Planning Committee 29 September 2022
Application Number:
21/10052 Outline Planning Permission
Site:
LAND TO WEST OF, WHITSBURY ROAD, FORDINGBRIDGE
Development:
Residential development and change of use of land to Alternative
Natural Recreational Greenspace and all other necessary on-site
infrastructure (Outline planning application all matters reserved
except means of access only in relation to a new point of vehicular
access into the site)
Applicant:
Pennyfarthing Homes Limited
Agent:
Terence O'Rourke Ltd
Target Date:
21/05/2021
Case Officer:
Stephen Belli
Extension Date:
14/09/2022
________________________________________________________________________
1
SUMMARY OF THE MAIN ISSUES
The key issues are:
1) P
rinciple of development including 5-year land supply and the Tilted Balance
2) Site layout and design, number of dwellings, impact on the character and
appearance of the area
3) Access and highway safety, including design of highway infrastructure, tri
p
generation and local road capacity, sustainable transport opportunities, and
c
ar parking provision
4) Ecology - on site impact on protected species, Biodiversity Net Gain (BNG),
Recreational Habitat Mitigation and provision of Alternative Natural
Recreational Greenspace (ANRG formerly called SANG), and impact
on
S
ites of Interest for Nature Conservation (SINC), nutrient neutrality and
impact on River Avon SAC
5) Fl
ood risk, surface and foul water drainage
6) Impact on setting of Listed Buildings (Forres Sandle Manor School)
7) E
nvironmental health considerations
8) I
mpact on residential amenities of near neighbours, in terms of light, outlook
and privacy and general amenity in relation to road infrastructure impact
9) Minerals – safeguarding and sustainable use of minerals on site
10) Affordable housing policy, application submission not policy compliant
11) S106 contributions and Heads of Terms in the event of an approval
2
SITE DESCRIPTION
The site comprises the main part of Strategic Site 17 and includes various parcels of
land running to 29.9 hectares in extent located on the north western edge of the
town and situated mid-
way between Strategic Site 16 (land at Station Road) and Site
18 (land at Burgate). The site is currently in a mix of agricultural, horticulture and
woodland uses with a number of small holdings. The site is bounded to the south
east by the former railway line which itself forms the edge of the town and adjoining
estate development of Avon Meade/ Parsonage Park built in the 1980s and 90s; to
the north by the Sweatfords Water mains river and its floodplain with a significant
area of woodland; to the south by Marl Lane (a public bridleway and vehicular
access route with a limited number of direct accesses to residential properties); and
to the north west by Puddleslosh Lane (a public bridleway with a limited number of
residential properties accessed directly from it along with an electricity substation).
The site also has a small frontage direct onto Whitsbury Road (class C public
highway).
Forres Sandle Manor School which contains Listed Buildings lies close to the south
western corner of the site near the junction of Puddleslosh and Marl Lanes. Arch
Farm forms a small collection of buildings used for a variety of industrial uses along
with a new farm shop all of which front onto Whitsbury Road. Directly opposite this
part of the site lies a new housing development built and completed by
Pennyfarthing Homes in early 2022 known as Augustus Park/Avenue (17/10150
refers – see planning history below).
There are three locally designated sites of interest for nature conservation (SINCs)
included within the site and located alongside the river. The River Avon is an
internationally designated Special area of Conservation (SAC) and lies
approximately 900 metres north east of the site, with the New Forest National Park
(a designated SAC and Special Protection area and Ramsar site/SSSI) with its
boundary along the River Avon at this point a similar distance to the north east.
Cranborne Chase AONB lies approximately 2kms to the north west of the site. The
site is also covered by a blanket Tree Preservation Order imposed prior to the site
being formally allocated.
The Whitsbury Road frontage of the site lies approximately 1km to the mini
roundabout in the town centre. Fordingbridge Junior and Infants School and Burgate
secondary school lie within 500 metres of the Whitsbury Road Frontage. The SW
corner of the site is approximately 800 metres measured in a straight line to
Whitsbury Road.
Tinkers Cross forms a small hamlet at the junction of Whitsbury Road and Fryern
Court Road. A parcel of agricultural land at Tinkers Cross is also included within
Strategic Site 17 and this site which was the subject of a report to Committee in
February 2022 (20/11469 refers) and is located immediately to the north of the river
with a common boundary between the two development sites formed by the river.
Site 17 also contains two other smaller parcels of development land east of
Whitsbury Road.
The site is currently crossed by two public footpaths with FP79 and FP78b running
centrally east- west and connecting Puddleslosh Lane and Avon Meade/Parsonage
Park estates. FP 78a connects with the other two footpaths and runs south
connecting to Marl Lane. The old railway line along the south eastern boundary of
the site marks the line of FP 501 but this lies outside the application site. This
footpath terminates further north as dwellings and gardens on Avon Meade have
been allowed on the line of the former railway.
Site constraints/ designations
• Strategic Allocated Site Local Plan 2016-2036
• Flood zones 2 and 3
• Tree Preservation Order covers whole site
• Adjacent to public bridleway (Puddleslosh Lane)
• Adjacent to public bridleway (Marl Lane)
• Includes parts of three SINC areas
• Article 4 Direction restricting means of enclosure – confirmed 13/04/15 for
the erection, construction, improvement or alteration of a gate, fence, wall or
other means of enclosure being development comprised within Class A of
Part 2 of Schedule 2 to the Order and not being development comprised
within any other class.
3
PROPOSED DEVELOPMENT
Introduction
The originally proposed development was for a total of 403 new dwellings together
with new road access infrastructure etc. Following a series of meetings with your
officers and consultations with statutory and other consultees along with the public,
the development now proposed is for outline planning permission for up to 342
dwellings with all matters reserved for future approval except for means of access.
Access proposals
Access into the site will be formed from a new roundabout on Whitsbury Road
which will in itself replace the existing T junction which serves Augustus Park. The
roundabout will have four arms, one leading northwards out of Fordingbridge along
Whitsbury Road, one arm leading southwards to the town centre, one arm leading
eastwards into Augustus Park (and then onwards into Site 18 eventually exiting on
the A338 to the north of the town), and one arm forming the principal and only
means of vehicular access into the current development site. The development site
access will also be required to cross the Sweatfords Water and will do so via a new
river bridge. The access road from Whitsbury Road into the site as far as the first
residential parcel to be developed is included in the details for approval at this stage
along with the bridge and
the roundabout. The plans indicate emergency only points
of access onto Puddleslosh Lane but there are no details submitted at this stage.
Masterplan and Parameter Plans
The applicants have submitted an illustrative masterplan and a series of parameter
plans setting out individual residential blocks separated by areas of open space and
drainage channels with each block served by a series of estate roads and footways.
The plans also indicate a series of new walking and cycling routes through the site
connecting the site with Whitsbury Road, Marl Lane and Puddleslosh Lane. The
plans indicate a series of drainage ponds and channels as part of the surface water
drainage strategy. The existing public footpath lines on the site are to be protected
albeit one of these is bisected by the main access road into the site (with a
formalised road crossing point included). An overall masterplan of the site is
submitted for illustrative purposes, with this plan exactly overlaying the parameter
plans and building blocks shown so can be considered to be a good representation
of the building blocks that will likely form the basis of any future reserved matters
application.
In terms of land uses the Parameter Plans indicate the existing woodland area lying
south of the river will be retained and incorporated into a network of public open
space (POS) and Alternative Natural Recreational Greenspace (ANRG formerly
known as SANG). The SANG that was formed to go with the Ford 1 Augustus Park
development will be partly removed by the new roundabout and bridge/road works.
This is to be replaced and brought forward by a S106 agreement prior to any works
taking place to create the access. Parts of the POS will have restricted access e.g.,
through some of the wooded or flood plain areas because ecological sensitivity of
those parts. The layout also makes provision for a series of drainage basins and a
dedicated wetland area.
Phasing of development
With regard to the phasing of development at this point there is no indication if the
development will be phased into two or more phases or built out in one phase. What
is clear is the roundabout and river bridge with the primary access route into the site
are likely along with the consequential flood water attenuation works and other
infrastructure works likely to be the first phase. No dwellings will be constructed until
the access road is completed to at least basecourse level. Construction traffic will
not be permitted to access the site other than through the new road. In terms of
development economics this is a substantial financial outlay required well in
advance of the first house being sold. Whilst there are no guarantees it is likely that
the development will be built out in one go over a period of 2-6 years. As for
phasing with other Fordingbridge sites the applicants have indicated that the site
will not come forward until after their major land interests on Site 18 have been
completed (see application 21/11237 for details). Again, there is no guarantee that
Site 17 will be taken forward by the current developer – it might therefore come
forward earlier in the suggested programme.
Amended plans
The original plans submitted in January 2021 have been amended previously in
September 2021 with a further round of consultations. A further set of amended
plans (June 2022) has again been the subject of full consultation with statutory and
other consultees as well as neighbours and other interested 3
rd
parties who have
expressed views on the earlier plans. The application is accompanied by an
Environmental Statement and the changes have been the subject of the necessary
press notice publication and site notices. Changes to the original Environmental
Statement have formed part of the latest set of amendments. All the documents
now submitted including an affordable housing viability assessment are available to
view on line.
Finally, following on from the June 2022 amendments the applicants have
responded to the negative comments of some consultees and provided a further
selected set of amendments dealing with highway matters, landscaping, lighting,
and drainage. These plans received on 12 August and 24 August have been placed
on line and any further comments received will be reported either below or via late
correspondence update at the Committee meeting.
4
PLANNING HISTORY
20/10351 Applicants agreed to submit an Environmental Statement to cover
the bulk of Strategic Sites 17 and 18
Scoping Opinion issued 29/05/20 for Site 17
15/10960 1.1m high boundary fencing; gate
Land off MARL LANE, FORDINGBRIDGE SP6 1JR
Planning permission granted 09/10/2015 (See Article 4 constraint
above)
Various planning permissions based on the use of Sequoia Farm and other
holdings within the site for agricultural purposes and use in association with horses
– not directly relevant.
Other Fordingbridge Strategic Site applications
Site 16 Land to the north of Station Road
20/10522 Infinite Homes Ltd
Development of 240 dwellings, a new access off Station Road,
10.7ha of public open space (SANG, formal open space and informal
open space), associated private amenity space, off-
street car parking
and access roads." (Outline Application with details only of Access) -
LAND NORTH OF, STATION ROAD, FORDINGBRIDGE SP6 1JW
Withdrawn 22 April 2022 – new submission pending from CALA
Homes Ltd.
Site 17 Land at Whitsbury Road
20/11469 Pennyfarthing Homes Ltd (PFH)
Erection of 64 dwellings, change of use of land for Alternative
Natural Recreational Greenspace, new access onto Whitsbury Road,
and all necessary on-site infrastructure
LAND AT TINKERS CROSS, WHITSBURY ROAD, TINKERS
CROSS, FORDINGBRIDGE SP6 1NQ
Resolved to grant permission subject to S106 at February 2022
Committee – permission not yet issued.
17/10150 Pennyfarthing Homes Ltd
Development of 145 dwellings comprised: 39 detached houses; 31
pairs of semi-detached houses; 1 block of 8 flats; 1 block of 7 flats
with terrace of 3 houses; 1 block of 7 flats; 1 terrace of 6 houses; 2
terraces of 5 houses; 1 terrace of 3 houses; garages; parking;
SANG; public open space; access onto Whitsbury Road; associated
infrastructure; associated development works; landscaping
LAND at WHITSBURY ROAD, FORDINGBRIDGE SP6 1NQ
Planning Permission granted 26/03/18
(Now completed and occupied and known as Augustus Park – site
allocated as part of Local Plan part 2 in 2014 – Ford 1 – NB this
number of new dwellings is not included in the overall new minimum
allocation of 330 for Site 17)
Site 18 Land at Burgate
20/10228 Metis Homes Ltd
Construction of 63 dwellings, creation of new access, parking,
landscaping, open space and associated works, following demolition
of existing buildings - Land at BURGATE ACRES, SALISBURY
ROAD, BURGATE, FORDINGBRIDGE SP6 1LX (NB: PROPOSED
LEGAL AGREEMENT) – Resolution to grant subject to S106 10
February 2021
Planning permission granted 14 April 2022 – work commenced July
2022.
21/11237 Pennyfarthing Homes Ltd.
Hybrid planning application comprising: Outline planning application
(all matters reserved except means of access only in relation to new
points of vehicular access into the site) for residential development
and change of use of land to Alternative Natural Recreational
Greenspace, together with a community hub (to comprise a mix of
some or all of; local food retail, local non-food retail, community use
and business use) and all other necessary on-site infrastructure. Full
planning application for the first phase of development comprising
111 dwellings, public open space, Alternative Natural Recreational
Greenspace, surface water attenuation and all other necessary on
site infrastructure
LAND WEST OF BURGATE, SALISBURY STREET,
FORDINGBRIDGE SP6 1LX
Not determined – awaiting amended plans
5
PLANNING POLICY AND GUIDANCE
The Core Strategy 2009 (Saved policy)
CS7: Open spaces, sport, and recreation
Local Plan Part 2 2014 Sites and Development Management Development
Plan Document (Saved Policies)
DM1: Heritage and Conservation
DM2: Nature conservation, biodiversity, and geodiversity
DM4: Renewable and low carbon energy generation
DM5: Contaminated land
DM9: Green Infrastructure linkages
Local Plan Review 2016-2036 Part One: Planning Strategy
STR1: Achieving Sustainable Development
STR2: Protection of the countryside, Cranborne Chase AONB & New Forest
National Park
STR3: The Strategy for locating new development
STR4: The Settlement hierarchy
STR5: Meeting our housing needs
STR7: Strategic Transport Priorities
STR8: Community services, infrastructure, and facilities
STR9: Development within a mineral safeguard area
ENV1: Mitigating the impacts of development on International Nature Conservation
sites
ENV3: Design quality and local distinctiveness
ENV4: Landscape character and quality
HOU1: Housing type, size, and choice
HOU2: Affordable Housing
CCC1: Safe and Healthy Communities
CCC2: Safe and Sustainable Travel
IMPL1: Developer contributions
IMPL2: Development standards
Strategic Site SS17: Land at Whitsbury Road Fordingbridge
Supplementary Planning Guidance and other Documents
• SPD Mitigation Strategy for European Sites 2021
• SPD Parking standards 2022
• SPD Housing design, density and character 2006
• SPD Fordingbridge Town Design Statement 2008
• Air Quality SPD 2022
• Developer contributions towards air quality
• Cabinet Report on Monitoring Contributions 2022
• Draft SPD guidance on play provision within development sites
• Draft SPD Strategic sites masterplanning
• Ecology and Biodiversity Net Gain Interim Advice Note
Relevant Legislation
Planning and Compulsory Purchase Act 2004
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that
“where in making any determination under the planning Acts, regard is to be had to
the development plan, the determination shall be made in accordance with the plan
unless material consideration indicates otherwise
Environment Act 2021
Section 98 and Schedule 14 – Biodiversity Net Gain
Habitat Regulations 2017
63 – assessment of implications for European sites etc.
64 – considerations of overriding public interest
Listed Buildings and Conservation Areas Act 1990
S66 duty - special regard to desirability of preserving the building or its setting etc.
• Significance of the heritage asset
• Setting - wider rather than narrower meaning
• Substantial harm (complete loss) – exceptional circumstances
• Less than substantial harm – weighed against the public benefit
Relevant Government advice
National Planning Policy Framework July 2021 (NPPF)
• Section 2
Achieving sustainable development and the tests and presumption
in favour Including tilted balance
• Section 5 Delivering a sufficient supply of homes
• Section 11 Making effective use of land including appropriate densities
• Section 12 Achieving well designed places
• Section 14 Climate change, flooding and coastal change
• Section 15 Conserving and enhancing the natural environment
• Section 16 Conserving and enhancing the historic environment
National Design Guide 2021
6
PARISH / TOWN COUNCIL COMMENTS
Fordingbridge Town Council (comments set out in full)
Earlier submission comments (December 2021)
As discussed, at an extraordinary meeting of the planning committee to consider
application 21/10052 (Land to West of Whitsbury Road, Fordingbridge) the Town
Council recommended REFUSAL under PAR4.
The reasons for the recommendation were as follows:
• Pedestrian links need resolving - They are not adequate at present including
having to cross the road at a roundabout
• The roundabout is too intrusive
• The bridge is not in keeping
• Flood risks have not been addressed
• There is a lack of usable ANRG
• There are concerns about the effectiveness and attractiveness of the suds
• The density of houses is too great
• The biodiversity net gain target has not been reached - The Town Council is
not happy to consider net gain across more than one site
• Any standards that need to be met should be in excess of the bare
minimum. The developer needs to look to the future regarding sustainability.
• There are concerns about lighting affecting biodiversity
• Ecology and nature recovery needs much more thought - Merely providing
bat boxes etc. is not sufficient, especially if creatures have already moved
on because of the development as that is too late.
• The phosphate issues have not been addressed
• There is no updated HCC traffic report - This is in the context that it is felt
there is inadequate information in relation to a number of issues, without
which the Town Council can only recommend refusal.
The Town Council is also of the view that no roundabout should be built or there be
any development to the west of Whitsbury Road until the sites to the east have
been finished with the road to A338.
Amended plans comments (August 2022)
Fordingbridge Town Council recommends REFUSAL of planning application
21/10052 under PAR4 for the following reasons.
1. The link road from the A338 must be built before this application can be
started. This should be the most important condition. The existing roads will not be
able to cope with all the construction traffic and vehicles from 342 additional
dwellings unless a link road to the A338 is built first.
2. We disagree with the Highway Authority for raising no objection, as they do
not report on the impact of traffic using (i) residential roads that carry school traffic,
are used for school parking and have children walking to school or (ii) a single lane
country road too narrow for cars to pass without pulling into residential drive
entrances in order to reach the A338 to the north of the town.
In addition, previous Highways comments on the traffic assessments for the Bridge
Street mini-roundabout junction appear to conflict with one another:
20/10522 comment
"The model results show that without the proposed development in 2024...the
Bridge Street mini-roundabout would breach its capacity and is likely to experience
delays and congestion as a result..... Any additional traffic would exacerbate this
situation and add further delays, congestion and the likelihood of accidents to the
highway network such that any additional impacts would be considered severe."
21/10052 comment
"The modelling forecasts that with the traffic development and committed
development, the mini-roundabout B3078/Salisbury Street/B3078 Bridge Street
junction would operate within capacity in both future years of 2025 and 2036."
3. With 342 new houses and no new employment land all traffic will have to
travel through the already congested town roads to access employment. There is a
lack of measures looking at sustainable transport.
4. The Council consider a traffic management plan necessary for this
development.
