasons set out within this

statement which are summarised below.

a) Principle of Development: The site currently lies within an area designed within the

Local Plan for frontage infill development. There is a long planning policy history

associated with the Application Site including the consideration of the site for allocation

within the Local Plan – where the Inspector concluded that it is a suitable location for

development.

b) Northern Test Valley has an annual requirement for 305 dwellings in accordance with the

Regional Spatial Strategy for the South East, and delivery over the past 3 years has fallen

well short of this requirement (379 in total). It is not considered that the Local Planning

Authority have a five year housing land supply identified within their SHLAA. We consider

that the Local Planning Authority has 3.9 years supply of housing land and a shortfall of

439 units over the 5 year period starting from April 2009. Accordingly, the nature and

circumstances of supply are such that the Council’s five year land supply is fragile and

heavily dependent on the delivery of two key sites. The Council must have due regard to

the trajectory and supply of housing land over the whole plan period in order to achieve a

flexible and responsive housing land supply for at least 15 years from the point of adoption

of LDDs.

c) In accordance with Paragraph 69 of PPS3, it is considered that the development proposed

and set out in more detail in the Design and Access Statement is of high quality, with a

good mix of housing in accordance with RSS Policy H2, and Local Plan Policy ESN03. The

site has been used efficiently in terms of land use, balancing the spatial context to the site

against the objective of Paragraph 40 of PPS3, RSS Policy and Local Plan Policy ESN03.

d) The suitability of the site for housing as been demonstrated by the previous Local Plan

Inquiry and though the Environmental Impact Assessment accompanying this planning

application, and the development is in line with planning for housing objectives, reflecting

both need and demand as well as the emerging spatial vision for the area – as confirmed

by the recently withdrawn Core Strategy – which demonstrates that the site is considered

suitable for development. The site is located close to, and will provide through a new local

centre, a range of community facilities, with good access to jobs, key services and



infrastructure, especially through enhanced public transport provision in accordance with

paragraph 36 of PPS3. We consider that the above justification warrants the favourable

consideration of development within an area of countryside subject to the normal policy of

development restraint (Local Plan Policy SET03).

e) Design: This is an outline application with all matters in relation to external appearance,

layout, scale and landscaping reserved for consideration at a later date. An illustrative

layout is provided which demonstrates that the proposal can provide a high quality form of

development which respects the existing dwellings within the vicinity. Further details on

design are contained within the Design and Access Statement which fully accords with

Circular 01/2006 and provide further commentary of the development in relation to Local

Plan Policies AME01, AME02, DES02, DES05, DES06 AND DES07.

f) Landscape and Visual Assessment: The development accords with PPS1 and PPS7 in

protecting and enhancing the natural environment and character of the surrounding area,

with detailed emphases placed on the retention of the existing hedgerows on the

Application Site. The development proposes the provision of significant areas of public

open space and ensures that new landscaping will be provided to strengthen the retained

network of hedgerows in accordance with policies DES08 and DES10 of the Local Plan.

g) Ecology and Nature Conservation: The proposed development has fully considered the

implication of residential development on existing ecological habitats and wildlife species

and provides a full package of mitigation measures and nature conservation improvements

to ensure that the long term effect on the biodiversity of the site is enhanced in

accordance with PPS9 and Policy DES09 of the Local Plan.

h) Transport and Access: The provision and promotion of sustainable transport measures in

the development, including the provision of a Residential Travel Plan accords with PPS1,

PPS3 and PPG13 as well as the relevant Development Plan Policies.

i) Air Quality: The proposed development is in accordance with the guidance set out in

PPS3 and within policies NRM10 and HAZ03 of the Development Plan Documents.

j) Noise and Vibration: The proposed development, during the construction and operational

phases will have a negligible noise effect on all receptors. In terms of vibration appropriate

mitigation measures will ensure that there are minimal effects of existing residents. The

overall impact road traffic noise levels on surrounding roads will be an increase of less

than 1dB which is considered to be negligible.

k) Water Quality and Resources: The Flood Risk Assessment (FRA) for the proposed

development has been prepared in accordance with PPS25 and identifies that the



Application Site lies within Flood Zone 1 where there is a low probability of any flooding

events. The proposed development will incorporate SUDS which will ensure that there are

no residual increases in surface water run off as a result of the development. Accordingly

the proposed development comply with PPS25, PPS1 (and its supplement) and the relevant

Development Plan Policies.

l) Ground conditions and land contamination: If all appropriate mitigation, and remedial

techniques if required, are implemented it is anticipated that there will be no significant

residual effects on the overall site with respect to ground conditions and contamination,

i.e. the risk is negligible. By adopting the remediation strategies that have been suggested,

the development will help to minimise the risk of pollution to the new site users and

residents, and to the surrounding environs. The development will therefore accord with the

objectives of PPS23, and Local Plan Policies HAZ03 and HAZ04.

m) Waste: The Site Waste Management Plan (SWMP) will ensure that a waste hierarchy

system and best practice methods are utilised for the disposal of waste arising during the

demolition and construction phases of the proposed development. The proposals for waste

comply with the guidance contained within PPS10 and the relevant Development Plan

Policies.

n) Archaeology: The application site has been the subject of relatively low levels of historic

development and as such there remains the potential for archaeological material to be

found. As such archaeological investigations will be required, which will be agreed with the

Hampshire County Council’s Archaeological Officer and which can be secured appropriately

through the use of planning conditions in accordance with PPS16 (Archaeology and

Planning) and Policy ENV11 of the Test Valley Borough Local Plan.

o) Agriculture: The development of the site at Picket Piece is not considered to have

substantive effects on high quality farmland, which is universally present around Andover

itself and concentrated to the north and west. The current land ownership situation at

Picket Piece are not considered to support the best and most versatile agricultural land and

coupled with the lack of any farm structures or agri-environment considerations it is not

considered that there are any agricultural constraints to the development of the site, in

accordance with PPS7.

p) Sustainability and resource use: The significant sustainability benefits are:

• Creating a cohesive and sustainable community through:

o Provision of a mix of dwelling sizes;



o Provision of a mixed use scheme that will generate a number full time jobs

and providing significant and important new retail floor space

o Provision of a community centre and a school for the new residents;

o Provision of 40% affordable homes; and

o Crime reduction through implementation of the principles of Secured by

Design.

• Design out potential noise impact;

• Retain and enhance important ecological features and green corridors such as native

hedgerows;

• Providing a low carbon development through:

o Sustainable design and construction including commitments to the Code for

Sustainable Homes and BREEAM; and

o Sustainable transport systems, including improvements to the local bus

service, enhancements to pedestrian and cycle routes and a Travel Plan.

• Use of sustainable construction criteria that incorporate use of sustainable materials

and waste minimisation.

q) Planning Obligations: It is expected that the development will make a range of further

contributions to infrastructure and services, either through on site provision, secured by

S106 agreement, of via the provision of a financial contribution to off-site works or public

services. These will be the subject of more detailed negotiation and discussion as part of

the planning application process, but are likely to include the following:

• Affordable housing;

• Public open space, including children’s play space and formal sports pitches;

• A community building;

• A one form entry Primary School site and financial contribution;

• Public Art;

• Residential Travel Plan and related transport measures.

6.2 In conclusion, the development accords with the guidance in PPS1 and PPS3, in

particular providing development to meet the need for new housing, and is consistent

with the objectives of PPS4, PPS7, PPS9, PPS10, PPG13, PPG16, PPS22, PPS23, PPG24,

and PPG25 as well as RSS and Local Plan policies.
