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SHELAA Update 2016 Revised Appendix 3

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SHELAA Update 2016 Revised Appendix 3 SHELAA Assessment Summary WITNEY SITES Site Name and Location: SHELAA REF: 460 Woodford Way Car Park Site Area (Ha): 0.68 Site Description Irregularly shaped site currently laid out as a surface level car park. The site slopes gently up towards the north. Adjoined by existing residential development to the west, north and north east, an area of open space to the east and hospital / pharmacy buildings to the south. A public right of way runs along the southern boundary of the site. Suitability for housing Suitability for employment Suitable Suitable (as part of a mixed-use scheme) Reason: Sustainable location for residential development within the urban area and on a previously developed site. Not currently available for development but reasonable to expect it to come forward in the longer term. Likely Yield 0-5 Years 6-10 Years 11-15 Years 0 50 homes 0 Availability Achievability Not currently available Achievable Conclusion Developable Accessibility The site enjoys a current access from Woodford Way which would be suitable to serve residential development. The site is well connected to various services and facilities in and around Witney Town Centre. Pedestrian and cycle connections are excellent as is access by public transport with a number of bus stops within comfortable walking distance. Policy Constraints No specific policy constraints. Physical Constraints The site is currently laid out as a surface level car park and given the high level of usage if redeveloped there is likely to be a need to retain some public car parking. Infrastructure Constraints Previously developed site within the urban area. No likely infrastructure constraints to development. Landscape, Ecology and Heritage There is potential for localised landscape impacts although the site is already surrounded by built development. Particular care would be needed in terms of the relationship of the site with the single storey properties to the west. There are unlikely to be any significant ecological interests. There are no listed buildings nearby but the site is adjacent to a Conservation Area. SHELAA Assessment Summary WITNEY SITES Site Name and Location: SHELAA REF: 25 Bus Depot and Garage Site Area (Ha): 0.43 Site Description A relatively level site stretching between Welch Way and Corn Street, comprising two main buildings and considerable hard-standing. There is scrub within the northern part of the site. Surrounded by flatted residential development and two storey housing. Petrol filling station immediately to the northeast of the site in Welch Way Suitability for housing Suitability for employment Potentially suitable subject to flood risk and site Potentially suitable subject to flood risk and site availability availability Reason: Planning approval for 6 dwellings and other business uses on part of site. Site currently in use. Further development suitable in principle but would require relocation of bus depot therefore longer term opportunity. Would also require detailed consideration of potential flood risk issues. Likely Yield 0-5 Years 6-10 Years 11-15 Years 0 0 14 homes Availability Achievability Not currently available Potentially achievable subject to flood risk and site availability Conclusion Not currently developable Accessibility Two vehicular accesses from Corn Street. Close to Witney town centre. Footways on either side of Corn Street and Welch Way. Numerous bus services make use of Welch Way and Corn Street bus stops, including the premium S1/S2 services between Carterton and Oxford. Several bus stops within comfortable walking distance of the site. Policy Constraints GIS records indicate evidence of groundwater vulnerability which would need to be taken into account. There is also the issue of the loss of employment uses if the site was to be developed / redeveloped. Site falls partly within Flood Zone 2. Physical Constraints There are no obvious physical constraints to development in this location but the potential flood risk on part of the site will need to be taken into account. The site is not affected by any public rights of way. Infrastructure Constraints As there are existing buildings on the site it is likely that all the main services are already available. Landscape, Ecology and Heritage The surrounding buildings are of varying heights, ages and designs, with Corn Street having a different character to Welch Way. The site is not known to have any particular ecological value. There are some trees in northern part of site, to the rear of bus depot, but none have TPOs. The western edge of the Witney Conservation Area is 50m from the site in Corn Street. The site is not affected by any listed building or scheduled monument. SHELAA Assessment Summary WITNEY SITES Site Name and Location: SHELAA REF: 28 Scrap Yard, West End Site Area (Ha): 0.42 Site Description A scrap yard occupying a backland plot off West End. There is a vernacular work shop building and several other sheds on the site, along with plant machinery