5. The figures on the amount of recreation land do not add up. Most of the
proposed open spaces are small areas spread around the site, rather than
accessible ANRGs. The proposed areas don’t compensate for the SANG being lost
from the previous development to form the new roundabout and access road. Some
areas noted as ANRG will not be able to be used all year round. The proposed new
road separates the existing SANG, reducing both its utility for recreation and also
for wildlife, eliminating the possibility of creating a wildlife corridor as recommended
in the Nature Recovery Plan adopted by Fordingbridge Town Council. The fact that
the provision of Formal Public Open Space can be avoided by way of a contribution
detracts from the proposed scheme and is to the detriment of residents of the site.
Appropriate Formal Public Open Space should be included within the scheme.
6. The impact on existing facilities such as healthcare and schools. The
existing facilities struggle to provide services to existing residents and won’t be able
to cope with additional demands. There are no proposals to improve these facilities.
7. The ecological damage caused by developing this green space which
has always been an important rural part of the town.
8. The impact on, and the reduction in, the quality of life of the residents of
Fordingbridge due to construction work and additional traffic using roads through
residential areas. There will be significant harm to quality of life for many residents.
9. The large number of conditions is not acceptable. The responses from
some statutory consultees are dependent on many conditions being complied with,
and most of these will be difficult to enforce. The Highway Authority require an
hourly bus to be provided, but the adjacent roads are not suitable for buses. They
also require a construction phase traffic management plan, but no roads are
currently suitable for large lorries.
10. Phosphate mitigation needs further explanation, especially if
decommissioning of the Bickton trout farm has already started. What was the level
of phosphates from the Trout farm previously versus what will be the level of
phosphates from all the developments? Was the farm already being
decommissioned prior to purchase by Penny Farthing homes? Allowing additional
phosphates (mitigated elsewhere) is to the detriment of the local area.
11. The capacity of the sewerage system needs further explanation. There
appears to be no overall strategy to improve the sewerage works. The proximity of
the proposed new pumping station to existing properties in Sharpley Close was
considered to be very close.
7
COUNCILLOR COMMENTS
No comments received
8
CONSULTEE COMMENTS
The following comments in summary have been received. The full comments of
each consultee can be found on the planning web site. Comments received are split
between those submitted for the original plans and the first amended scheme
submitted in September 2021 (together under heading earlier submission), and the
second amended scheme (submitted in June 2022) the subject of this final report
(under heading of amended plans).
Cranborne Chase AONB Partnership
Earlier submission – refers to national guidance and protection policies for AONB
areas. Expresses concern regarding impact on Dark Skies Reserve, but no
objections on landscape impact. Concerns however expressed regarding increased
recreational impact on AONB from new development which is close and accessible
to the protected area.
Amended plans – Dark skies reserve will be adversely impacted - suggests light
survey is flawed as carried out when moonlight was present. Makes other
comments regarding technical inadequacies of the survey and requests this be
carried out again.
Environment Agency
Earlier submission – No objection subject to conditions requiring the following
• Compensatory flood plain works to compensate for bridge and road impact
• Any raising of land levels should be outside of the flood plain
• No storage of materials including soil within flood risk areas
• Bridge level is more than 600mms above post development flood levels.
• Implementation time period for mitigation works
• Maintenance requirement for flood compensation works
Amended plans - We have reviewed the additional information that has been
submitted and have no further comments to make. Our previous response dated 29
October 2021 (our ref; HA/2021/122963/02) still stands, and this is copied below for
ease of reference:
“
We have no objection to the proposed development as submitted, subject to the
inclusion of conditions and mitigation measures as set out in our response.
National Park Authority (Archaeology)
No archaeological interest - no objections
Natural England
Earlier submission - standing advice provided with regard to nutrient neutrality,
impact from recreation on protected areas, SuDS schemes being suitable for
biodiversity and BNG requirements of NFDC ecologist. These measures must be
addressed.
Amended plans – Provided the applicant complies with the NFDC SPD for
recreational disturbance impacts on European sites, we have no further comments
than those made in our remarks dated 09 November 2021.
NFDC Conservation
Earlier submission - Concerns expressed regarding the impact of the
development on the setting of Forres Sandle Manor at the south west corner of the
site. Refers to adverse impact on setting of Listed Building with new development
now so close. Harm to setting sits at lower end of scale, however. Any harm to be
balanced against overall public benefits.
Amended Plans – No further comments received.
NFDC Ecology
Earlier submission - In summary my main, currently unaddressed concerns relate
to:
• The assessment does not address the core biodiversity net gain principle of
additionality.
• Habitat Creation - Use of ‘Urban - Suburban/ mosaic of developed/ natural
surface’ is not appropriate; and
• Habitat Creation & Enhancement – use of unrealistic target condition given
intended use.
Subject to satisfactory resolution of my concerns surrounding biodiversity net
gain, I have provided a number of suggested wordings for planning conditions or
otherwise flagged the need for planning conditions including the following:
• The need for updated ecological surveys to identify shifts in the baseline
ecological condition and
• to support EPS derogation licence applications as required given the
proposed phased delivery of the development;
• Requirement for a Great Crested Newt Mitigation Strategy (and licence) to
be submitted; Sensitive lighting strategy to be submitted at detailed design;
• Secure bat boxes on 25% of dwellings and bird boxes on 75% of dwellings;
and
• Pre-construction badger and reptile surveys.
Amended plans – My previous comments have now all been addressed
satisfactorily e.g. relating to additionality, the realistic target condition of created and
enhanced habitats etc.
I have no problem in principle to the shortfall in biodiversity units (to reach the 10%
BNG) being provided on SS18 or offset via another provider e.g. Environment Bank
or other provider. I do think however that the offset needs to be linked to the point o
f
impact i.e. offset to be provided pre-occupation (or other timeframe which you are
content with). I wouldn't want a situation where the offset is provided a decade after
the impact for example, there needs to be an end point. Recommend approval
subject to conditions.
NFDC Environmental Health (Contaminated Land)
No objections subject to standard contaminated land condition being imposed to
deal with unexpected contamination should this be encountered on the site.
NFDC Environmental Health (Pollution)
Earlier submission - No objections subject to further noise assessment being
required at detailed stage and Construction Environmental Management Plan
condition should be applied to any approval to be agreed prior to commencement of
development works. Condition also required to agree any lighting scheme to ensure
this is not detrimental to public health.
Amended plans – No objections to lighting scheme for road and roundabout.
Condition needed to cover future reserved matters application.
With regard to noise levels the increase as a result of the proposed development
will generally be less than 3 dB for identified receptors on all but one of the road
links, these increases will be negligible and not significant. Receptors on Whitsbury
Road south of the site access are predicted to experience a 5.5 dB increase in road
traffic noise levels, which is considered to be a moderate, significant adverse effect.
The ES further outlines that such impacts upon receptors in Whitsbury road would
only occur if the development were to be brought forward in isolation and with the
construction of a spine road and access to the A338 as a result of the Land at
Burgate development (which according to the proposed phasing would be
constructed first), traffic will be diverted from Whitsbury Road.
It is noted that the overall conclusions of the revised assessment are not affected by
the revised addendum, as the changes in noise levels resulting from the revised
traffic movements associated with the proposed development are similar to those
set out in the original ES. No significant residual adverse noise effects are predicted
as a result of the proposed developments; however, should the applicant amend the
proposed phasing plan advised in the application, the potential impact from traffic
noise should be revised and mitigation measures outlined.
Environmental Health (Pollution) do not wish to raise any objection to this
application, subject to the proposed conditions outlined in our email below dated 04
March 2022 being attached to any granted permission.
Air Quality
Earlier submission - With regard to air quality awaiting further information and
clarification on traffic routes together with final approval of highway authority with
regard to trip assignment for all traffic. Further information is therefore required to
satisfy air quality issues.
Amended plans - The submitted air quality assessment (ref: A11338/7.0 June
2022) appropriately assesses the potential impact of the proposed development of
SS17 on local air quality in terms of the operation and construction phases of the
development. As such the conclusions are agreed.
It should be noted that should the applicant amend the developmental phasing
scheme advised in the application (including reference to the development of
SS18), the potential impact on local air quality should be reconsidered by the
applicant and if required a further air quality assessment undertaken.
Environmental Health (pollution) supports the applicant’s reference to the New
Forest District Council Air Quality Assessments in New Development SPD and
noted intended mitigation measures as stated in paragraph 5.3.2 of the air quality
assessment.
In conclusion Environmental Health (pollution) has no objection to the application
subject to the following condition be applied should permission be granted:
Prior to construction (including demolition) commencing on the site, a Construction
Environmental Management Plan (CEMP) shall be submitted to and approved in
writing by the Local Planning Authority.
NFDC Strategic Housing Manager
Earlier submission - Affordable housing needs stand at around 361 homes per
annum from 2016-2036. Refers to Local Plan guidance on tenure type and mix
required. Awaiting viability assessment and proposed offer. Need for S106 to
secure eventual affordable housing offer.
Amended plans – No further comments received.
NFDC Open Spaces
Earlier submission - Requires the following matters to be addressed adequately
either now or at detailed stage
• Replacement SANG lost from FORD 1 scheme due to road infrastructure
works
• Details of all play areas and equipment to be provided at detailed stage
• Details of all paths and cycleways
• Drainage basin and potential conflict with POS to be resolved
• Potential conflicts between ANRG and drainage basins to be resolved
• Adequate access needed for maintenance of all POS and ANRG areas.
Amended plans – Detailed comments set out on web site - further details to be
conditioned and submitted for approval. Further to the plan submitted for the
“replacement SANG”, provided this area is provided in full and Practical Completion
is certified by NFDC prior to commencement (of the SS17 access) and subject to
construction, planting and ecological protection details (at the appropriate stage),
the plan proposed looks very satisfactory and has my full support.
The proposed path/route would be attractive to potential users, therefore delivering
the mitigation functions, alongside starting to cohesively link together the
mitigation/POS space within all three developments, so they start to work “as one”,
therefore delivering stronger public and ecology benefits and community cohesion.
The potential for SS17 ANRG to be ready before first occupation and therefore
connect the existing SANG, this “replacement SANG” across the river valley ANRG
and into the PROW network has potential to be a strong contributor towards CS7
and mitigation outcomes for residents in the local area.
NFDC Trees
Earlier submission – Trees on site protected by a group TPO. Some elements of
the proposal such as drainage basins and proximity of new roads may have an
adverse impact on important trees. Two veteran oak trees in particular are bisected
by the new access road and will be adversely impacted. Currently object pending
further information.
Amended plans – Further information requested on impact on veteran trees. Also
concerned about new pathway through woods. Currently holding objection.
Further to my previous comments the applicant has now submitted an amended
road layout WSP drawing ref 1334-SK-516 which show the road layout with the
surface water drainage layout overlaid with the root protection areas of the trees on
the western side of the site. This shows that the drainage course will have a small
impact on the southern end of the woodland group and result in the loss of a small
categorised C grade tree. No drains are shown within the root protection areas of
the veteran oak trees.
The layout for the access road, bridge, drainage basins for the site. Broadly, follows
what has already been discussed and the two veteran Oak trees are still to be
retained with the maximum root protection areas of 15m provided for these trees.
The trees on the north eastern side of the river that are shown to be lost have
already been, in principle, accepted provided sufficient replacement tree planting is
included within the landscaping of this site to mitigate this loss.
A number for footpaths have been shown in the woodland areas, these can be
constructed/created with minimal impact to the trees if sufficient tree protection
measures and non-dig construction techniques are used. The position of these
paths can be agreed as a reserved matters submission.
Overall, I have no objection on tree grounds subject to the conditions on work
details and tree protection measures which need to be agreed.
NFDC Urban Design
Earlier submission -
There is much to commend this application in terms of design
within the development areas and in the provision of a green infrastructure, but the
access issues – particularly the bridge and roundabout are currently matters for
objection while other matters need further clarification in terms of design.
Please ask the applicant for the following:
• Amendments to ANRG to increase size of main area
• Development on brow of hill to be further justified
• Phasing diagram for the site
• Density should be reduced to accommodate lower density along site edges
• Bridge and roundabout need to be reduced and their impact softened
• More details needed on access road to assess impact
• Sustainability aspirations should be included in DAS
• Possible design code to guide Reserved Matters
• Any conditions should tie reserved matters applications to details now
submitted.
• Condition number of dwellings to be no more than 340.
Amended plans – Objections - see detailed response dated 26 July and 19
August (in response to the 12 August plans) – notes the improvements in layout
and reduction and removal of housing blocks in sensitive locations and welcomes
these positive changes, but there are still some remaining concerns regarding
access pathways, location of road, landscaping for road, lighting, and impact of the
foul water storage area, as well as adverse impact from engineering works
associated with the roundabout and bridge, and how SuDS basins and channels
will work in practice. More tree and hedgerow planting also needed to reduce
impacts overall. Further amendments now received do partially address the points
raised. This project has come a long way through a fruitfully iterative process,
engaging the applicant’s team. I really cannot see why embracing my comments
should be so difficult or why it might be seen as onerous.
NFDC Landscape officer
Earlier submission -
• Further details required regarding planting strategy and habitats proposed.
• Note LVIA impacts and design of site and planting needs to be mitigate this.
• New road access and bridge will have an adverse landscape impact.
Raising of existing levels and sharp slopes from road and bridge down to
river.
• Poor design and over engineered creating a conspicuous landscape feature
not in character with other local bridges.
• Detailed comments offered on ANRG strategy. Management plan needed
for existing woodland together with new planting proposals.
• Number of crossing points of river need to be rationalised to reduce physical
disturbance to this sensitive area. Two crossing points suggested.
• Makes suggestions for detailed planting plan. SuDS features not fully
detailed and need to be well designed.
• Quantum of POS and ANRG not clear yet. Loss of FORD 1 SANG needs to
be clearly provided.
• SINCS must not be counted as ANRG
Amended Plans – see urban design comments above
NFDC Waste Management
Need to consider requirements of new waste strategy in detailed plans.
Hampshire Constabulary
Provides detailed advice regarding designing out crime. Recommends condition be
imposed seeking full Secure by Design accreditation.
Hampshire County Council (Countryside Services)
Would not be in favour of Puddleslosh or Marl Lane being used for vehicular
purposes as this will impact on a right of way (bridleway in both cases). Any day to
day use would not be acceptable. Emergency access use would need to be tightly
controlled.
Hampshire County Council (Education)
Earlier plans - The County Council has used previous extension projects to derive
a cost for the proposed expansion to the primary places within Fordingbridge, and
this is estimated at £1,721,100. This is based on the provision of two teaching
spaces at both Fordingbridge Infant and Junior School, i.e., a total of four
classrooms. Details of how these costs were derived can be found in Appendix B.
This will go towards any expansion at Fordingbridge Infant and Junior Schools. In
summary, the contribution towards the expansion of Fordingbridge Infant and Junior
Schools is necessary as without an expansion they will not be able to accommodate
the children from the development.
No contribution will be sought to provide additional secondary school places owing
to the out country recruitment of pupils to the school.
Amended plans – As I understand that this is an amendment rather than a new
application, I will base my response on the 2019 guidance rather than the 2022.
That would make the revised contribution £1,471,592. This cost is indicated, at 4th
Quarter 2018 prices (BCIS All-in TPI Index 322) as per the 2019 guidance.
Hampshire County Council (Fire and Rescue)
Standing advice provided regarding building regulations and other fire safety
regulations. No further comments to add with amended plans.
Hampshire County Council (Highways)
Earlier submission – Holding objection pending the submission of further
information to cover the following issues
• Design of roundabout needs further details before we can comment fully
• Details of bridge not acceptable and further improvements needed in road
safety terms.
• Proximity of bridge to roundabout raises concerns
• Details and access to sewage holding tank needs to be re-assessed.
• Further details needed on access road into site
• Street lighting schedule needed
• Attenuation of highway water from the increased catchment not yet clear
• Sustainable transport inadequate at present. Puddleslosh Lane needs to be
improved
• Farm shop link needed from both this development and the Tinkers Cross
development.
• Public transport and bus route improvements are not adequate at present.
• Travel plan needs to be amended
• Need further information to assess junction capacity, local road capacities
and trip assignment to different roads along with assessment of impact
• Traffic modelling further work required - Different routes for traffic to be
agreed along with junction modelling – impact on various roads and
junctions to be completed.
• Mitigation for any impacts needed along with mitigation on roundabout at
Ringwood
Amended plans – see detailed comments dated 5 August.
In summary the highway authority has reviewed the information submitted and
raises no objection subject to provision of the following obligations:
• Travel plan
• Public transport strategy
• Off-site highway improvements including footpath improvements
and conditions to cover the following matters
• construction traffic management plan
• vehicle cleaning measures during construction
• access road detailed design including foot and cycle paths
Hampshire County Council (Local Lead Flood Authority - LLFA)
Earlier submission – no objections subject to detailed surface water drainage
plan and maintenance plan being submitted at detailed application stage.
Amended plans – comments awaited.
Groundwater level information has been added to the surface water drainage. The
general strategy has not changed, and a condition has already been proposed for
surface water drainage so we have no further comments at this time.
Hampshire County Council (Minerals)
No comments received to original or amended plans consultation
Hampshire County Council (Public Health)
Welcome provision of open spaces, sustainable transport links and other measures
to control air and noise pollution. Encourages good design and affordable housing.
Scottish and Southern Power
Advice provided on apparatus affecting site.
Southern Gas Networks
Standing advice on working with or close to pipelines
Wessex Water
Earlier submission - The foul attenuation tank shown has not yet been formally
approved by Wessex Water. Provided the Burgate schemes are able to connect
foul drainage through site SS17 then Wessex Water will be to facilitate design and
construction of this tank. We also acknowledge concerns regarding access to the
foul storage tank and would seek a site meeting to discuss this further with our final
comments to follow that.
Amended plans – I refer to the email below, the amended drawing from WSP
attached (version P05) and a site meeting between the applicant and our project
manager on 3
rd
August 2022. We acknowledge the Highway Authority are satisfied
with the revised arrangements. We note the swep
t path analysis on the drawing and
accept that vehicles will be able to access and exit the site compound providing a
turn is not made immediately into the site from the south (vehicles from this
direction will need to navigate the entire roundabout)
We withdraw our objection but wish to identify the following items to be considered
during detailed design of the station compound which will be instrumental to it’s
successful operation:
We acknowledge the aesthetical requirements and will endeavour to use surface
materials to lessen visual impact including, for instance, “truck pave” type surface
as opposed to concrete hard standing.
A concrete hard standing may be required, however, for a dosing kiosk if modelling
shows a need for chemical dosing to reduce septicity risk. Kiosks will be placed
balancing operational requirements with visual impact. Most of the apparatus will
be below ground.
We have some concerns over the open nature of the compound and reserve the
right to consider installation of bollards or other security measures if the area starts
to be used inappropriately by third parties.
9
REPRESENTATIONS RECEIVED
The following is a summary of the representations. There are a number of objectors
who have written in on more than one occasion, so the number of overall objectors
listed is not representative of the number of households objecting or supporting. All
comments received can be viewed on the public comments section of the web site.
