Item No.: 02 The information, recommendations and advice contained in this report are correct as at the date of preparation, which is more than one week in advance of the Committee meeting. Because of the time constraints some reports may have been prepared in advance of the final date given for consultee responses or neighbour comments. Any changes or necessary updates to the report will be made orally at the Committee meeting.

PROPOSAL OUTLINE WITH SOME MATTERS RESERVED - 40 RESIDENTIAL DWELLINGS (MIX OF 1,2,3 AND 4 BED) WITH ASSOCIATED AMENITY SPACE AND ROAD NETWORK WITH ACCESS FROM LOVEDEAN LANE VIA EXISTING ACCESS LOCATION: Land Rear of, 185-189A Lovedean Lane, Horndean, Waterlooville REFERENCE : 54596/001 PARISH: Horndean APPLICANT: Bargate Homes CONSULTATION 10 April 2014 EXPIRY : APPLICATION EXPIRY : 06 May 2014 COUNCILLOR(S): Cllr S E Schillemore SUMMARY RECOMMENDATION: OUTLINE PERMISSION

This application is included on the agenda as it is a departure from the adopted Local Plan and considered under the Interim Housing Policy Statement.

Site and Development

The Site

The site is on the western side of Lovedean Lane on the north-western edge of Horndean, outside of, but adjoining, the Settlement Policy Boundary. The site area covers approximately 2.5 hectares and is bounded by dwellings which front Lovedean Lane to the east, a woodland to the west which is designated as a Site of Importance for Nature Conservation (SINC) and by hedgerows and fields to the north and south. A public footpath runs alongside the northern hedgerow within the site. The site rises from Lovedean Lane to the woodland with a total height gain of approximately 11.5 metres across the site. The land is currently in agricultural use. Land adjoining the site to the south is a reserve housing allocation site, allocated in the Local Plan and released for development in February 2009 and the site, together with adjoining land to the north and south has been identified as 'included sites' in the Strategic Housing Land Availability Assessment (HD001-5), 2013.

Properties along Lovedean Lane are a variety of styles and periods and are mostly detached with large gardens. Land to the east of the site is suburban with various housing styles and continuous development eastwards towards the A3, approximately 1.75km away. To the north, development becomes more dispersed with isolated and small groups of dwellings giving way to countryside and the boundary of the South Downs National Park is approximately 500m away.

The application

The application is in outline and is for 40 dwellings, with access and layout to be considered at this stage. The site would be accessed from the current field entrance point to Lovedean Lane between existing buildings. The access lane would then form a circular route with a central lane through the middle of the site. Public open space is proposed on the high area of ground adjoining the woodland. Whilst the appearance, scale and design remain reserved matters, indicative details suggest dwellings would be two storey, with a mixture of mostly detached and semi-detached properties composed of the following housing mix: • 6 x 1 bedroomed flats and houses • 6 x 2 bedroomed houses • 22 x 3 bedroomed houses • 6 x 4 bedroomed houses

40% of the dwellings would be affordable, eleven for affordable rent and five for shared ownership.

The boundary hedgerows are to be retained and the route of the public footpath would not be altered by the proposal. The site would be clearly visible from the footpath but also in views from Lovedean Lane and from properties and roads on the opposite hillside.

The application is supported by consultant reports including: • Flood Risk Assessment • Utilities Assessment • Archaeological Report • Ground Conditions Report • Landscape and Visual Impact Assessment • Arboricultural report • Ecological Appraisal • Planning Statement • Design and Access Statement • Transport Statement • Affordable Housing Statement

Constraints The site is outside the settlement policy boundary but does adjoin it. The majority of the site, including all the land to be covered by housing, is within Flood Zone 1 (i.e. not within floodplain) but the lowest part of the site, along Lovedean Lane, is within Flood Zone 2. The underlying geology of clay and chalk presents land drainage issues including localised land slumps and perched water tables and consequently, drainage is a key constraint. The site borders a locally designated SINC site, James' Copse, but the woodland is not covered by a Tree Preservation Order nor are any of the trees that border the site.

Updated information

Since the Site Inspection on the 17 April, some additional information has been received that makes some minor alterations to the layout as originally submitted and some indicative illustrations of street scenes and this will be discussed in detail below.

Relevant Planning History

54596/EIA - Request for EIA Screening Opinion - Residential development for 50 dwellings - EIA not required - 18/12/2013

Other current major housing applications in Horndean area 52585 - Residential development of 40 dwellings, Land east of Church Centre, Blendworth Lane, Horndean

Development Plan Policies and Proposals

Joint Core Strategy (2014)

CP1 - Presumption in favour of sustainable development CP2 - Spatial Strategy CP10 - Spatial strategy for housing CP11 - Housing tenure, type and mix CP13 - Affordable housing on residential development sites CP16 - Protection and provision of social infrastructure CP18 - Provision of open space, sport and recreation and built facilities CP19 - Development in the countryside CP20 - Landscape CP21 - Biodiversity CP24 - Sustainable construction CP25 - Flood Risk CP28 - Green Infrastructure CP29 - Design CP31 - Transport CP26 - Water resources/ water quality CP27 - Pollution

East Hampshire District Local Plan: Second Review

C6 - Tree Preservation H14 - Other Housing Outside Settlement Policy Boundaries HE17 - Archaeological & Ancient Monuments P7 - Contaminated Land T3 - Pedestrians and Cyclists T4 - Protection of Public Footpaths

Planning Policy Constraints and Guidance

National Planning Policy Framework (NPPF) Sets out the government's planning policy and sets out the presumption in favour of sustainable development.