and the storage of vehicles. The site slopes down towards West End. The buildings along the frontage of West End are vernacular listed buildings and are two storey in height with typically long back gardens. To the north of the site is an area of 1960's/70's housing. A number of mature trees lie within and adjoining the site's boundaries. An area of public open space lies to the north east, with a large mature greenspace immediately to the east. Suitability for housing Suitability for employment Suitable Suitable Reason: In existing employment use - not currently available for re-development. Potentially suitable subject to a number of site constraints, including whether suitable vehicular access can be achieved. Likely Yield 0-5 Years 6-10 Years 11-15 Years 0 0 15 homes Availability Achievability Not currently available Achievable Conclusion Not currently developable Accessibility There is a narrow access off West End between residential properties. The highway authority have confirmed that the existing access to West End is unacceptable for a residential development. An alternative vehicular access would be required, with the existing access to be used for pedestrian/cycle access only. There is good pedestrian access along West End. And good pedestrian and cycle connections to town centre across the water meadows, off Crawley Road. Policy Constraints GIS records indicate evidence of groundwater vulnerability which would need to be taken into account. There is also the issue of the loss of employment use if the site was to be redeveloped. Physical Constraints The main physical constraint affecting this site is that of achieving acceptable vehicular access. The site is not affected by any public rights of way. Infrastructure Constraints As there are existing buildings on the site it is likely that all the main services are already available. Landscape, Ecology and Heritage There is potential for localised landscape impacts. Trees, Conservation Area and nearby listed buildings will mean especially careful consideration will need to be given to design issues. The site is not known to have any particular ecological value but the presence of trees and barns/outbuildings may mean there are features of significance on site. There are no TPO trees within this site but there are several trees on the site boundaries which individually or collectively contribute to the character and appearance of the area. The site lies within the Witney Conservation Area. There are listed buildings on the site boundaries. The Conservation Area Character Appraisal identifies a locally listed building within the site. SHELAA Assessment Summary WITNEY SITES Site Name and Location: SHELAA REF: 29 West End Industrial Estate Site Area (Ha): 0.74 Site Description An L-shaped site comprising hard standing and various primarily single-storey industrial and office premises. There are a number of mature trees within and along the edge of the site. There is an existing vehicular access into the site from West End. Adjoining uses are primarily residential with undeveloped open space immediately to the west. Suitability for housing Suitability for employment Not suitable Already in existing employment use but intensification unlikely to be suitable. Reason: The site falls within the floodplain (Zones 2 and 3) and is therefore not likely to pass the sequential test. Likely Yield 0-5 Years 6-10 Years 11-15 Years 0 0 0 Availability Achievability Uncertain - existing uses on site means unlikely to Not achievable - flood risk be available in the short term. Conclusion Not suitable Accessibility Existing vehicular and pedestrian access into the site from West End. There is no formal public right of way across the site. The location of the site in central Witney ensures that access to public transport is good including premium bus services operating along Oxford Hill within close distance. Pedestrian routes into the Town Centre and to other key destinations are also good. Policy Constraints Adjacent to Conservation Target Area (CTA) although not likely to represent a constraint. Flood risk and the sequential test is the primary policy constraint as the site falls entirely within an area of designated flood risk (Flood Zones 2 and 3). Physical Constraints No major physical constraints to development other than flood risk and the need for demolition of existing buildings on site. Important trees (including several TPOs) would also need to be taken into account in any proposed redevelopment. Infrastructure Constraints As there are existing buildings on the site it is likely that all the main services are already available. Landscape, Ecology and Heritage Potential localised landscape impact given that existing buildings on site are primarily single-storey. Although the site is already developed there is likely to be some biodiversity interest associated with the existing mature trees and vegetation on site and also the adjoining Conservation Target Area to the west. In terms of heritage assets the site is within the Conservation Area and there are numerous listed buildings nearby.
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