160 letters of objection
• In principle objections – brownfield not greenfield,
• Change in character of town
• Visual intrusion into countryside and loss of open green spaces and green
lungs
• Adverse impact on areas of natural beauty
• Impact on local infrastructure like doctors, dentists, and schools – town can’t
cope at present, increase already in traffic speeds along Whitsbury Road
from Augustus Park development
• Promises of facilities and services after development is wrong way round.
• Development at Alderholt will exacerbate the impact of Fordingbridge
developments
• Development is not sustainable
• This development is not carbon neutral - house design should be improved
• Impact on more anti-social behaviour since last development
• Where are all these new residents supposed to work. Town is fast becoming
a dormitory settlement – not sustainable in the long term.
• New development will not bring new affordable homes
• Area being flooded with new homes already - we don’t need any more
• Loss of green fields works against need for food security
• Cumulative impact with other housing developments and loss of amenity to
adjoining residents through noise, disturbance, and light pollution
• No new development should take place until the Burgate link road is
completed.
• Concern about safety of pedestrians trying to cross Whitsbury Road – better
crossing points needed and better pavement network
• Concern about road layout and the gap onto Puddleslosh Lane leaving door
open for future town expansion to the west of the Lane.
• Augustus Avenue can’t cope with increase in traffic from all developments
• Concerned about raised nature of road and its impact on adjoining residents
• Access road is too close to neighbouring properties.
• Local roads will suffer from rat running and extra traffic
• Location of roundabout and road near existing play area not acceptable
• Adverse impact on ambience of Marl Lane and Puddleslosh Lane
• Concern about Puddleslosh Lane being used for emergency or general
access as it is simply inadequate for motor traffic.
• Alternative view that access should be from Puddleslosh Lane and not as
shown
• Additional use of Roger Penny way for commuting traffic
• Lighting assessment submitted is flawed and incorrect – adverse impact on
local wildlife as well as dark skies.
• Potential adverse light impact on Cranborne Chase dark skies reserve
• Ecological survey work and analysis is inadequate.
• Proposals for long terms biodiversity not guaranteed
• Loss of SANG land from Ford 1 development unacceptable and must be
replaced
• Concerns about local disruption through building works
• Adverse impact on local wildlife
• Additional impact on water courses and River Avon, this development with
others will adversely impact and create more pollution and flood risk. Chalk
systems and Karst especially sensitive to such changes to water
environment.
• Surface water drainage to Sweatfords Water must be avoided.
• Concerned about impact already on water quality on Sweatfords Water
• Site of pumping station should be moved away from local housing.
• SuDS design needs to be improved from that shown on Augustus Park
• Large developments not being monitored for adverse impacts
• Concerns about off-site flooding and downstream flooding on existing
homes
• Adverse impact from roundabout
• Impact of roadway on veteran trees
• Impact of bridge and roadworks will exacerbate flood risk.
10 letters of support or neutral comments
• Supports additional housing will help to widen choice and benefit young
people
• Affordable housing needed for our young families
• Additional revenue to the Council will assist in supporting infrastructure
improvements
• Fully supports new road link through Augustus Avenue
• How will biodiversity be protected from dog impact
• Off and on-site maintenance of any new infrastructure is vital
• Any permission should be subject to legal agreement and robust monitoring
takes place
• Would support reduction in speed limit along Whitsbury Road to 30mph
• New development will help to support local businesses in the town centre.
• Open space management should be handled by Town Council not the
developer
• Makes sense to expand town next to existing estate development.
10
PLANNING ASSESSMENT
A) PRINCIPLE OF DEVELOPMENT AND HOUSING LAND SUPPLY
Members are referred to the web link below which gives details of the Fordingbridge
Strategic Sites and indicates how they fit together both in geographic and in
infrastructure terms. (See Local Plan pages 161-175 for the Fordingbridge sites).
Local_Plan_2016-2036_Part_One_FINAL.pdf (newforest.gov.uk)
SS17 policy is set out in full below
i. Land at Whitsbury Road, Fordingbridge as shown on the Policies Map is
allocated for residential development of at least 330 homes and open
space dependent on the form, size and mix of housing provided, in
addition to the 145 homes already permitted within the site boundary.
ii. The masterplanning objectives for the site as illustrated in the Concept
Master Plan are to create a well-designed new neighbourhood of
Fordingbridge securing the protection and management of the Sweatford
green corridor and helping to deliver enhanced flood management for
the wider town by:
a. Protecting and enhancing the landscape and ecological value of the
woodlands, wetlands and watercourse features that make up a central
belt of green infrastructure through the site, centred around Sweatford
Water and the woodland tree groups west of the stream and along the
former railway line.
b. Integrating the management of fluvial, surface and groundwater flood
risk for all development at Strategic Site 17: Land at Whitsbury Road and
to Strategic Site 18: Land at Burgate, into the design and management
of landscape and greenspace.
c. Providing three distinctive neighbourhoods in terms of setting, sense
of place and character with a gradual transition to lower densities and
detached properties along rural edges including Puddleslosh Lane and
Marl Lane: • Enhancing Tinkers Cross as an identifiable hamlet
accessed off Whitsbury Road and close to the top of Puddleslosh Lane. •
A new rural edge neighbourhood between Sweatfords Water and
Puddleslosh Lane. • The land east of Whitsbury Road as a suburban
neighbourhood focused on a corridor of high quality streets and linked
spaces. • Provision of footpath adjacent to former railway line east of
Whitsbury Road 92.
d. Creating two main access points as a roundabout on Whitsbury Road,
offering a new access f
or local traffic towards the A338 (via development
at Strategic Site 18: Land at Burgate) and providing a sympathetically
designed bridge to provide the primary access to land west of
Sweatfords Water.
iii Site-specific Considerations to be addressed include
a. The developers of Strategic Site 16: Land to the north of Station
Road, Strategic Site 17: Land at Whitsbury Road, and Strategic Site 18:
Land at Burgate will be required to work cooperatively with each other
and with Wessex Water to deliver a suitable foul sewer connection to the
Fordingbridge treatment works.
b. Access to the site will be from a roundabout on Whitsbury Road, with
access to the south west side from a bridge crossing Sweatfords Water.
c. Contributions towards the provision of f
ormal open space on Strategic
Site 16: Land to the north of Station Road and/or Strategic Site 18: Land
at Burgate.
d. The loss of healthy specimen trees to accommodate development or
provide access should be minimised.
e. The preparation of a detailed site-specific Flood Risk Assessment
(FRA) will be required which should demonstrate that there will be no
inappropriate development within Flood Zone 3b
Site 17 is split between the current applicant’s other development at Tinkers Cross
(north of the current site) for which Members resolved in February 2022 to grant
permission for a total of 64 dwellings, and three other smaller parcels of land on the
eastern side of Whitsbury Road for which as yet there are no planning applications
submitted.
The Council cannot at this point in time demonstrate a five-year supply of
deliverable housing land and the Council’s Planning Policy team is currently
engaging with developers in order to produce an updated five-year housing land
supply figure that takes into account last year’s delivery of new homes along with
the latest information about sites coming forward. The updated housing land
supply position remains below the required 5 years. In such circumstances the
NPPF (para 11d) indicates that the tilted balance is engaged, whereby in applying
the presumption in favour of sustainable development even greater weight should
be accorded in the overall planning balance to the provision of new housing (and
affordable housing). The current proposal is for a new estate development of 342
dwellings which will make a valuable contribution to housing supply in the District.
The July 2021 NPPF states the following
For decision-taking this means:
c) approving development proposals that accord with an up-to-date development
plan without delay; or
d) where there are no relevant development plan policies, or the policies which are
most important for determining the application are out-of-date, granting permission
unless:
i. the application of policies in this Framework that protect areas or assets of
particular importance provides a clear reason for refusing the development
proposed 7; or
ii. any adverse impacts of doing so would significantly and demonstrably outweigh
the benefits, when assessed against the policies in this Framework taken as a
whole.
The remainder of this report will now turn to other environmental and sustainable
development factors to be balanced against this government advice to Local
Planning Authorities.
B) SITE LAYOUT, NUMBER OF DWELLINGS, DESIGN AND IMPACT ON
LOCAL CHARACTER AND APPEARANCE
Policy ENV3 of the Local Plan states that development should contribute positively
to local distinctiveness, quality of life and enhance the character and identity of the
locality by creating buildings, streets, places and spaces that are functional,
appropriate in appearance and attractive. New development should be accessible
for those with different needs with realistic levels of car parking, and attractive and
appropriate green spaces. The Local Plan includes a concept Masterplan on
which any new developments that come forward should be based unless the
developer can show any changes to that concept masterplan are improvements or
equal in quality. The Council’s draft SPD guidance on masterplanning sites is also
to be afforded some weight. Added to this local policy the Government has now
revised its NPPF in July 2021, and this together with the Governments Design
Guidance provides further advice in achieving improved standards of design in
layout and house types.
(i) Masterplan and Parameter Plans
The applicants have now submitted what is their third illustrative masterplan for the
site. Whilst the masterplan is for illustrative purposes it is supported by a detailed
Design and Access Statement (DAS) which includes a number of drawings which
show how the proposed densities in various parts of the site can be achieved, as
well as typical street scenes and a commentary on quality of design and open
spaces. The Masterplan should be read in conjunction with the submitted
Parameter Plans which are for approval at this stage and which set out zones of
density, maximum building heights, land use and open space, and vehicular and
pedestrian movement through the site. These documents together now refer to an
upper limit of 342 dwellings being proposed. This is a significant reduction from the
original proposal for 403 dwellings. The Local Plan indicates a minimum
requirement on this site of 270 dwellings based on the work carried out to create the
concept Masterplan. There is however no impediment to a greater number of units
provided it can be demonstrated that the quality of the design and layout is
acceptable in policy terms.
This is an outline application, and any approval can be conditioned with an upper
number of dwellings and that reserved matters plans shall be based on those
submitted plans and design statements submitted at outline stage. At this stage the
application does seek approval of the Parameter Plans as well as the detailed
drawings supporting the means of access into the site (see section below) but
matters of design and appearance of the houses and the exact layout of the site
along with matters of landscaping and public open space are matters for future
approval. The quantum of ANRG land and other recreational public open space
land is directly related to the number of dwellings so the current submission must
show a correlation between dwelling numbers and sufficient land being available for
open space etc.
In design and layout terms the applicants have met with officers on a number of
occasions. Amendments have been made by the applicants to address officer’s
comments on earlier submissions. The site has now been laid out in masterplan
terms such that the sensitive western, southern and northern development edges
have been reduced in density and pulled back from the public highways known as
Puddleslosh Lane and Marl Lane. The
se countryside edges have been protected by
the transitional approach to development with lower densities and lower building
heights and more landscaping and open space areas on the edge of the
development.
Overall densities on the site will vary with the lowest band of up to 20 dwellings per
hectare (dph) along the sensitive countryside edges, rising to a higher density of
between 35-45 dph in the centre of the site to create a new ‘centre’ and focal point
to the development. A parameter plan showing building heights indicate the highest
buildings being 2.5 storey. In design terms these density arrangements across the
site are considered acceptable. The overall density of the site is around 28 dph
which is well below government expectation. There is a balance here between
making effective use of land and recognising the sensitive location of the site on the
edge of the settlement and respecting the character of the adjoining countryside. It
is noted that the Local Plan expresses a minimum housing number on this part of
Site 17 as being 270. This however is not an upper target. Applicants can put
forward a greater number of units and this can be considered acceptable provided
the overall design and layout along with all other considerations pointing to this
being a sustainable form of development which is expressed in the NPPF as
satisfying economic, social and environmental objectives. The Development Plan
policies must also be considered as part of this sustainable development test. In
this case the number o
f dwellings originally put forward did not pass that test but the
current reduced scheme has it is considered met both the policy and national
guidance tests.
To conclude on this topic there has been considerable discussion which has led to
the improved site layout and overall design framework and Design and Access
Statement (DAS) to the point where subject to conditions and further Reserved
Matters application(s)which provide for final details to be agreed the scheme is now
considered acceptable in design and layout terms. The submission of Reserved
Matters detailing the individual house designs, and further design of the public open
spaces, landscaping and other elements of the scheme will be expected to follow
the masterplan and DAS
(ii) ANRG and Public Open Space
The proposals for ANRG and POS are summarised as follows
Required ANRG for 342 dwellings based on submitted mix = 7.34 ha.
• Total ANRG provided 7.98 ha (1 hectare = 10,000 sq m or 2.471 acres)
• Ford 1 SANG lost to road works = 0.43 ha
• Reduced ANRG with need to compensate for loss of Ford 1 SANG = 7.55 ha
• Informal Open Space = 8.45 ha
• POS land located within SINCS and with some restrictions on access = 3.59 ha
• Net informal open space without SINCS = 4.86 ha
• Children’s play space = 0.25 ha with additional opportunities for doorstep play
provision in the informal open space to be determined at the detailed design
stages.
Added to this the Local Plan also requires the provision of formal open spaces i.e.,
playing pitches or kick about areas. There is no requirement to provide formal POS
on this site, but the development would be expected to contribute towards an off-
site provision of a new formal multi use and all weather playing pitch with ancillary
facilities which is being sought elsewhere in the town.
Officers have looked at the applicants suggested ANRG and POS offer which has
been calculated on the basis of an unknown housing mix taking the maximum
number of dwellings and an average occupancy rate as part of the Council’s agreed
methodology. A further calculation has been carried out on the basis of the housing
mix set out in the affordable housing viability assessment and the result is there is
still more than sufficient land to accommodate policy requirements.
Regarding public open space and ANRG the revised masterplan shows sufficient
areas to accommodate the number of dwellings now proposed. The main ANRG
area to the south of the access road now shows a better pedestrian linkage to
ANRG areas to the north of the access road with better and narrower crossing
points of the road. The ANRG areas also avoid those areas of highest ecological
sensitivity (SINC areas) and there is sufficient quantum of ANRG land now shown
to accommodate 342 dwellings.
Similarly, the plans indicate sufficient areas of public open space which will include
play areas throughout the site. Play areas will take the form of natural play areas
alongside more formalised play areas containing larger pieces of play equipment.
The future management of all ANRG and open space will be delivered through the
S106 agreement attached to any permission.
The site at Augustus Park (Policy allocation Ford 1) will have to sacrifice some of its
ANRG (known then as SANG) area to accommodate the new roundabout, road and
bridge works. This lost SANG land will be replaced in the current application site
and can be made available prior to any works taking place on the road
infrastructure works. There is also an alternative access to this new ANRG area
safely separated from any road works.
With regard to formal POS an off-site contribution currently of the order of £1000
per dwelling has been collected from other strategic housing site applicants to put
towards a project currently being developed elsewhere in the town to provide a
multi-use all weather pitch together with suitable floodlighting and ancillary facilities.
This can be collected by a S106 contribution.
(iii) Wider benefits of new ANRG and POS
It is important to recognise that the site will deliver significant benefits not just to the
residents who live on the site but to those adjoining and other local residents in the
wider town in terms of recreational opportunities. At the present time access
provision within the site is strictly limited to narrow defined partly tightly fenced
public rights of way routes. Whilst there may be some divergence away from these
routes at present from users of the public footpaths these amount to trespass on
private land and are not legal access rights. Access and recreational opportunities
will be considerably expanded with this new development with a much expanded
area of public access and dog walking routes throughout the site. The objectors are
incorrect in suggesting their rights to recreate will be harmed by the development.
This development will also link through to other adjoining developments at Tinkers
Cross, the Ford 1 site at Augustus Park and beyond to Site 18 which are also to
have their own ANRG and POS facilities, as well as southwards to Site 16 when
that comes forward. Members are also referred to the ecology section of this report
which sets out the benefits of the development under that heading.
Notwithstanding the comments of the Town Council, it is considered that both the
quantum and quality of ANRG and POS land is sufficient to serve the new
development. The Fordingbridge Strategic Sites between them will deliver a wider
choice of green spaces and green infrastructure linked by improved public rights of
way and river crossings linking Site 16, 17 and 18 together and opening up areas of
what were once private land for people to enjoy.
(iv) Local and wider landscape character impact
Officers recognise from the outset the development of this site will have a marked
impact on its current greenfield agricultural character. This has formed the bedrock
of local objections to this development and is a common theme. The site however is
allocated for housing development in the Local Plan and therefore the principle of
residential development on this land has been established. The question now is
how the proposed development has mitigated this landscape impact and retained
wherever possible landscape features of importance, and what the impact will be on
the wider character and landscape.
In localised terms the key impact for the public will be the views currently enjoyed
from the river bank and Ford 1 SANG as well as from Puddleslosh and Marl Lane.
These local views are much enjoyed and appreciated. There will also undoubtedly
be a significant impact on the local scene when viewed from the entrance to
Augustus Park and along this limited stretch of Whitsbury Road across the river.
The proposals as amended however have reduced the impact when seen from both
Puddleslosh and Marl Lane by reducing housing densities and pulling the edges
away from those lanes.
Regarding the impact from the Augustus Park entrance and Whitsbury Road the
negative impact of the road infrastructure works has been the subject of much
discussion between your officers and those of the County Highways team. They
have stressed the need to ensure that all road infrastructure works are designed so
that they are safe for all road users. The most appropriate form of junction here is a
roundabout it is considered from both a safety and traffic flow point of view.
The height of the bridge, size of the roundabout and details and width of the road
have been influenced by safety concerns which are critical matters which cannot be
set aside. A more traditional design may have been originally envisaged. That said
the road works have been reduced in their scale and with appropriate landscaping
in the longer term will not have a wider landscape impact. Added to this the design
of the bridge itself has been improved and its height above existing levels and the
river has been reduced as far as possible.
The road into the site it should also be noted is for a significant part of its length
without any built up frontage, this is a high cost for the developers and unusual in
urban design terms. The road access as proposed will therefore assist in retaining
some of the local rural character.
Turning to the wider impact on landscape and landscape character, the site is
sensitively located in a countryside edge position situated more widely between two
protected landscapes i.e., New Forest National Park to the east and Cranborne
Chase AONB to the west. The Council has a statutory duty to consider the impact
on both protected landscapes. Policy STR2 applies and requires there to be no
unacceptable impact on the special qualities and purposes of both areas including
their settings. Great weight must be given to ensuring that the character and scenic
beauty of the two areas is protected and enhanced.
In this case the site is well screened from the National Park by the existing mature
tree belt along both sides of the river. The impact of the development when seen
from the National Park will be limited and at a distance. The retention of nearly all
the existing tree cover and a significantly large block of native woodland will help to
reduce any adverse impact either when the site is seen from the National Park or
on the setting of the National Park looking from the site itself eastwards. Breaking
up the residential parcels with further tree planting will assist in assimilating the
development into the wider landscape.
Similarly, the impact from and to Cranborne Chase will be limited again because of
distance and existing tree cover along the western and southern boundaries of the
site. Again, the river corridor tree planting will provide an attractive backdrop to the
development when seen from high land to the west. It is considered that in both
cases the development is not sufficiently prominent or intrusive as to harm the
special qualities of either area.
The AONB Partnership have referred to light pollution and this is a matter that can
be better controlled at detailed application stage. The lighting of the access road
and a general restriction on any significant lighting within the residential blocks will
be encouraged along with the correct type of lighting and suitable restrictions on
security lighting affixed to dwellings to reduce general sky glow and to protect the
Dark Skies Reserve status of the AONB. A restriction on lighting will also benefit
wildlife corridors (see below under ecology). Overall, it is considered that the
requirements of policy STR2 have been met.
Overall, officers are satisfied that the submitted plans can form the basis of an
approval. The layout forms a balance between making effective use of land and
achieving a quality layout and integrated green spaces strategy which will link up
well with adjoining strategic site allocations. There are no overriding concerns in
relation to the local or wider landscape impact.
C) ACCESS AND HIGHWAY SAFETY
(i) Trip generation and capacity of local roads
Much concern has been expressed by local objectors and the Town Council
regarding the impact of additional houses of the scale envisaged on local road
capacity. In particular there is concern regarding the impact on the town centre and
its ability to cope with the extra traffic without significant periods of delay for road
users. In addition, there is concern about ‘rat running’ through residential streets to
avoid the town centre. The Highway Authority have been asked to consider the
Traffic Assessment submitted by the applicant now with revised data and provide
views on local road capacity and the suggested split between various routes and
the impact of this. The Highway Authority are aware of the concerns raised by local
objectors and the Town Council.
The applicants Transport Assessment addendum has updated the earlier 2016
survey information with new information gleaned at a 2020 survey and one carried
out this year. The Assessment also takes account of traffic generated now by
Augustus Park and the soon to be developed new estate at Tinkers Cross. In
addition, a further survey has been carried out at the mini roundabout junction in the
town centre which is the major pinch point. The applicant’s assessment concludes
traffic generated by the development can be accommodated on the existing network
without a severe residual cumulative impact on the highway network. The
assessment concludes that a proportionate contribution towards an improvement of
the A31/A338/B3347 roundabout at Ringwood is however required and they confirm
they would be willing to provide a reasonable and proportionate contribution to
those works.
The Officer report on the development at Snails Lane, Ringwood (Strategic site 15 –
application 18/11606) included the following comments when the same matter was
raised by the Highway Authority.
Two junctions were assessed as to whether they can acceptably accommodate the
additional traffic volume, this included the propo
sed modified junction at the A338
/Snails Lane and the existing A338 Salisbury Road/A31/B3347 roundabout at
Ringwood. The results show that both junctions are expected to operate below their
capacity during the agreed future assessment year, 2023, with the development.
However, the only exception to this is on the northern arm of the existing A338
Salisbury Road/A31/B3347 roundabout during the 2023 AM peak period when the
traffic estimated to be generated by the recently adopted Local Plan allocation sites
at Ringwood, Bransgore and Fordingbridge are included within the traffic flows.
This means that, when the other allocation sites are included in the traffic flows, and
the proposed development, the forecasts show that there will be an increase in
queuing on the A338 n
orthern arm of the junction by 24 vehicles and increase the
average delay on this arm by approximately 20 secs. Even without the proposed
development, the forecast show that the north arm of the roundabout will exceed its
capacity. However, it is important
to note that the junction is only forecast to operate
at over its capacity on the northern arm of the junction only for ¾ of an hour over a
full day.
Accordingly, it is considered that this level of increase in delay would not be
noticeable by drivers during a busy morning commute.
It should also be noted that
Highways England do not raise any objection in relation to the increase in traffic flows
onto the A31.
Given the above your Officers consider that the current proposal on Site 17 would not
justify a contribution to the upgrade of this roundabout at Ringwood.
The Highway Authority’s detailed comments dated 5 August 2022 are available to
view on line but notwithstanding the concerns raised by the Town Council they do
not dispute the modelling provided by the applicants and consider the scheme is
acceptable as submitted.
(ii) Vehicular access
There are separate elements of road infrastructure to consider i.e., a new 4 arm
roundabout on Whitsbury Road, a new road bridge over the Sweatfords Water, and
a new access road serving the residential development site. The application
contains a high level of detail for all three elements, and these are submitted now
for approval and not left to reserved matters. All three elements however will need
final engineering drawings and details to be prepared as part of the Section 38 and
Section 278 agreements under the Highways Act. It will be important the LPA are a
party to and agree those final details so this will be covered under conditions and
the S106.
Roundabout - There is only point of vehicular access into the site from Whitsbury
Road. This follows the line shown in the concept Masterplan. and is to be created
with a new roundabout leading to a bridge across the river and an approximate 500
metre long section of carriageway south of the bridge. The roundabout is required
by the Highway Authority because there will be in effect a four way junction. A
roundabout is the most effective way of providing such an access and easing the
flow of traffic. The roundabout is approximately located on the junction of the
existing access into Augustus Park using land set aside as partly open space land
and existing public highway land. None of the land required falls within any private
ownership, and is all within the control of the applicant or public highway land. The
land required which forms part of the now completed Augustus Park development
was safeguarded as part of the S106 covering that site.
The plans indicate a roundabout of some 34 metres in outer circumference
including a two lane carriageway on each arm with short stretches of cycle way and
pedestrian crossing points and central refuge areas, and with a centre circle of
some 22m which is large enough to accept some tree planting to soften the impact.
The scale of the roundabout has been questioned by officers and the comments of
the Highway Authority here are noted. Whilst the roundabout is large in overall
landscape terms it is contained and for the most part uses the existing T junction
serving the new estate. On balance it is considered the roundabout is acceptable
subject to a good planting and landscape mitigation scheme. The details as
submitted at this stage are generally acceptable and final details together with
landscaping mitigation will need to be agreed prior to commencement of any works
in consultation with the Highway Authority. The roundabout will also need to provide
service vehicle access to the foul storage tank holding facility (see below under
drainage). Wessex Water had concerns with the original arrangements but are now
happy to agree the details as shown on the amended scheme.
The Highway Authority have been asked to consider a reduction in normal
standards to offset any visual harm and have done what they can to reduce the
impact subject to adhering to necessary safety requirements.
River bridge -
The carriageway then swings south from the roundabout towards the
river leading to a bridge across the river. The bridge details are shown on the
submitted drawings as being a double carriageway of some 6.5 m in width with a
3.5m wide pedestrian and cycleway on the northern side of the road. The bridge is
set back from the existing road frontage by about 45m and has a river span length
of some 16 m with a 12m approach section each side of the bridge. The bridge is
designed with a single shallow span arch across the river and has a clearance
above the river of 3m with a minimum head height clearance under the bridge onto
the bank of 1.5-1.8m. An otter ledge is to be incorporated into the bridge design.
The bridge will be constructed with pre cast concrete with an outer skin of facing
brick. Above the level of the bridge deck a 1.4m high length of painted steel safety
railings will be provided. The approach roads to the bridge will be raised gradually
and embanked from ground level up to 3.5m above existing ground level.
Concerns have been expressed by officers regarding the impact of the bridge and if
it can be reduced in height above the river, but this has not proven possible taking
into account the comments of the Highway Authority. The height of the bridge is
governed by clearance needed above the river as required by the Environment
Agency as well as the need for safe maintenance working under the bridge. The
bridge will also remove some significant tree planting along the river bank which will
need to be replaced.
There is no doubt that the dual impact of the new roundabout and bridge will be
very urbanising until landscaping works have taken place and reached a level of
maturity. That said this is the only potentially feasible access into this site. A
roundabout is referred to in the SS17 Local Plan policy with the need for a bridge
being self-evident. Suggestions by some objectors of using Puddleslosh or Marl
Lane would require those bridleways to be considerably expanded in width on land
that is not all public highway land. The loss of these two bridleways as generally car
free and very popular access and recreation routes for local people would not be
acceptable.
The submitted lighting strategy centres on those parts of the scheme which are for
approval at this stage i.e. the roundabout, bridge and main site access road. The
summary of the lighting scheme concludes there will be no harmful impact on dark
skies, residential amenity, or on any ecological receptors. That said the impact of
lighting will inevitably add to the overall impact of the roundabout, bridge and
access road. Further comments are set out below regarding residential, ecological
and wider landscape impact.
The Highway Authority in their comments have agreed to some changes to the
bridge which have been incorporated into the latest plans. This together with a more
sensitive approach to external cladding is sufficient to allow the development to go
forward. Officer’s agree that the details of the bridge are guided both by highway
safety and flood risk requirements as well as safe working under the bridge itself
during any need for maintenance. Again, landscaping will play a crucial part in
mitigating any initial harmful impact. Over time however the bridge impact is
adjudged to be acceptable.
Carriageway into development site – leading downhill from the bridge and then
sweeping up hill to the first residential parcel the main carriageway is for the most
part 7m in width but narrowing at two pinch points to create a chicane type feature
to single carriageway width of 4.8m which makes it much easier for pedestrians to
cross, and which has the double benefit of slowing down traffic coming out of and
going into the development site. The pedestrian walkway and cycleway is apart
from that section going over the bridge separated from the vehicular carriageway by
a grass verge of between 2 and 4 m in width. This will provide a safer and more
pleasant experience for those walking and cycling to and from the site. The main
carriageway into the site has been designed on a sinuous line to take into account
landscape form and the need to protect trees. The road is for the most part provided
at level with only a 90m section shown to be on a slightly raised embankment of no
more than 0.5m. Adhering to existing contours will assist in ensuring the road is not
intrusive in landscape terms.
The Highway Authority again have been asked to consider amendments to the
original standard two lane design and have agreed to the reduced widths and
crossing points. Over time with new landscaping, it is considered that the road will
blend into the local landscape and the proposals as now submitted subject to
approval of final details will be acceptable.
Emergency access points onto Puddleslosh Lane – Given the cul de sac nature
of the main carriageway and the need to cross the river it will be necessary to make
provision for perhaps one or two emergency access points westwards onto
Puddleslosh Lane should the bridge be closed for any reason. In the unlikely event
this happens then any emergency access provision should be shown in a future
Reserved Matters application and tightly controlled so that it is not used at any other
times by lockable bollards or some other control mechanism. There is a potential
conflict here to be noted regarding the loss of open space which is required for BNG
purposes. Any emergency access should therefore not be through the central open
space corridor onto Puddleslosh Lane. Such an access should be further north
towards the upper end of Puddleslosh Lane to minimise any impact on the use of
the Lane by walkers and cyclists. Any access should also be
prohibited in allowing traffic to turn right and to run southwards towards the junction
with Marl Lane as this part of Puddleslosh Lane is totally unsuited to vehicular
traffic.
(iii) Pedestrian, cycle access and sustainable transport
Walking and cycling - The Parameter Plans indicate movement through the site
with a network of roads, footways and cycleways with some routes based on the
existing definitive footpath routes and other routes being new. This plan forms a
basis for the Reserved Matters application going forward and the details of these
internal links will need to be more fully shown. The existing rights of way that cross
the site are to be maintained in their current location with no diversions being
necessary albeit Footpath 79 which connects the site with the Avon
Meade/Parsonage Park development to the east is bisected by the new main road
into the site. A new crossing point will be located at the point where the footpath hits
the road with a localised narrowing so whilst it will still be possible to cross the road
at an angle on the line of the definitive right of way it is likely that pedestrians will
use the new safer crossing point. In time that may lead to a formal diversion
application, but it is not required at this stage. Generally, all the existing rights of
way will be preserved in their current positions and provided with green corridors of
a much greater width than at present with some of these footpaths tightly
constrained on either side by post and wire fencing.
In addition to on site provision there is a requirement to provide sustainable
transport links on foot or cycle to the wider strategic site network and beyond. In this
regard the site is well located and served by public rights of way along the western,
southern and eastern boundaries. Puddleslosh Lane and Marl Lane are existing
very popular walking cycling and horse-riding routes which are enjoyed by many
people. However, in places these routes are hampered by poor surfacing due to a
small amount of vehicular traffic accessing residential properties. Puddleslosh has a
very poor surface in places which is not conducive to safe cycling or walking. Marl
Lane is also worthy of localised improvements, but it is considered the surfacing
along the site frontage with Site 17 is adequate. Any improvements to Marl Lane
lower down towards the junction with Station Road can be picked up as part of the
Site 16 application. Both these routes form part of a potential strategic rights of
way network which can be more fully utilised both for recreation but also for safe
routes to school.
Other sections of rights of way alongside Strategic Site 18 will provide footpath
widening improvements and resurfacing. In the case of Puddleslosh Lane a scheme
of localised surface improvement is required only rather than any widening. Given
the routes are used for access only purposes to a small number of dwellings it
seems unlikely that either route will experience any significant increase in vehicular
use. This is certainly not something the council would wish to encourage as these
routes should be retained in their principal use as rights of way. A condition will be
applied to require a scheme of localised improvement and repair to Puddleslosh
Lane as part of any grant of outline permission along with an implementation
timetable.
For clarity, the improvements will only be required along the edges of the site
(including the section of Puddleslosh Lane from the electricity substation to the
junction of Whitsbury Road), as the remainder of Marl Lane can be picked up as
part of Site 16. Whilst the surface of the rights of way are not controlled by the
Highway Authority there are rights to carry out improvements to rights of way under
other highway legislation. The most appropriate way of securing this work would be
for the developer to cost up a scheme and provide the full cost contribution to the
Highway Authority and Hampshire Countryside Team who can either carry out the
works themselves or through one of their approved contractors. Whilst this work has
not been requested by the Highway Authority it is a key requirement in terms of
sustainable transport improvements and is required to make the development
acceptable.
One of the most significant improvements locally brought about by the three
Strategic Sites in Fordingbridge will be the availability of a new network of
sustainable walking and cycling routes brought forward by the housing sites. At the
present time Site 16 and Site 18 have no public access with Site 17 only having
limited access. These three sites between them will open up a much wider network
of walking routes to the benefit of all. Such new opportunities are also designed to
prevent and reduce car borne trips to the National Park particularly but not
exclusively by dog walkers so fit well with the sustainable travel aspirations set out
in the Local Plan policies. Every dwelling will also be provided with secure cycle
storage.
Bus Services - The Highway Authority in their comments have also asked for an
improvement to the X3 bus service which currently runs between Salisbury,
Ringwood and Bournemouth.
This service currently has the following stops in the town
• Burgate Cross A338
• Surma Valley restaurant A338
• Waverley Road
• Alexandra Road
• Salisbury Street (town centre)
• Fordingbridge service station
The Highway Authority in their recommendation require the S106 agreement to
include
Delivery of a public transport strategy prior to commencement, setting out the
details of the bus service serving the site; noting this must as a minimum provide a
bus service stopping within close proximity to the site access roundabout on
Whitsbury Road and provide a bus service with a minimum hourly frequency on
Monday – Saturday (excluding bank holidays) between the hours of 07:00 – 19:00
between the development, Fordingbridge Town Centre and Ringwood Town Centre.
This Service should be provided with a new route which should be re-routed
through Site 18 from Salisbury Road along the new link road through Augustus Park
and then onto Salisbury Road in the vicinity of the new roundabout and bridge
serving Site 17. The existing route stops will also need to be picked up so this may
require a new service in addition to the existing service. The existing X3 route
running down Salisbury Road and then onto the town centre needs to remain as
this is necessary to pick up passengers along Waverly and Alexandra Road and to
serve the two Site 18 parcels served directly by the A338 rather than the new link
road. Added to this there will be a requirement for new bus stops. The Site 18
application can pick up any stops required within its boundary with the current
application funding two new bus stops on Whitsbury Road. The current
unacceptable distance of 1.4kms from Site 17 to this service will then be cut to a
maximum of 800 metres with many residents much closer than that to Whitsbury
Road.
Travel Plan - Finally there will be a need for a residential Travel Plan to encourage
more sustainable forms of travel. This will need to be monitored with a bond, along
with the usual set up fees administered by the County Council. Contributions can be
collected via the S106 agreement.
(iv) Car parking
Paragraph 107 of the NPPF specifically addresses car parking. It does not
prescribe standards, but provides guidance for councils when setting out local
standards for residential and non-residential development. It states that any local
standards should take into account the accessibility of the development, the
availability of and opportunities for public transport and the need to ensure an
adequate provision of spaces for charging plug-in and other ultra-low emission
vehicles. Local Plan Policy CCC2: ‘Safe and sustainable travel’ requires new
development to provide sufficient car and cycle parking.
The Council uses its Parking Standards SPD to inform as to an adequate standard
of car parking spaces and car space sizes bearing in mind also Government and
other local policy seeking a shift away from cars to more sustainable forms of
transport.
The applicant's Transport Assessment suggests that both car and cycle parking
would be provided in accordance with the Council's Parking
Standards, as set out in
the Parking Standards Supplementary Planning Document April 2022. This would
be appropriate. The detailed arrangements, however, will need to be considered at
reserved matters stage as part of a detailed layout. It will be important that the
parking is well designed.
D) ECOLOGY
(i) On Site Biodiversity and protected species
The Wildlife and Countryside Act 1981 protects wildlife on development sites and
confirms it is an offence to injure, kill or disturb wildlife species and their nests or
habitats.
Development Plan policy, Government advice and emerging legislation all require
an enhancement to on site biodiversity wherever possible.
In accordance with policy DM2: Nature conservation “Development proposals will
be expected to incorporate features to encourage biodiversity and retain and, where
possible, enhance existing features of nature conservation value within the site.”
The Council’s Ecologist has carefully assessed the proposals and subject to
conditions set out below is satisfied the proposal adequately protects on site
protected species, and provides for sufficient opportunities for new facilities to
encourage wildlife. There are concerns and objections raised by local residents
regarding the harmful ecological impact, but this is not borne out by the evidence
and protection and enhancement measures included. A balance here needs to be
struck as the site is allocated for development. The LPA has discharged its duties
set out under the policies and through separate legislation to protect and enhance
wildlife opportunities. Of course much of the important woodlands areas are to be
retained and enhanced with specific areas protected with public access restrictions.
(ii) Biodiversity Net Gain (BNG)
The recent Royal Assent of the 2021 Environment Act formally requires new
developments to provide for biodiversity net gain for all housing developments (not
just major schemes). Whilst secondary legislation is not yet in place it is considered
that policy STR1 of the Development Plan can require a 10% improvement in
biodiversity post development. This is compared to pre-development and that
this improvement should be secured over a minimum 30-year time horizon which
will then be subject to Secretary of State extension of that time period potentially
subject to regulations. Accordingly, the Councils policy position is clear that new
development requires a 10% improvement in biodiversity.
The submitted application is supported by a 'Biodiversity Metric Assessment'. The
report sets out whether the proposals will be able to deliver measurable net gain in
biodiversity through using a recognised biodiversity metric to calculate the value of
the site before and after the development. The principle of additionality has been
applied within the calculations. Essentially the report sets out the various proposed
measures that will help to deliver Biodiversity Net Gain, which include those
mitigation measures along with other enhancement measures. The results show a
shortfall of BNG from the required 10% uplift principally because of the high
ecological value of parts of the current site. The latest calculations indicate a net
gain of around 6% with a shortfall of approximately 6 ‘habitat units’. The applicant
proposes to make this shortfall up by using potentially surplus capacity on Site 18
within their ownership or alternatively in line with Government advice contributing to
an off-site scheme. Either way the shortfall can be made up and the matter can be
covered by condition requiring the details of any off site scheme to be submitted to
and agreed in writing with the LPA. It is likely that by the time site 17 comes to be
commenced Site 18 will be completed and other off site projects will be brought
forward.
The Councils ecologist has provided detailed views on BNG in his response dated
25 November 2021 and 11 August 2022. He is now satisfied with the application
proposals subject to an off-site scheme being secured to offset any shortfall.
A financial monitoring contribution to ensure long term performance of BNG based
on the April 2022 Cabinet report will need to be included in the S106.
(iii) Habitat Mitigation against recreational impact on protected areas and
species
In accordance with the Conservation of Habitats and Species Regulations 2017
('the Habitat Regulations') an Appropriate Assessment has been carried out as to
whether granting permission would adversely affect the integrity of the New Forest
and Solent Coast European sites, in view of that site's conservation objectives. The
Assessment concludes that the proposed development would, in combination with
other developments, have an adverse effect due to the recreational impacts on the
European sites.
In accordance with Local Plan policy the applicants have put forward a range of on-
site ANRG areas to provide areas of recreation for dog walkers including a range of
pathways and woodland walks as well as a main off lead exercise area measuring
some 60m x 80m with a suitable fence enclosure to keep dogs in and prevent
uncontrolled access onto the main carriageway. The site will also form part of a
wider strategic network of access including linkages with other parts of Site 17 to
the north both at the Tinkers Cross end and the Ford 1 end of the development.
Linkages with and improvements to public rights of way network will provide good
quality dog walking opportunities linking to both Site 16 to the south and Site 18 to
the north both of which will provide further extensive ANRG opportunities. In this
regard the proposals comply with policy and are sufficient to offset the potential for
harmful impact on protected areas within the New Forest National Park. At this point
it should be noted that the Cranborne Chase AONB Partnership have raised similar
impact issues, but the provision of financial contributions cannot be supported as
there is no policy requirement to do so. In any event the points made above will
deflect visits away from the AONB it is considered.
Policy also requires that all development involving additional dwellings makes a
contribution towards New Forest Access Management and Visitor Management
Costs (the New Forest People and Wildlife Ranger service). This contribution
cannot be calculated exactly due the outline nature of the application; a precise
contribution will be calculated through the submission of reserved matters. What is
important is that the required mitigation contribution is secured through a Section
106 legal agreement. Payment based on the precise dwelling mix can then be taken
at Reserved Matters stage.
Finally, of the above Access Management and Visitor Management costs there is
an element which requires that all additional dwellings make a contribution towards
monitoring the recreational impacts of development on the New Forest European
sites. This contribution is currently sought at a flat rate of £68 per dwelling, and
included in the contribution noted above.
(iv) Air Quality mitigation
Policy ENV1 of the Local Plan Part 1 Strategy requires all new residential
development to provide for air quality monitoring, management and mitigation. To
ensure that impacts on international nature conservation sites are adequately
mitigated, a financial contribution is required towards monitoring and, if necessary
(based on future monitoring outcomes) managing or mitigating air quality effects
within the New Forest SPA, SAC and Ramsar site. There is potential for traffic-
related nitrogen air pollution (including NOx, nitrogen deposition and ammonia) to
affect the internationally important Annex 1 habitats for which the New Forest SAC
was designated, and by extension those of the other International designations.
Given the uncertainties in present data, a contribution is required to undertake
ongoing monitoring of the effects of traffic emissions on sensitive locations. A
monitoring strategy will be implemented to provide the earliest possible indication
that the forms of nitrogen pollution discussed (including ammonia concentrations)
are beginning to affect vegetation, so that, if necessary, measures can be taken to
mitigate the impact and prevent an adverse effect on the integrity of the SAC
habitats from occurring.
The applicant will be required to contribute towards a District wide monitoring
programme as part of the S106 contributions in the event of a permission being
granted. The current contribution is set at a rate of £91 per dwelling = £31,122.00.
(v) Phosphate neutrality and impact on River Avon SAC
In accordance with the Conservation of Habitats and Species Regulations 2017
('the Habitat Regulations') an Appropriate Assessment was carried out as to
whether granting planning permission would adversely affect the integrity of the
New Forest and Solent Coast European sites, in view of that site's conservation
objectives having regard to phosphorous levels in the River Avon. However, Natural
England has drawn attention to the fact that the submitted Appropriate
Assessments (AA) rely on the delivery of the phosphate neutrality measures set out
in the River Avon SAC – Phosphate Neutral Development Plan Interim Delivery
Plan (Wood Environment & Infrastructure Solutions UK Limited – January 2019).
The Interim Delivery Plan set out mitigation measures for new development up to
the end of March 2020, and thereafter relied on the delivery of the Wessex Water
River Avon Outcome Delivery Incentive (ODI), if fully in place. Natural England's
view is that, as the initial Interim Delivery Plan period has now concluded, the
submitted AAs should not simply be rolled forward, at least without a valid
evidence-based justification that provides the required reasonable certainty for
phosphate neutrality. They also note that circumstances are different from those of
when the Interim Delivery Plan was first agreed because of external developments
in caselaw, notably the Dutch case (Joined Cases C-293/17 and C-294/17
Coöperatie Mobilisation for the Environment UA and Others v College van
gedeputeerde staten van Limburg and Others).
With regard to current proposals Natural England agrees with the competent
authority that the plan or project for new residential development, without mitigation,
has a likely significant effect on the River Avon Special Area of Conservation (SAC).
The site is also listed as a Ramsar site and notified at a national level as the River
Avon System and River Avon Valley Sites of Special Scientific Interest (SSSIs).
Listed Wetlands of International Importance under the Ramsar Convention
(Ramsar) sites are protected as a matter of Government policy. Natural England
considers that impacts of phosphates on the Ramsar interest features are likely to
be similar to the impacts on the SAC. As the Council cannot now rely on the
Interim Delivery Plan to address phosphate levels in the River Avon, there needs to
be a mitigation project to provide this development with a phosphate budget that will
enables to be offset. Such a project has now been secured (see below).
Applicant’s phosphate mitigation scheme
The applicants have now brought forward their own phosphate migration scheme
which involves taking an established fish farm at Bickton out of production and
revoking any Environment Agency licenses to operate. A standalone Section 106
Agreement has now secured this new scheme which also has the blessing of
Natural England and the Environment Agency.
As there is now a ‘Project’ the Council can use a Grampian style condition and
again grant planning permissions within the Avon Valley including the whole of
Fordingb
ridge for residential development. The applicant can use this new scheme
to demonstrate Phosphate credit to discharge the Grampian condition. It should be
noted that this applicant is not linked to the Bickton Fish Farm project and the
applicant could come forward with credit from other project in the future. The
Bickton Fish Farm project did not require planning permission.
E) FLOOD RISK, SURFACE, AND FOUL WATER DRAINAGE
(i) Flood risk
The majority of the site lies in flood zone 1. This covers all the intended house
building zones on the site which will not therefore be at risk from river flooding.
However, the river corridor lies within flood zone 3 and this is the area affected by
the proposed river bridge and road works. The larger site is subject to flooding
from both the river and surface water due to the underlying geology. This requires
any new bridge and associated works to be accompanied by compensatory flood
overflow areas as well as a detailed surface water drainage strategy. The
Environment Agency are concerned with fluvial flood risk whereas the Hampshire
Local Lead Flood Authority are concerned with surface water drainage and flood
risk.
The proposals provide a new bridge set at a height appropriate above the river to
avoid future impedance to flows and together with flood zone compensatory shallow
basins either side of the bridge are considered by the Environment Agency to be
acceptable subject to condition which includes reference to the submitted
documents which includes a framework CEMP to be further detailed at Reserved
Matters stage to include for the overall mana agent of the construction works on site
and the monitoring of those works to prevent any pollution into the river and other
watercourses.
(ii) Surface water
HCC LLFA have considered the detailed surface water management scheme. This
takes the form of a series of shallow SuDS basins to take surface water that may be
displaced by building works and other run off from the dwellings and hard surfaced
areas with preferably a series of swales to filter that run off prior to it entering into
the basins. The basins themselves need also to fulfil a biodiversity and amenity
function so will not take the form of deep steep sided ponds but rather a series of
shallow depressions and land scrapes in line with best practice issued by the
government. None of these surface water basins are intended to be wet all year
round apart from the larger basin to the north of the main access road specifically
designated as natural wetland. None of the drainage basin areas will need to be
fenced either. The strategy is shown on plan dated 12 August 2022 and with further
illustrative details set out in the Design and Access Statement dated 28 June 2022.
HCC are satisfied that the strategy is acceptable subject to condition. Your officers
are also content that the illustrative details set out in the DAS will form attractive
areas with a multiple use allowing them to be used for biodiversity and amenity as
well as surface water overflows. All the basins will need to be conditioned as part of
the Reserved Matters approval.
(iii) Foul water
Wessex Water is the sewerage undertaker responsible for the foul sewer network in
Fordingbridge. In general, the northern part of Fordingbridge drains via a gravity
foul a sewer network which takes flows through the centre of the town, eventually
discharging to the Fordingbridge Waste Water Treatment Works (WWTW) at the
southern end of Frog Lane. This includes the properties located to the south-east of
Site 17. One potential point of connection – the sewer located in Whitsbury Road –
has recently been extended northwards as far as the access to Augustus Park,
adjacent to the proposed site access. WW has advised that the existing sewer
network has limited capacity and that engineering works to increase the capacity of
the network through Fordingbridge would be constrained by the sewer routes, which
pass through the town centre. Works to these sewers would require significant
traffic management. A new strategic sewer network taking foul flows from the new
development to the north of Fordingbridge westwards via a series of gravity sewers,
pumping stations and rising mains from SS18 through SS17, and then south
through SS16. South of SS16 a new pumping station would direct flows to the
WWTW. This strategic solution would bypass the existing sewer network in
Fordingbridge and therefore avoid the need for extensive sewer upgrade works
within the town itself. WW subsequently confirmed that budget is provided for the
strategic sewer in the WW AMP7 investment period from 2022/23 to 2025/26.
WW’s strategy is based on the installation of two new storage tanks and pump
facilities if required to be installed at key locations to manage flows from new
development and avoid a negative impact to the existing network from new
development. One storage location would be at Whitsbury Road in the vicinity of the
Augustus Park and SS17 access and would manage flows from SS18, Augustus
Park and the Tinkers Cross site. The second storage location would be at Station
Road and would manage flows from sites SS16 and SS17. There would also be an
option for the storage at Whitsbury Road to be sized to manage flows from SS17.
Local Plan policy SS17 requires the developers of Strategic Sites to work
cooperatively with each other and with Wessex Water to deliver a suitable foul
sewer connection to the Fordingbridge treatment works. A memorandum of
understanding has now been signed by all the Fordingbridge developers to ensure
that the required cooperation is in place.
To support the development of the NFDC Local Plan Review, WW carried out
network modelling to test the impact of the proposed development to the north of
Fordingbridge and develop a strategic sewer scheme proposal to serve the
allocated sites.
The applicant’s agent WSP met with WW in March 2017 to discuss the proposals
for the Augustus Park development (145 homes) located to the east of Whitsbury
Road. As this site would be developed before a strategic sewer could be funded
and constructed it was agreed that an interim gravity connection would be made to
the existing WW foul sewer in Whitsbury Road. It was also agreed that the new foul
sewer through Augustus Park would be designed and constructed to accommodate
foul flows from potential future development to the north, now confirmed as SS18.
The sewer through Augustus Park therefore forms the first part of the strategic
sewer infrastructure.
The applicant’s preferred option is that the on-site foul drainage network will drain
by gravity to a new holding tank located in the east of the site. And from there to the
existing Whitsbury Road foul sewer. The proposed storage is expected to receive
flows via an overflow from the foul sewer during times of high flow in the sewer
network. It would then discharge flows back to the sewer at a controlled rate.
Wessex Water have now confirmed the original plan for a pumping station is no
longer needed with gravity being sufficient. The holding tank will ensure that there is
no overloading of the existing Whitsbury Road sewer at times of peak flow. Wessex
Water are content with the storage tank details subject to final details being
approved.
F) IMPACT ON SETTING OF LISTED BUILDINGS
The only Listed Building (designated heritage asset) that is affected by the
proposed development is that relating to the Listed Buildings at Forres Sandle
Manor School which is located to the southwest alongside Marl Lane.
The Historic England List entry describes the building in brief as a middle-sized
country house now school. C17 core, remodelled c1900, extended early C20. Brick
with stone dressings, later parts are rendered with mock- framing on 1st floor, old
plain tile roofs
Section 66(1) of the Listed Buildings and Conservation Areas applies. It requires
that special regard shall be had to the desirability of preserving the building or its
setting or any features of special architectural or historic interest which it
possesses.
Local Plan Part 2 Policy DM1 states that development proposals should conserve
and seek to enhance the historic environment and heritage assets, with particular
regard to local character, setting, management and the historic significance and
context of heritage assets. This includes a balancing exercise between impact on
Heritage Assets against public benefits which is also referred to in the National
Planning Policy Framework (NPPF) 2021.
Paragraph 196 of the NPPF states that where a development proposal will lead to
less than substantial harm to the significance of a designated heritage asset, this
harm should be weighed against the public benefits of the proposal, where
appropriate securing its optimum viable use.
The application is accompanied by a detailed Heritage Assessment which identifies
that there are several heritage assets in relatively proximity to the application site,
whose setting could be affected by the proposed development. Although there are
no designated heritage assets recorded on the site, the Heritage Assets that could
be affected by the proposed development because of changes to their setting are
those based on the Forres Sandle Manor School which is itself incorporates the old
Manor House. The open land to the south and east form part of the setting of the
former house. This has to an extent been partly impact by new school playing field
structures and other buildings. Marl Lane separates the school site from the
development site. The building of the railway has also compromised the former
setting of these heritage assets.
The Conservation Officer has assessed the development as causing less than
substantial harm to the setting of the Listed Buildings at the school. In this regard he
considers the development site is too close to Marl Lane and that with some pulling
back in this area the setting of the heritage assets could be better protected.
In response Officers can confirm that there is a reasonable gap between the
southern edge of the housing development and Marl Lane. The intervisibility
between the building zones and the school is limited because of land forms and
existing screening. Further tree planting in the bottom SW corner of the site coupled
with a low and loose density and arrangement of housing in this SW corner will
alleviate to an extent any setting impact. The setting of the heritage assets is
however a wider appreciation rather than simply a visual relationship between the
development and the heritage asset. Walking on Marl Lane at present provides a
rural walk which will change with the new development. That said the new
development is set back from the Lane and this must be balanced against the
overall public benefits of the development.
Policy balance
Paragraph 199 of the NPPF makes it clear that when considering any harm to a
heritage asset, great weight should be given to the asset’s conservation, and the
more important the asset, the greater the weight should be. Paragraph 200 of the
NPPF makes it clear that any harm to a heritage asset requires clear and
convincing justification, whilst Paragraph 202 of the NPPF advises that in the case
of less than substantial harm, the harm should be weighed against the public
benefits of the proposal. No harm is identified and therefore these policies are not
engaged
The applicants consider their proposals would deliver significant public benefit
comprising: delivering the Local Plan the creation of an exceptional quality of built
and natural environment; the creation of a sustainable community that delivers new
homes. The applicant’s position is noted. Your officers would add to the public
benefits in terms of releasing further opportunities for economic benefits during the
building period, support for local business, and new recreational opportunities to
enjoy the large areas of new POS and ANRG released by the development.
In summary, the impact on heritage assets is very balanced, as there are some
benefits and a degree of harm. The balancing exercise, as set out in both local plan
policy and the NPPF, together with the statutory test will be applied at the end of the
assessment under the Planning Balance and Conclusion section.
G) ENVIRONMENTAL PROTECTION
(i) Contaminated land
The comments of the NFDC EHO confirm there are no overriding issues with regard
to contaminated land, subject to standard contaminated land condition being
imposed to deal with unexpected contamination should this be encountered on the
site.
(ii) Noise, dust, and light pollution
The Council has assessed the impact of the development in regard to noise and
dust pollution.
Noise impact has been evaluated from the development in isolation and also the
cumulative impact of all committed development in the Fordingbridge area. A
number of receptors were used to measure and model potential noise from
additional traffic in particular throughout the town. Noise will be created in two ways,
first by construction works, and secondly through increased operational noise once
occupation has taken place. The EHO is satisfied that construction noise can be
mitigated through a construction environmental management plan (CEMP)
governing noise limitations. With regard to operational noise there will be traffic
noise emanating from the road but other noise impacts will be limited due to the
distance of the new dwellings from existing dwellings. Road noise can be mitigated
in this case through additional landscaping without the need for any baffling or
acoustic fencing alongside the road or the nearby estate boundary. As for the wider
impact on noise in the area the EHO considers these increases will be negligible
and not significant.
With regard to light pollution this will be thorough additional street lighting to light
the new roundabout, bridge and road works and additional lighting on the houses
themselves. The latter can be dealt with at reserved matters whilst the impact of
road infrastructure lighting can be mitigated by using the latest lighting technology.
The impact on dark skies is covered elsewhere in this report as is the impact of
lighting on ecological receptors.
(iii) Air quality impact
The submitted air quality assessment (ref: A11338/7.0 June 2022) models the
potential impact on local air quality from different developmental scenarios from
both the SS17 and SS18 proposed developments. The impacts are assessed in
terms of the potential impact from vehicle emissions from the operation of the
proposed development(s) (nitrogen dioxide and particulate matter) and construction
operations (dust / particulate matter) on site and on the local road network. The air
quality assessment considers a number of developmental and phasing scenarios
and takes into account the cumulative impact from other proposed development
sites in the vicinity of Fordingbridge. All model outputs are predicted for the year
2025 for comparison purposes rather than 2036 once all developments are
predicted to be completed because of the likely drop in air pollution through a ban
on petrol and diesel vehicles sales after 2030. This leads to a more conservative
view (worst case scenario) if 2025 is chosen as a base year.
The Council’s EHO has carefully assessed air quality impact arising from additional
motor vehicles but considers there to be no reasons not to grant planning
permission subject to conditions covering a dust management plan during
construction phase (to be included as part of the CEMP referred to above).
Changes in development phases will however trigger a re-assessment at reserved
matters stage or separately via consideration of the applicant’s separate application
under Site 18.
H) RESIDENTIAL AMENITY IMPACT
Members will note that a number of objections raise matters of concern regarding a
loss of amenity. The Town Council in their comments also refer to a loss of quality
of life. The most immediate impact from the new development will be a loss of
outlook across an open greenfield site from the adjoining estate which currently
forms the built up edge of the town on the south side of Whitsbury Road. That
however is not a material planning consideration. The land is clearly allocated for
development and consequently the loss of the greenfield site is unavoidable and
already agreed in principle. The following matters can however be taken into
account.
(i) Road impact – noise and lighting
The new access road will run close to a small number of properties on the eastern
boundary of the site. This new road will impact on their loss of outlook, create
additional road noise and street lighting. With regard to outlook this is dealt with
above. Regarding noise the EHO is satisfied that road noise will not be so great as
to warrant acoustic fencing or some other type of noise attenuation. Physical
restrictions on the access road are designed to reduce traffic speeds on the main
approach road into and out of the site. On lighting the latest amended plans move
some of the planned light standards further away. Such lighting is limited and will be
up to improved standards to prevent undue light pollution. Other lighting impact will
arise from car headlights and again this has been minimised by moving the road
away, and allowing space for further screen planting along the boundary. The
adjoining residents will however enjoy the fact that the first 500 metres of the
access road has no housing alongside it. The rural nature of this part of the site will
change to a road corridor rather than a new estate development.
(ii) Loss of outlook
Clearly this will be the main impact on those local residents who border the site and
currently enjoy a green field view. Whilst loss of outlook is not a planning matter
such loss will be tempered by significant retention of existing tree groups and
woodland and a significant number of new trees to be planted. In addition, the
impact of the new development has been reduced by moving the first elements of
housing further away from those residents.
(iii) Loss of Privacy
There will be no loss of privacy from direct overlooking between new dwellings and
existing dwellings. There may be some privacy loss caused by increased pe
destrian
and cycleway use close to the eastern boundary, but this is not at such a level as to
warrant a refusal of permission. The benefits of new access routes for pedestrians,
dog walkers and cyclists far outweigh any consequential loss of privacy to a small
number of dwellings.
(iv) Impact of foul pumping station
The applicants have now confirmed the pumping station is no longer required. This
has removed the objectors concerns.
Overall, therefore the impact on local residential amenities is considered to be
proportionate in nature bearing in mind the site has been allocated in an adopted
Local Plan and will be developed. Any harmful impact has been considerably
lessened given the site layout. The wider public amenity impact has been covered
under landscape impact above. The proposal is considered to be in line with policy
ENV3 which seeks to safeguard residential amenities.
I) MINERAL SAFEGUARDING
Policies STR1 and STR9 both advocate sustainable development, and the re-use
of
minerals that might be found on the site will be part of that requirement. The County
Council’s response confirms it would be uneconomic to excavate all minerals on
site prior to development of the housing site but they do suggest a condition
requiring a scheme to be drawn up to show how any minerals found can be re-used
which could limit the amount of material brought in or removed from the site thereby
benefiting construction traffic movement figures.
J) AFFORDABLE HOUSING AND PROPOSED HOUSING MIX/TENURES
The delivery of affordable housing (AH) is key element of the Local Plan and a key
corporate priority for the Council, and this is reflected in the Council’s Corporate
Plan.
Application housing mix and policy background
The policies of the Local Plan seek to ensure that new residential development
provides a mix and choice of homes by type, size, tenure and cost. Current
evidence suggests that there is a need for a greater proportion of new stock to be
smaller-to-medium-sized homes (particularly so in the affordable housing tenures).
A table within the Local Plan (Figure 6.1) sets out the need for different house types
within the District.
Whilst the application is in outline at present the applicants in their affordable
housing viability assessment have provided the following as a likely mix of units.
This gives the total number of dwellings as 342.
• 30 x 1 bed flats
• 34 x 2 bed flats
• 76 x 2 bed houses
• 150 x 3 bed houses
• 52 x 4 bed houses
This equates to the following housing mix which looks reasonable when set against
Local Plan Policy HOU1 which seeks to provide a greater percentage of smaller to
medium size homes.
• 41 % 1-2 bed units
• 44% 3 bed units
• 15% 4 bed units
It is considered important that the mix of development reasonably reflects the
identified objectively assessed housing need across the district. Based upon the
indicative details provided, the proposal would provide a good number of flats and
smaller dwellings which meets the aspirations of the local plan to provide smaller
homes but still providing a slightly higher proportion of 3 bed family homes. Overall
85% of the proposed mix is for smaller or family homes with only 15% larger
homes.
With regard to Local Plan Policy HOU2 the policy requirement in this case is for
50% of the units to be affordable, and those units to have a split tenure mix with
70% being affordable homes for rent (with an equal split between social and
affordable rent) with the remaining 30% of units to be intermediate/shared equity
homes. (Shared ownership falls into this latter category).
The Policy states that the viability of development will be taken into account in
applying this policy as set out in Policy IMPL1: Developer Contributions.
The introduction of First Homes postdates the adoption of the Local Plan but they
are now officially recognised as an affordable housing product by Government who
have recently published new guidance on First Homes. The Council have followed
this with their own guidance adopted in June 2022.
(Officer explanatory note - First Homes is a new Government scheme designed to
help local first-time buyers and key workers onto the property ladder, by offering
homes at a discount of 30% compared to the market price. Whilst the discounts will
apply to the homes forever, meaning that generations of new buyers and the local
community will continue to benefit every time the property is sold, the price paid
after discount currently set at £250k outside London will rise with inflation etc. The
Government guidance allows LPAs to develop a
nd adopt their own criterion on such
matters as the level of discount, and any local occupancy requirements. An NFDC
First Homes Guidance Note has now been published setting out national
requirements and local requirements relating to eligibility criterion etc. Government
Guidance goes on to state that where First Homes are provided, they should be at a
proportion of 25% of the affordable housing offer with the other 75% of affordable
units being based on the Local Plan policy requirements of the LPA).
Policy HOU2 therefore requires that the development should provide
• 171 units as affordable with
• 120 dwellings being split equally between social and affordable rent, and
• 51 units provided on a shared equity basis as intermediate.
Policy HOU1 further sets out a suggested mix for affordable rental and shared
ownership based on further study carried out as part of the exercise to identify
objectively assessed need.
To ensure that affordable homes address the requirements of the Local Plan local
connection mechanisms will be sought for all tenures. Legal undertakings will also
be required to ensure the homes for affordable rent and social rent, and where
appropriate shared ownership is secured in perpetuity, and will be delivered by New
Forest District Council
(as a Registered Provider of Social Housing), or an approved
Registered Provider partner.
Applicant’s viability assessment and first offer
Where developers cannot deliver the level of affordable housing set by policy, they
need to submit a financial viability assessment (FVA) to demonstrate why they
cannot make the development viable if the policy level of affordable housing is
delivered.
The applicant’s in their submitted viability assessment confirm that the proposed
development is not policy compliant principally due to the significant abnormal costs
of bringing the site forward e.g., cost of road infrastructure, phosphate mitigation
and education and other S106 contributions. These and other costs according to
their appraisal account for nearly £31m. Not all these costs were accounted for in
the Local Plan viability assessment.
The applicant’s viability assessment (see web site dated 30 June 2022) has carried
out a series of scenarios based on different levels of affordable homes and tenures.
The optimum they say that can be achieved provides for the following mix which
includes First Homes
• 17 First Homes x 2 bed
• 14 Affordable Rent x 1 bed
• 23 Affordable Rent x 2 bed
• 16 Shared ownership x 1 bed
Total number of affordable units = 53 + 17 First Homes =70
This is equivalent to 20% with First Homes included.
The proposal fails policy requirements in four ways
• Does not comply with 50% requirement
• Does not comply with housing mix
• Does not comply with housing tenures
• Does not comply with guidance on First Homes
The Council has appointed its own independent viability advisor to consider the
detailed appraisal which also analyses construction costs, suggested profit levels,
suggested revenues from sales along with other variables. Their initial advice
considers that there is room to negotiate on land values, profit levels and the
ultimate number of affordable units, and that costs are not yet fixed and agreed.
Second Revised Offer
Following an initial assessment of this original offer the applicants have met with
officers and the viability consultant and following negotiation have provided a
revised offer set out as follows with three different scenarios with a varying mix.
• 50% affordable (171 units) based on 48 First Homes and 123 Shared
ownership
• 30% affordable (103 units) based on 26 First Homes, 24 affordable rent and
53 shared ownership
• 25% affordable (85 units) based on 21 First Homes, 32 affordable rent and
32 shared ownership.
Excluding the 50% offer as it includes no affordable rent and too many First Homes,
the other offers also skew the provision to smaller 1 and 2 bed apartments with only
6no. 3 bed family homes.
Third Revised Offer
Following further discussions with your officers and viability consultant the
applicants have now provided a new offer which provides the following mix and
numbers. They have been asked to look at the Local Plan policy advice and adjust
the mix so that there are more 3 bed home included.
30% affordable (103 units) split as follows
First Homes - 26 units all as 2 bed homes
Affordable Rent 16 units
• 7x 1 bed apartments,
• 4 x 2 bed apartments
• 5x 3 bed homes
Shared ownership 61 units
• 23 x 1 bed apartments,
• 18x 2 bed apartments
• 20 x 3 bed homes
The Council’s viability consultant has provided further detailed comments in his
appraisal of the applicant’s position (available to view on web site dated September
2022).
Officer comments
This is a highly complex application which has resulted in a number of potential
scenarios being provided setting out affordable housing and what can be achieved
taking into account (as is required by Government Policy and Local Policy) the key
costs of infrastructure and S106 contributions to bring the development forward,
together with land costs, revenues achieved, profit levels, contingency costs etc.
Judging the offers made and looking carefully at tenure split and housing mix it is
considered that the applicant has fairly represented the high costs and fairly set out
other revenues achieved and profit levels expected particularly taking into account
the current high risk associated with doing so exacerbated by current economic
circumstances.
Whilst the third offer now put forward does not meet with policy aspirations it does
however represent a fair position and provides for 103 affordable units with a
reasonable tenure and size split which recognises local housing need. All affordable
dwellings will be subject to restrictions imposed by a Section 106 agreement which
provides for long term retention of these units as affordable homes and not just for
first occupiers. The latest tenure mix and proportions between 1,2 and 3 bed homes
is also considered to be more in line with policy tenure mix proportions i.e. equal
split between 1,2 and 3 bed homes.
K) TOWN COUNCIL OBJECTIONS AND REBUTTAL
Whilst the views of the Town Council are noted and respected the comments below
should be taken into consideration for each of their numbered points and weighed
against the objections set out. Officer’s comments in italics below each sub
heading.
1 Link Road first before any development of Site 17
The technical evidence submitted by the applicants and assessed by the
Highway Authority do not support this view, and they have not required such
a condition to be imposed. Construction traffic can be managed in terms of
timings and routes through the town by condition. The Link Road will be
constructed as part of Site 18 applications and that proposal will be
considered separately by Committee and options for conditions and timings
of the Link Road can be considered then. It is not a reasonable condition to
impose on Site 17 that no works take place until a Link Road that is the
subject of a separate application is completed.
2 Traffic impact disagreement with Highway Authority
Up to date modelling has now taken place which has been accepted by the
Highway Authority. Modelling of traffic is complex with a number of
alternative access roads available for traffic so not all traffic will travel
through the Town Centre. The extent of any delays is also important and
must be borne in mind. The time of delays at key junctions is relatively small
when compared with much busier centres. There is no alternative expert
evidence submitted by the Town Council to set aside the views of the
Highway Authority. The reference to Site 16 is now outdated by updated
traffic flow evidence.
The site is well located within walking distance of both schools and with
improvements to key routes pedestrian and cycling links to school there is
no evidence to support this view. A condition will be imposed to restrict
construction traffic during peak times.
3 Traffic impact and lack of sustainable transport measures
The report above and the S106 requirements set out below a range of
sustainable transport measures. The site is well located in relation to
schools and is within walking distance of a range of facilities. The site is
already allocated, and this allocation took into account the position of the
site and its relationship to the town.
4 Construction traffic impact
A construction traffic management plan can be conditioned – this can
include preventing construction traffic accessing the site around peak school
drop off and pick up times. It is not agreed by the Highway Authority that no
routes through the town are suitable for construction traffic. A routeing plan
will form part of the above condition. It is not possible to manage and
control traffic post development other than through physical interventions
which the Highway Authority do not consider to be needed.
5 Quantum of POS and ANRG is insufficient
The proposal is compliant with Local Plan policy and policy governing
ANRG. The quality of such areas is also in line with Local Plan and SPD
advice. The site provides sufficient ANRG for its own development as well
as space to compensate fully for the lost SANG land relating to the
Augustus Park Ford 1 development. SANG replacement will be a first phase
and open before any road works start and ANRG will also be prioritised to
occur prior to first occupation as per phasing of the residential element that
may be approved. Formal open sp
ace was never intended to be provided on
this site but on site 16 and 18 instead. Other alternatives to that are now
being considered to realise such new facilities as soon as possible.
6 Health and education infrastructure
Healthcare
facilities are not within the purview of the District Council LPA but
are matters for central government funding. The full education contribution
required by the Local Education Authority would be included. It is a matter
for the LEA to bring forward proposals and use the money contributed by
this site and other strategic sites.
7 Ecological damage to this important greenspace
The proposal can fulfil BNG requirements and all the important elements of
SINC and woodland areas are being protected and not developed. The
principle of development here is long established by the Local Plan
allocation. Conditions will ensure protected species and trees to be retained
are not harmed. The Council’s ecologist is satisfied the proposals are
acceptable. Anecdotal comments are insufficient to set this aside.
8 Impact on quality of life for local residents
Whilst there will be short term disruption during construction the quality of
life argument needs to be balanced against the availability of larger areas of
POS and ANRG for all to enjoy, and new much needed housing some of
which is affordable fulfilling government and local plan policy. The
development will also support short term employment opportunities and
longer term sustainability of town centre businesses, as well as new formal
recreational facilities for the town.
9 Number and enforcement of conditions
It is not unusual for a large number of planning conditions on a complex
scheme of this size. Monitoring is now more robust on those conditions with
staff resources now available to do so. The combination of planning
conditions and S106 obligations are an effective means of control. Best
practice allows for whatever conditions and S106 obligations are necessary
to make the development acceptable. All conditions meet the tests of being
necessary, relevant to planning, relevant to the development, enforceable,
precise and reasonable in all other respects. The S106 adds further strength
to those conditions with a Court injunction against any breach available to
remedy such a breach if required in the public interest.
10 Phosphate mitigation needs further explanation
The specific Project has enabled the Council to now grant planning
permission with Grampian style conditions. Natural England have agreed
the phosphate mitigation scheme and the detailed S106 agreement already
in place covers a wide range of management issues covering the site. The
specific phosphate project is not part of this application and therefore any
views about the project is not material to the consideration of this
application.
11 Sewerage infrastructure inadequate and pumping station concerns
The applicants have set out their strategy document (Foul Drainage
Statement dated 14/01/2021 on the web site), based on the updated
strategy of Wessex Water. There is an agreed timetable for Wessex Water
to provide an upgrade of the Fordingbridge Sewage works. Recent
Government statements also underline that they will legally require future
sewage works improvement. Th
ere is no evidence that the current proposals
which are supported by Wessex Water will not be able to deal with foul
outflows. The on site storage tank will be sized to regulate peak flows. The
pumping station has now been deleted from the scheme.
L) SECTION 106 REQUIREMENTS
Following assessment of this application and taking into consideration the
requirements as set out in the Local Plan and Infrastructure Development Plan the
following are the proposed Heads of Terms for a Section 106 Agreement. The
Agreement will need to be completed prior to the issue of any planning permission
and would seek to deliver the following benefits:
•
Affordable Housing – provision of affordable housing including future
monitoring costs, as set out in the applicant’s 3
rd
revised offer detailed in this
report
•
Education - financial contribution of £1,471,592 towards expansion of
Fordingbridge Junior and Infants School payable to Hampshire CC.
•
Biodiversity net gain (BNG) long term management/maintenance plan setting
up of management company and provisions to safeguard against failure and
setting up monitoring arrangements. Monitoring charges. 30-year minimum time
span for BNG on site. BNG to cover whole of development site and other areas
within the application site currently designated as SINC
•
ANRG provision and maintenance and long-term management/maintenance
plan, monitoring costs and requirement – potentially privately managed.
Structure of management company. Failure safeguards. If managed by
Council, then maintenance contributions TBC.
•
SINC enhancement and maintenance scheme – as per the ANRG clauses
above with contribution level TBC
•
POS provision and maintenance including play spaces – triggers for
implementation, management arrangements to ensure long term public access
and proper management and maintenance of those areas. If to be adopted by
the Council, future maintenance financial contributions TBC, and monitoring
costs
•
Monitoring charges – as set out in the April 2022 Cabinet paper relating to
affordable housing , BNG, POS, and ANRG
•
Formal open space (playing pitches and infrastructure) contribution towards
off-site formal open space and new playing facilities for the town to be
confirmed. £1000 per dwelling = £342k.
•
Internal roads not to be adopted – management company arrangement etc
potentially a County Council bond.
•
Provision of on-site drainage – management company to look after on-site
drainage including SuDS basins and any underground equipment within POS
areas if not publicly adopted.
•
Air quality assessment monitoring contribution of £91 per dwelling = £31,122
in line with Local Plan policy.
•
Sustainable travel improvements including new bus stop(s) on Whitsbury
Road, provision of hourly bus service and re-routing of bus service to Whitsbury
Road through link road if available at point of commencement for Site 17
•
Highway works for new junction, roundabout and bridge works and associated
highway works– under S278 Highways Act agreement
•
Puddleslosh Lane improvements – localised improvements to the surface of
Puddleslosh Lane along its length to remove pot holes in particular. Costed
scheme to be drawn up and secured through S106 agreement with works to be
carried out by Hampshire County Council Highways or Countryside team with
funding met by applicant
•
Provision of a full Residential Travel Plan with bond, monitoring fees and
approval fees so as to encourage more sustainable forms of transport other
than the private motor car.
11
CONCLUSION AND PLANNING BALANCE
The development proposal before Members has come forward as a result of the
adopted Local Plan allocation. The proposal has garnered a significant number of
local objections as well as an objection from Fordingbridge Town Council.
However, many of those objections cover matters of principle which the allocation of
the site in the Local Plan makes non material. Other objections submitted are not
supported by the technical advice of consultees such as the Highway Authority,
Environment Agency, Water Authority and Local Flood Risk Authority. No
substantive alternative evidence has been submitted to set aside the views of
statutory consultees. The loss of the attractive greenfield site will undoubtedly
change and have an impact on local character, but this must be balanced against
allocation of the site and the aspirations to deliver new housing including an
element of affordable housing.
The tilted balance as set out in the NPPF does apply in this case as the Council
cannot demonstrate a 5 year supply of housing land. The tilted balance sets out a
presumption in favour of sustainable development and that greater weight should
be afforded to the delivery of new housing unless other harmful impacts outweigh
that presumption. In this case Officers consider the balance is in favour of
permission.
The development will have an impact on the setting of a designated heritage asset,
but this must be set against the considerable public benefits both in economic and
social terms.
The ecological impact of the development including that relating to habitat mitigation
and protected species has been carefully considered by officers and statutory
consultees. The impact on ecological matters of importance is assessed that
subject to conditions the development will not result in harm to protected species or
areas. The proposal indeed brings forward opportunities for greater protection and
further public appreciation of fauna and flora within the site. The Council has carried
out an Appropriate Assessment under the Habitat Regulations (as amended) at this
stage and concluded that the impact of additional phosphorous entering the River
Avon will cause harm but that a scheme of mitigation can be brought forward to
neutralise such harm.
The development has evolved since its submission and whilst the earlier scheme
for 403 dwellings was not considered to be acceptable for a number of reasons the
reduced scheme of 342 supported by a good quality Design and Access Statement
and the other submitted plans showing a quality greenspace environment which
retains all landscape features of importance weighs considerably in favour of a
permission. There is considered to be no overriding wider landscape impact and
harm arising from the development on the protected areas of the New Forest
National Park and the Cranborne Chase AONB.
The Council has had careful regard to the submitted Environmental Impact
Assessment. Plans and reports with their conclusions have been amended
following discussions with officers and these amendments have been the subject of
a further round of consultations and consideration of any comments made by
statutory and other consultees and interested 3
rd
parties. The Council considers
that the environmental impact of the development proposed has been properly
framed and that officers judgment on the impacts is that the development is
acceptable subject to conditions and a S106 Agreement.
The Council has had regard to the quantum of affordable housing now secured as
part of this development. The number of units or mix/tenure does not comply with
Local Plan policy aspirations but given the significant infrastructure and other costs
which are borne by the scheme a reduction in the amount of affordable housing is
warranted. The proposal does deliver a reasonable amount of affordable housing
however against a background of a pressing need and very difficult economic
circumstances.
Overall given there are no technical objections to the proposal coupled with the
benefits including those centred on sustainable development as set out in this
report the proposal is considered to be generally in line with local and national
policy and guidance and recommended for approval subject to conditions and the
applicant first entering into a Section 106 agreement to deliver the benefits as set
out above.
12
OTHER CONSIDERATIONS
Human rights
In coming to this recommendation, consideration has been given to the rights set
out in Article 8 (Right to respect for private and family life) and Article 1 of the First
Protocol (Right to peaceful enjoyment of possessions) of the European Convention
on Human Rights. Whilst it is recognised that there may be an interference with
these rights and the rights of other third parties, such interference has to be
balanced with the like rights of the applicant to develop the land in the way
proposed as well as the wider public interest. In this case it is considered that the
protection of the rights and freedoms of the applicant and the wider public interest
outweigh any possible interference that may result to any third party.
Equality
The Equality Act 2010 provides protection from discrimination in respect of certain
protected characteristics, namely: age, disability, gender reassignment, pregnancy
and maternity, race, religion or beliefs and sex and sexual orientation. It places the
Council under a legal duty to have due regard to the advancement of equality in the
exercise of its powers including planning powers. The Committee must be mindful
of this duty inter alia when determining all planning applications. In particular the
Committee must pay due regard to the need to:
(1) eliminate discrimination, harassment, victimisation and any other
conduct that is prohibited by or under the Act;
(2) advance equality of opportunity between persons who share a
relevant protected characteristic and persons who do not share it;
and
(3) foster good relations between persons who share a relevant
protected characteristic and persons who do not share it.
13 RECOMMENDATION
Delegated Authority be given to the Executive Head of Planning, Regeneration and Economy to
GRANT PERMISSION subject to:
(i) the completion of a planning obligation entered into by way of a Section 106 Agreement to
secure those matters set out in Section (L) of this report; such agreement to be completed
by end of April 2023.
(ii) the imposition of the conditions set out below and any additional / amended conditions
deemed necessary by the Executive Head of Planning, Regeneration and Economy, having
regard to the continuing Section 106 discussions.
Proposed Conditions:
1.
Time Limit for Approval of Reserved Matters
The first application for the approval of Reserved Matters shall be made
within a period of three years from the date of this permission. All
subsequent Reserved Matters applications shall be submitted no later than 3
years from the date of the approval of the first reserved matters application.
Reason: To comply with Section 92 of the Town and Country Planning
Act 1990 (as amended by Section 51 of the Planning and
Compulsory Purchase Act 2004).
2.
Time Limit for Commencement of Development
The development shall be begun no later than two years from the final
approval of the last of the reserved matters to be approved.
Reason:
To comply with Section 92 of the Town and Country Planning Act
1990 (as amended by Section 51 of the Planning and
Compulsory Purchase Act 2004).
3.
Development phasing plan
Prior to the commencement of any part of the development including any
site clearance and demolition works, a detailed phasing plan, the number of
reserved matters phases and including all on and offsite works, including all
highway and drainage infrastructure works, green infrastructure works,
landscaping, public open spaces, recreation facilities, and all on and off-site
foul and surface water drainage and highway works, shall be submitted to
and agreed in writing with the LPA.
The phasing plan as so agreed shall be implemented in full unless any
written variation has been agreed beforehand in writing with the LPA.
Reason: To ensure the development is fully completed in an acceptable
timetable and in accordance with the approved plans hereby
permitted or to be permitted as part of future phases.
4.
Reserved Matters Details
In respect of each phase of development, no development shall commence
until the layout, scale and appearance of the development, and the
landscaping of the site (herein referred to as the reserved matters, as well
as any outstanding conditions set out below), insofar as they relate to that
phase of development, have been submitted to and approved in writing by
the Local Planning Authority, and the development shall be carried out in
accordance with the approved details.
Reason:
To comply with Section 92 of the Town and Country Planning Act
1990 (as amended by Section 51 of the Planning and
Compulsory Purchase Act 2004).
5.
Approved plans
The Reserved Matters shall fully accord with the following plans comprising:
• Site Location Plan PP005 rev B
• TOR-PP001 SS17 rev G – Land use and landscape
• TOR-PP002 SS17 rev E – Building heights
• TOR-PP004 SS17 rev E – Access and movement
The Reserved Matters and means of access details shall be in accordance
with the following plans subject to final approval of the details shown therein
• TOR SK030 masterplan
• TOR-PP003 SS17 rev J – Density
• CSA/3560/108 rev E – ANRG Strategy Plan
• CSA/3560/107 rev C – ANRG Biodiversity Net Gain
• TOR SK104 Ford 1 replacement SANG plan
• TOR-LA/PL/002 rev M – SS17 Roundabout access Landscape Plan
• ITB12264-GA-305 rev X - Site access road alignment
• ITB12264-GA-341 rev C - Long section
• 70061334-WSP-17-DR-C-501 P06 –Flood Compensation
• 70061334-WSP-17-DR-C-502 P07 – Indicative FW Storage Layout
• 70061334-WSP-17-DR-C-506 P05 –Development Access Levels
• 70061334-WSP-17-DR-C-611 - P06 – Southern Access & Wetland
Area Layout
• DR WS 0001 rev P04 Surface water drainage strategy
Reason: To ensure the development is carried out in accordance with the
approved plans and in line with other plans submitted which are
subject to final approval in consultation with statutory
consultees, and to ensure that the approved plans are based on
high standards of urban design to ensure that there is a
coordinated and harmonious integration of land uses, built-form
and spaces, reflecting the scale and nature of development; and
to ensure that the development is responsive to its context in
accordance with Local Plan Policy ENV3.
6.
Dwelling Numbers & Development Mix
The development hereby permitted shall not exceed 342 dwellings.
The detailed designs for the approved development shall accord with the
following residential mix, or as otherwise may be agreed through the
approval of reserved matters:
• 30 x 1 bed flats
• 34 x 2 bed flats
• 76 x 2 bed houses
• 150 x 3 bed houses
• 52 x 4 bed houses
Reason: This reflects the application submission and the basis for
affordable housing, and is the basis on which the required level
of mitigation has been assessed. The Local Planning Authority
would wish to properly consider any mix that does not reflect this
submitted mix to ensure that housing needs are adequately met,
and noting that a material change to the residential mix will affect
the level of mitigation that would be necessary to offset the
development's impacts, and this may not necessarily be
achievable.
7.
Site Levels
Prior to the commencement of development in any phase of development,
details of levels, including finished floor levels for all buildings, existing and
proposed levels of public open space areas (including ANRG), and the
existing and proposed site contours for that phase, shall be submitted to
and agreed in writing by the Local Planning Authority. Development shall
only proceed in accordance with the approved details.
Reason: To ensure that the development takes appropriate account of,
and is responsive to, existing changes in levels across the site.
8.
Connectivity To The Wider Strategic Site
No development shall take place until a plan and details showing the
locations where pedestrian connections will be made/secured to the
immediately adjacent land to the north (Tinkers Cross and Ford 1 SANG)
that is allocated for development or completed through Policy Strategic Site
17 of the Local Plan 2016-2036 Part One: Planning Strategy and saved
Local Plan Part 2 2014. The approved connection / pedestrian access points
including any necessary bridges across the river, shall thereafter be
provided to link with the connections referred to above and made available
before first occupation.
Reason: The application site forms one part of a Strategic Site allocation,
and in the interests of securing accessible and joined-up green
infrastructure it is essential that there is appropriate connectivity
between the different parts of the Strategic Site.
9.
Contaminated land
During any (site clearance, removal of floor slab and) foundation
excavations a suitably qualified contaminated land consultant shall carry out
a watching brief with regards to asbestos, hydrocarbons and any other
ground contamination. In the event that contamination is found at any time
when carrying out the approved development, it must be reported in writing
immediately to the Local Planning Authority.
Reason: To ensure that risks from land contamination to the future users
of the land and neighbouring land are minimised, together with
those to controlled water, property and ecological systems, and
to ensure that the development can be carried out safely
without unacceptable risks to workers, neighbours and other
offsite receptors in accordance with policy CCC1 of the Local
Plan 2016-2036 Part One: Planning Strategy for the New
Forest District outside the National Park and Policy DM5 of the
Local Plan for the New Forest District outside the National
Park. (Part 2: Sites and Development Management).
10.
Construction Environmental Management Plan
Prior to the commencement of development within each phase of
development, a Construction Environmental Management Plan (CEMP)
shall be submitted to and approved in writing by the Local Planning
Authority. The CEMP shall include the following details:
• Development contacts, roles and responsibilities.
• A public communication strategy, including a complaints procedure.
• A Dust Management Plan (DMP) including suppression, mitigation and
avoidance measures to control dust.
• A Noise Management Plan with noise reduction measures, including use
of acoustic screens and enclosures, the type of equipment to be used
and their hours of operation.
• Any use of fences and barriers to protect adjacent land, properties,
footpaths and highways.
• Details of parking and traffic management measures.
• Measures to control light spill and glare from any floodlighting or security
lighting that is installed.
• Details of storage and disposal of waste on site.
• A construction-phase drainage system which ensures all surface water
passes through three stages of filtration to prevent pollutants from
leaving the site.
• Safeguards for fuel and chemical storage and use, to ensure no pollution
of the surface water leaving the site.
The construction of the development in each respective phase shall
thereafter be carried out in full accordance with the approved details.
Reason: To safeguard the amenities of existing and proposed (post
occupation) residential properties and in accordance with policy
ENV3 of the Local Plan
11.
Construction: Hours of Operation
Unless otherwise approved in writing by the Local Planning Authority, all
works and ancillary operations in connection with the construction of the
development, including the use of any equipment or deliveries to the site,
shall be carried out only between 0700 hours and 1830 hours on Mondays
to Fridays and between 0800 hours and 1300 hours on Saturdays and at no
time on Sundays, Bank Holidays or Public Holidays, unless in the case of
any emergency works that may be required urgently.
Reason: To safeguard residential amenities.
12.
Noise levels post occupation
Prior to the commencement of each phase of the residential development, a
full stage 2 Acoustic Design Statement (ADS) incorporating the four key
elements of good acoustic design in accordance with PPG: Planning and
Noise 2017 ‘Professional Practice Guidance on Planning and Noise for new
residential development’ ‘shall be submitted to to ensure that internal and
external noise levels for the residential accommodation shall not exceed the
designated minimum standards stated. The scheme shall be approved in
writing by the Local Planning Authority and the approved scheme shall be
implemented, maintained and retained.
Reason: To safeguard the amenities of future occupiers in accordance
with LP Policy ENV3
13.
Flood Risk
The development permitted shall be carried out in accordance with the
submitted documents and the following mitigation measures detailed within:
1. 420m³ of compensatory flood plain storage is provided as set out in
Technical Note 1334-WSP-17-TN-DI-00001 Rev P03 and drawing
Ref. 70061334-WSP-17-DR-C-501 Rev.P06 by WSP dated June
2022 and reference tables therein.
2 Ground level raising and proposed bund for the wetland creation is
located outside of the floodplain. There shall be no raising of existing
ground levels in the floodplain.
3 There shall be no storage of any materials including soil within the
1% annual probability (1 in 100) flood extent with an appropriate
allowance for climate change.
4 The new bridge soffit level is 32.00 mAOD which is more than
600mm above the post-development flood level 100yr 40%cc of
30.80 mAOD.
The mitigation measures shall be fully implemented in accordance with the
phasing arrangements embodied within the scheme. Excavation of the
compensation area must be complete before development/infilling
commences to ensure that floodplain capacity is maintained during
construction of the development.
Prior to commencement of the first dwelling on the site the details and
mechanism for future maintenance of all flood compensation and flood
storage areas shall be submitted to and agreed in writing with the LPA, in
consultation with the Environment Agency. Future maintenance shall be
implemented as per the details of the scheme so agreed and maintained as
such thereafter.
Reason: In line with the Planning Practice Guidance of the National
Planning Policy Framework (NPPF) for Flood Risk and Coastal
Change to prevent flooding elsewhere by ensuring that
compensatory storage of flood water is provided. To also reduce
the risk of flooding to the proposed development and future
occupants and to prevent flooding elsewhere by ensuring that
the flow of flood water is not impeded, and the proposed
development does not cause a loss of flood plain storage.
14.
Foul storage tank details
Prior to the commencement of any
part of the works to install the sewage
storage tank and any associated infrastructure, full details of the final design
for the foul sewage storage tank and associated infrastructure shall be
submitted to and agreed in writing with the Local Planning Auth
ority in
consultation with Wessex Water Authority. The development shall only be
carried out in accordance with the approved details and agreed phasing plan
and maintained as such thereafter.
The phasing plan as so agreed shall be implemented in full unless any
written variation has been agreed beforehand in writing with the LPA.
15.
Surface water drainage
No development shall begin on a phase until a detailed surface water
drainage scheme for that phase, based on the principles within the Flood
Risk Assessment & Surface Water Drainage Strategy ref: 70061334-WSP-
17-DOC-FRA-0001, has been submitted and approved in writing by the
Local Planning Authority.
The submitted details should include:
(a) A technical summary highlighting any changes to the design from
that within the approved Flood Risk Assessment.
(b) Infiltration test results undertaken in accordance with BRE365 (2016
methodology) and a groundwater assessment between autumn and
spring, providing a representative assessment of those locations
where infiltration features are proposed.
(c) Drainage layout drawings at an identified scale indicating catchment
areas, referenced drainage features, manhole cover and invert levels
and pipe diameters, lengths and gradients.
(d) Detailed hydraulic calculations for all rainfall events, including the
listed below. The hydraulic calculations should take into account the
connectivity of the entire drainage features including the discharge
location. The results should include design and simulation criteria,
network design and result tables, manholes schedule tables and
summary of critical result by maximum level during the 1 in 1, 1 in 30
and 1 in 100 (plus an allowance for climate change) rainfall events.
The drainage features should have the same reference that the
submitted drainage layout.
(e) Evidence that Urban Creep has been considered in the application
and that a 10% increase in impermeable area has been used in
calculations to account for this.
(f) Confirmation that sufficient water quality measures have been
included to satisfy the methodology in the Ciria SuDS Manual C753.
(g) Exceedance plans demonstrating the flow paths and areas of
ponding in the event of blockages or storms exceeding design
criteria.
Details for the long-term maintenance arrangements for the surface water
drainage system shall be submitted to and approved in writing by the Local
Planning Authority prior to the first occupation of any of the dwellings. The
submitted details shall include;
(a). Maintenance schedules for each drainage feature type and
ownership.
(b). Details of protection measures.
Reason: To ensure the development site is served by an adequate
surface water drainage arrangement and that such details as
may be approved are fully implemented and maintained to
comply with Local Plan policy ENV 3 and CCC1
16.
Construction Traffic Management Plan
No development hereby permitted shall commence until a Construction
Traffic Management Plan, to include details of provision to be made on site
for contractor’s parking, construction traffic access including times of
deliveries to avoid peak school pick up and drop off, the turning of delivery
vehicles within the confines of the site, lorry routeing and a programme of
works has been submitted to and approved in writing by the Local Planning
Authority. The approved details shall be implemented before the
development hereby permitted is commenced and retained throughout the
duration of construction
Reason: In the interests of highway safety.
17.
Final details of road infrastructure
Prior to the commencement of each phase of the development, including
any elements of site clearance, the final details of the design for all new road
infrastructure works and access roads (including foot & cycle paths,
pedestrian cycle crossing points) as set out in principle on drawing
ITB12264-GA-305 rev X for the main access, to be submitted for approval
by the local planning authority in consultation with the local highway
authority. No dwellings shall be occupied until the approved details have
been fully implemented in accordance with the agreed phasing plan.
Reason: In the interest of highway safety and to meet the access needs
of the development
18.
Car & Cycle Parking
Details of the car and cycle parking that is to be provided in association with
each residential phase of development shall be provided with the
submission of Reserved Matters to the Local Planning Authority for its
written approval, and, prior to the occupation of each dwelling the approved
car and cycle parking arrangements for each plot shall have been provided
in accordance with the approved plans, and thereafter retained for their
intended purpose at all times.
Reason: To ensure that appropriate levels of car and cycle parking are
delivered in association with the development.
19.
Travel Plan
Prior to the construction above damp proof course level of each phase of the
development, a Full Travel Plan based on the principles set out in the
Framework Travel Plan (Ref: i-Transport Residential Travel Plan:
SJ/BB/SG/ITB11397-008A) shall be submitted to and approved in writing by
the Local Planning Authority. Thereafter, no dwelling shall be occupied until
the approved Full Travel Plan has been implemented unless otherwise
agreed in writing with the Local Planning Authority.
Reason: To ensure that sustainable modes of travel are duly promoted.
20.
Sustainable transport links
Prior to the commencement of any part of the development full details of all
pedestrian and vehicular transport links including all footways, cycleways,
paths, boardwalks and river crossing points shall be submitted to and
agreed in writing with the Local Planning Authority and implemented in
accordance with the details of the phasing plan that may be agreed.
Reason: To ensure a satisfactory form of development is carried out
compliant with Local Plan Policy ENV3
21.
Vehicle cleaning
Full details of the vehicle cleaning measures proposed to prevent mud and
spoil from vehicles leaving the site shall be submitted in writing to the Local
Planning Authority for written approval prior to the commencement of the
development. The approved measures shall be implemented before the
development commences. Once the development has been commenced,
these measures shall be used by all vehicles leaving the site and maintained
in good working order for the duration of the development. No vehicle shall
leave the site unless its wheels have been cleaned sufficiently to prevent
mud and spoil being carried on to the public highway.
Reason: In the interests of highway safety.
22.
Waste Collection Strategy
All applications for the approval of reserved matters relating to occupiable
buildings shall be accompanied by a waste collection strategy in relation to
the relevant phase. The development shall be carried out in full accordance
with the approved details.
Reason: To ensure a satisfactory form of development compliant with
Local Plan policy ENV3
23.
Incidental mineral extraction
Prior to commencement of any part of the development hereby approved the
following details shall be submitted to and agreed in writing with the LPA,
which may be included within a construction management plan or similar.
• a method for ensuring that minerals that can be viably recovered
during the development operations are recovered and put to
beneficial use; and
• a method to record the quantity of recovered mineral (re-use on site
or off site) and to report this data to the MPA.
The development shall be carried out in accordance with the details so
agreed.
Reason: In the interests of utilising any mineral deposits which could be
used on the site as part of the construction works and in
accordance with Local Plan Policies STR1 and STR9
24.
Electric Vehicle Charging Points
For each reserved matters application where buildings or car parking
spaces are proposed, a scheme for the provision of infrastructure and
facilities to enable the installation of charging points for electric vehicles to
serve that part of the development, shall be submitted to the Local Planning
Authority for its written approval. Thereafter, the development shall be
implemented in full accordance with the approved details.
Reason: In the interests of sustainability and to ensure that opportunities
for the provision of electrical charging points are maximised in
accordance with policy expectations.
25.
High Speed Fibre Broadband
Prior to the occupation of each dwelling in the development hereby approved,
the necessary infrastructure required to enable high speed fibre broadband
connections shall be provided within the site up to property thresholds, unless
otherwise agreed in writing with the Local Planning Authority.
Reason: In the interests of sustainable development, in accordance with
local and national planning policy.
26.
Framework for lifespan of ecological reports:
Where the approved development is to proceed in a series of phases in
excess of 2 years from the date of this permission, further supplementary
ecological surveys updates shall be undertaken and submitted to the LPA to
inform the preparation and implementation of corresponding phases of
ecological mitigation measures. This should have regard to CIEEM’s April
2019 Advice Note on the lifespan of ecological reports. The supplementary
surveys shall be of an appropriate type for the above habitats and/or species
and survey methods shall follow national good practice guideline. The
development shall not be carried out other than in compliance with any
survey findings and mitigation measures required.
Reason: To ensure the development is in accordance with advice and
other legislation governing protected species and in
accordance with Local Plan Part Two policy DM2 and Local
Plan Policy STR1
27.
Great Crested Newt Licence and Mitigation:
Vegetation clearance, earthworks or activity likely to cause harm to great
crested newt within 250m of Pond 6 shall not in any circumstances
commence until the LPA has been provided with a Great Crested Newt
Mitigation Strategy and one of either:
• a licence issued by Natural England pursuant to Regulation 55 of
The Conservation of Habitats and Species Regulations 2017
authorizing the specified activity/development to go ahead; or
• a statement in writing from the relevant licensing body to the effect
that it does not consider that the specified activity/development will
require a licence.
Reason: To ensure the development is in accordance with advice and
other legislation governing protected species and in
accordance with Local Plan Part Two policy DM2 and Local
Plan Policy STR1
28.
Bats & Lighting:
No development shall take place until a “site wide sensitive lighting design
strategy for biodiversity” in line with BCT / ILP Guidance Note 08/18 ‘Bats
and artificial lighting in the UK’ for all areas to be lit shall be submitted to and
approved in writing by the local planning authority. The strategy shall:
• identify those areas/features on site that are particularly sensitive for
bats and that are likely to cause disturbance in or around their
breeding sites and resting places or along important commuting
routes used to access key areas of their territory, for example, for
foraging; and
• show how and where external lighting will be installed (through the
provision of appropriate lighting contour (lux) plans and technical
specifications) so that it can be clearly demonstrated that areas to be
lit will not disturb or prevent the above species using their territory or
having access to their breeding sites and resting places and that
dark corridors will be maintained.
All external lighting shall be installed in accordance with the specifications
and locations set out in the strategy, and these shall be maintained
thereafter in accordance with the strategy. Under no circumstances should
any other external lighting be installed including on or within the curtilage of
any dwelling without prior consent from the local planning authority, the
details of which shall be submitted as part of any reserved matters
application(s).
Reason: To ensure that the level of lighting within the development is
acceptably minimised, having regard to ecological interests and
the site’s rural edge context in accordance with Local Plan Part
Two policy DM2 and Local Plan Policy STR1
29.
Badger pre-construction survey:
Prior to the commencement of any construction work on site, including any
site clearance, an updated badger survey shall be undertaken by a suitably
qualified and experienced ecologist, and a Method Statement for Badgers
during Construction shall be submitted to the Local Planning Authority for
written approval. The development shall be carried out in full accordance
with the approved Method Statement.
Reason: In the interests of protected species in accordance with Local
Plan Part Two policy DM2 and Local Plan Policy STR1
30.
Reptiles – Addressing information gap:
Prior to the commencement of any construction work on site including any
site clearance, an updated reptile survey shall be undertaken by a suitably
qualified and experienced ecologist including those areas which were
inaccessible previously. The results of this and any updated mitigation
measures required shall be submitted to the Local Planning Authority for
written approval”. The development shall not be carried out other than in
strict accordance with the mitigation measures so approved, unless
otherwise agreed in writing with the LPA beforehand.
Reason: In the interests of protected species in accordance with Local
Plan Part Two policy DM2 and Local Plan policy STR1
31.
BNG net gain- securing 10% uplift
The first residential unit of the development hereby
approved shall not be
occupied until details of a package of on-site supplemented if necessary off-
site of Biodiversity Net Gain (BNG) has been submitted to, and approved in
writing by, the LPA. This package, whether on or off site or a combination of
the
two, should secure the identified 10% BNG arising from the development
and include:
i.
a calculation of the number of biodiversity units required to provide a
10% BNG in accordance with DEFRA Biodiversity Metric 3.0
Calculation July 2021 (or a metric based on the latest guidance);
ii. details of the BNG project including its location;
iii. a timetable for the provision of the BNG project;
iv. details of the management of the BNG project
v.
details of the future monitoring of the BNG project in perpetuity. The
BNG package
as approved shall be provided prior to the occupation
of the penultimate dwelling on the site and thereafter retained as such.
Reason:
To ensure Biodiversity Net Gain is secured as part of the
development in accordance with Policies ENV3, ENV4 of the
Local Plan 2016-
2036 Part One: Planning Strategy for the New
Forest District outside the National Park and Policies DM1, DM2
and DW-E12 of the Local Plan for the New Forest District outside
the National Park (Part 2: Sites and Development Management),
NFDC i
nterim Biodiversity Guidance and the Environment Act
2021.
32.
Biodiversity Net Gain: Additional Statement
For each Reserved Matters application, an additional Biodiversity Net Gain
Statement shall be submitted to the Local Planning Authority for its written
approval. The additional Statement shall include a recalculation of the
biodiversity impact of the proposed development, having regard to any
changes in the habitats type or condition of the habitats present, and any
changes resulting from the detailed layout of the development and the level
/ nature of the on-site mitigation measures.
Reason: Due to the outline nature of the application and the illustrative
nature of much of the supporting information, it is considered
necessary to ensure the detailed designs will deliver a minimum
10% uplift (together if necessary, with any off-site provision) in
the site’s biodiversity value in accordance with the policies of the
New Forest District Local Plan Review 2016-2036.
33.
BNG Monitoring and Management Plan
Prior to the occupation of the first dwelling a Biodiversity Net Gain (BNG)
Monitoring and Management Plan shall be submitted to and approved in
writing by the local planning authority (covering a minimum period of 30
years from commencement). The Plan shall incorporate the requirements
set out in the informative note at the end of this permission. The Plan shall
require the submission of a BNG monitoring report produced by a suitably
qualified ecologist and shall be submitted to the LPA as a minimum in years
2, 5, 10, 20 and 30 following first commencement. The development shall be
completed in accordance with the BNG Monitoring and Management Plan
prior to the occupation of the last dwelling on the site.
Reason: In the interests of the protection of ecological assets on site and
their continued protection and enhancement in accordance with
Local Plan policies STR1, ENV3 and DM2
34.
Ecological Measures (Opportunities for Birds / Bats / Invertebrates)
All dwellings / development plots hereby approved shall incorporate a
mixture of bird nesting box (including nesting opportunities for swifts and
house sparrows), bat box or bat roosting provision, and enhancements for
invertebrates such as bee bricks, the precise details of which shall be
submitted with each Reserved Matters application where new buildings are
proposed. The submitted details shall comprise a mix of these measures
and shall be provided in accordance with the approved details before the
house / plot where the measures are to be incorporated is first occupied.
As a minimum 75% of all dwellings (257) shall include a bird box, and 25%
(86) of all dwellings shall include a bat box, with all dwellings provided with
bee bricks. In addition, unless otherwise agreed in writing with the LPA, nest
boxes for dipper species and grey wagtail shall be incorporated in the new
road river bridge.
Reason: To ensure that biodiversity enhancement measures are delivered
throughout the development; and to ensure that a key aspect of
sustainability is delivered in accordance with Local Plan Part
Two policy DM2 and Local Plan policy STR1.
35.
Landscape & Ecological Enhancement, Mitigation and Management
Plan
Prior to the commencement of development within each phase of
development, a detailed Landscape and Ecological Enhancement, Mitigation
and Management Plan for that phase shall be submitted to and agreed in
writing by the local planning authority. The Plan for that phase shall be
broadly in accordance with the outline ecological mitigation and
enhancement measures detailed within the Ecological Impact Assessment
and outline Biodiversity Mitigation and Enhancement Plan or such other
variation (as may be considered necessary by the Local Planning Authority
and) that is agreed in writing by the Local Planning Authority. The Plan shall
include (but not be limited to):
• details of all habitat and species-related avoidance and mitigation
measures (e.g. timings, methods, responsibilities);
• plans of, and details describing, all habitat impacts and measures to
compensate impacts (e.g. location, methods of establishment,
responsibilities, care and maintenance);
• plans and details of all habitat and species-related enhancement
measures (e.g. location, methods, responsibilities, care and
maintenance);
• a programme of ongoing ecological monitoring and management.
The development shall be implemented and thereafter maintained and
managed in accordance with the approved details.
Reason: To ensure that the landscape and ecological interest of the
development site is maintained, enhanced, and managed in a
way that will secure long-term landscape and ecological benefits
in accordance with Local Plan Part Two policy DM2 and Local
Plan policy STR1.
36.
Protection of Trees: Adherence to Approved Arboricultural Statement
The trees/hedges on the site which are shown to be retained on the approved
plans shall be protected during all site clearance, demolition and building
works in accordance with the measures set out in the sub
mitted Tree
Protection Plan reference HDA 969.1/03b and Tree Survey Report and
Arboricultural Impact Assessment dated March 2022 - Ref: 969.1,
or such
other variation (as may be considered necessary by the Local Planning
Authority and) that is agreed in writing by the Local Planning Authority
Reason: To safeguard trees and natural features which are important to
the visual amenities of the area in accordance with Local Plan
policies ENV3 and STR1
37.
Protection of Trees: Submission of additional details
No development, demolition or site clearance shall take place until the
following information has been submitted and agreed to in writing
with the
Local Planning Authority:
1.
The arrangements to be taken for the protection of trees and hedges
on the site as identified for protection in the approved plans.
2.
A method statement and engineering drawings for the installation for
sewers, drains, roads, paths within the root protection areas of trees
identified for protection within the approved plans.
Development shall only take place in accordance with these approved details.
Reason:
To safeguard trees and natural features which are important to
the visual amenities of the area.
38.
Notice to tree officer
Prior to the commencement of works (including site clearance, demolition and
construction works) 3 working days’ notice shall be given to the Local Planning
Authority Tree Officer to attend a pre-
commencement site meeting to inspect
all tree protection measures and confirm that they have been installed.
Reason: To safeguard trees and natural
features which are important to
the visual amenities of the area.
39.
Final landscape details for each phase
Prior to the commencement of any part of the development (including any
site clearance or demolition works), a detailed landscape masterplan and all
final landscape details (planting and hard landscape), for each phase of
development including the first phase of road and drainage infrastructure
works shall be submitted to and agreed in writing with the LPA. This shall
follow an approved landscape framework to be agreed.
This scheme shall include:
(a)
the details of existing trees and shrubs which have been agreed to be
retained;
(b) a specification for new planting (species, size, spacing and location);
(c) areas for hard surfacing and the materials to be used;
(d) other means of enclosure;
(e) details of all tree pits and root barrier protection systems
(f)
all drainage runs, pipeways, culverts and other underground services
in proximity to tree planting
(g) a method and programme for its
implementation and the means to
provide for its future maintenance.
(h)
A landscape masterplan which shall include a detailed phasing plan
for all landscape works.
Reason: In the interests of the appearance and character of the
development and area and to comply with New Forest Local Plan
policy ENV3
40.
Maintenance of landscaping
The hard and soft landscaping details as agreed shall be fully implemented
and maintained in accordance with the agreed framework, masterplan,
details, management and maintenance plans and any agreed phasing of
those works. Planting works, if delayed, should be completed in the first
available planting season (October-March). If any planted areas fail or trees
and shrubs die or become damaged or diseased within 5 years of planting,
they shall be replaced with the same species (unless a written variation has
been agreed beforehand with the LPA) in the next available planting season.
Following such an initial establishment period, all planting, shall then be
maintained in accordance with the long-term landscape and maintenance
provisions approved as part of this permission, including any relevant
clauses set out in the accompanying Section 106 Agreement attached to this
permission.
Reason: In the interests of the appearance and character of the
development and area and to comply with New Forest Local Plan
policy ENV3
41.
Lighting Cranborne Chase AONB And Dark Skies
Prior to the installation of any street or highway lighting or lighting to be
placed on any dwellings on the site full details (including the design of
lanterns and lighting standards and the lux levels of lighting) shall be
submitted to and agreed in writing with the LPA in consultation where
necessary with the Highway Authority. No other street lighting or on building
lighting shall be erected including any security lighting without the further
written approval of the LPA.
Any lighting installed shall not exceed the following maximum values of
vertical illuminance at the facade of any residential premises in accordance
with Environmental Zone E2: 5 lux pre-curfew (07:00-23:00hrs) and 1 lux
post-curfew (23:00- 07:00hrs) in accordance with Guidance Notes for the
Reduction of Obtrusive Light (GN01:2020) by the Institute of Lighting
Professionals (ILP).
Reason: To promote an acceptable and light sensitive means of site and
street lighting in the interests of good design, residential amenity,
wildlife protection, and so as to promote dark skies
42.
Street furniture, play equipment, information boards
For each phase of the Reserved Matters applications a detailed specification
of all new play equipment and street furniture to be provided within each
phase including any facilities such as benches, bins, interpretation boards in
connection with ANRG, SINC or POS areas, together with a specification for
illustration and interpretation boards relating to the ecological value of the
SINC and adjoining Sweatfords Water area shall be submitted to and agreed
in writing with the LPA. There shall be a minimum of two ANRG boards and
two boards in relation to the SINC in positions to be agreed with the LPA.
The details and facilities as may be agreed shall be provided and made
available for use prior to the first dwelling being occupied or in line with a
phasing plan of provision to be agreed as part of this condition. All play
equipment and street furniture, and other facilities in connection with the use
of the ANRG and SINC shall be kept available for the public use in
perpetuity and maintained in accordance with any provisions set out in other
conditions or as part of any Section 106 Agreement accompanying the
application.
Reason: In the interests of the proper provision, design and retention of
play facilities and other public and ecological interest areas to
serve the development in accordance with saved Core Strategy
policy CS7 and Local Plan Policies ENV 3 and ENV13
43.
Permitted Development Restrictions
Notwithstanding the provisions of the Town and Country Planning (General
Permitted Development) Order 2015 or any order revoking or re-enacting
that order, no access, vehicular or pedestrian, other than that shown on the
approved plan shall be formed to the site from either Puddleslosh Lane or
Marl Lane. In the event that the main site access is closed and strictly only
for any emergency access that may be required the details of this and its
securing and closure during non-emergency periods shall be submitted to
and agreed in writing with the LPA as part of the Reserved Matters
conditions listed above.
Reason: In the interests of highway safety and in accordance with
Policies ENV3 and CCC2 of the Local Plan 2016-2036 Part
One: Planning Strategy for the New Forest District outside of
the National Park.
44.
Water Efficiency and phosphate mitigation
The development hereby approved shall not be occupied unless
A water efficiency calculation in accordance with the Government's
National Calculation Methodology for assessing water efficiency in
new dwellings has been undertaken which demonstrates that no
more than 110 litres of water per person per day shall be consumed
within the development, and this calculation has been submitted to,
and approved in writing by, the local planning authority; all measures
necessary to meet the agreed waste water efficiency calculation must
be installed before first occupation and retained thereafter;
A proposal for the mitigation or offsetting of the impact of phosphorus
arising from the development on the River Avon Special Area of
Conservation (SAC), including mechanisms to secure the
timely implementation of the proposed approach, have been
submitted to and approved in writing by the local planning authority.
Such proposals must:
Provide for mitigation in accordance with the Council's Phosphorus
Mitigation Strategy (or any amendment to or replacement for this
document in force at the time), or for other mitigation which
achieves a phosphorous neutral impact from the development.;
Provide details of the manner in which the proposed mitigation is to
be secured. Details to be submitted shall include arrangements for
the ongoing monitoring of any such proposals which form part of the
proposed mitigation measures.
The development shall be carried out in accordance with and subject to the
approved proposals.
Reason: The impacts of the proposed development must be mitigated
before any development is carried out in order to ensure that
there will be no adverse impacts on the River Avon Special
Area of Conservation (SAC) (adding, when it is in place and as
applicable), in accordance with the Council's Phosphorus
Mitigation Strategy / the Avon Nutrient Management Plan.
Further Information:
Stephen Belli
Telephone: 023 8028 5430