Village Design Statement - Horndean Parish Village Design Statement - non statutory planning guidance that has been the subject of public consultation and therefore is a material planning consideration.

East Hampshire District Landscape Character Assessment This document defines the different landscape types based on attributes such as geology, topography, vegetation and human intervention across the district and sets out threats posed to them.

EHDC Interim Housing Policy Statement (IHPS) - non-statutory interim planning policy to guide housing development applications until the Council is able to demonstrate a five year housing land supply or until a Local Plan (Allocations) is in place.

Horndean Local Interim Planning Statement (LIPS) - non-statutory local supplement to the IHPS referred to above.

Consultations and Town/Parish Council comments

County Archaeologist - The absence of archaeological information from the site and the immediate vicinity should be viewed as a reflection of the lack of archaeological investigations as much as an indication of absence of archaeology. Similar sites elsewhere in the wider area, such as the west of Waterlooville development and London Road, Horndean have yielded important archaeological remains indicative of prehistoric and Roman activity on sites and in areas where there was little archaeology known prior to the archaeological investigations taking place. Given the scale of this development it is likely that the groundworks will impact upon any archaeological deposits that might be present. The sites history as an arable field is unlikely to have removed any archaeology that might be present on the site – there are numerous examples of complex archaeological sites surviving within ploughed fields. While the untested potential for archaeological deposits on site is unlikely to present an overriding concern I would advise that the assessment and recording of any archaeology present be secured through the attachment of a suitable condition to any planning consent that might be granted. For instance:

That no development take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation that has been submitted to and approved by the planning authority.

Landscape Officer - I agree with most of the Landscape and Visual Impact Assessment (LVIA) but some changes are recommended: - Evergreen rather than conifer planting - It is important to include additional tree planting interspersed amongst the development to break up the housing. Front garden hedges should be provided to help 'green' the streets especially as retaining walls will be required. - Incorporated planting between the development and the footpath should allow for filtered views for surveillance.

Southern Water - A public foul sewer crosses the site and it should be protected from the new development through appropriate conditions.

Following initial investigations, there is currently inadequate capacity in the local network to provide foul and surface water sewage disposal to service the proposed development. The proposal however would utilise a Sustainable Urban Drainage System (SUDS). Under current legislation and guidance, SUDS rely upon facilities which are not adoptable by sewerage undertakers. Therefore, the applicant will need to ensure that arrangements exist for the long term maintenance of the SUDS facilities. It is critical that the effectiveness of these systems is maintained in perpetuity. Good management will avoid flooding from the proposed surface water system, which may result in the inundation of the foul sewerage system. This should include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.

We request that should this application receive planning approval, the following condition is attached to the consent: "Construction of the development shall not commence until details of the proposed means of foul and surface water sewerage disposal have been submitted to, and approved in writing by, the Local Planning Authority in consultation with Southern Water."

Crime Prevention Design - The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development and should contribute positively to making places better for people.

A footpath currently exists running along the western side of the proposed development. Currently the footpath runs along the edge of the field. To provide for the safety of those using the footpath I recommend that where possible the existing footpath is integrated into the proposed road system.

The proposal creates an area of Public Open Space (POS) to the South of the development. The area is not particularly well overlooked, with any overlooking from the nearby dwellings being screened by trees. This space is further connected by a footpath leading to the countryside beyond the development. Such attributes will increase the vulnerability of the space and those within the space to crime and anti-social behaviour. Given the size of the POS, its location and the connectivity should incidents occur, the space will be difficult to police. Some consideration should be given to more fully incorporating the POS into the development to provide for better natural surveillance and any planting should be such that it does not obscure the natural surveillance of the space. An appropriate level of lighting should be provided throughout the development.

Environment Agency - No objection subject to conditions in relation to construction in relation to Flood Zone 2 and prior approval of a surface water drainage scheme.

Drainage Officer - The majority of the site is located in Flood Zone 1 (low probability of flooding). However, the proposed site access from Lovedean Lane is shown to be in Flood Zone 2 (medium probability of flooding). Ground levels within Flood Zone 2 must not be raised as this may obstruct/divert flood flow and could impact on adjacent property. Lovedean Lane already suffers from flooding issues and therefore surface water run-off must be controlled on site and not discharge onto the highway.

The case officer reports that following a site visit, he noted that the higher part of the site to the northwest appeared to be particularly wet, which may indicate a perched water table. This should be investigated in more detail.

The underlying geology is chalk and the site is located above a major aquifer. A SUDS system might be feasible but solution features may be a problem. Therefore, the design proposes a surface water attenuation pond located in the SE corner of the site, with pumped discharge to storage tanks and final gravity discharge to the public surface water sewer. Discharge would be limited to greenfield rates. Pumps are not an ideal solution and therefore the applicant should investigate the possibility of an alternative gravity system. A detailed maintenance management plan will be required for all the surface water drainage features remaining private.

Foul drainage will connect to the public foul sewer and discussions should take place with Southern Water regarding any capacity issues.

The applicant needs to compile an emergency plan for dealing with access and egress during a major flooding event. The plan shall be approved by the Council’s Drainage Consultant prior to commencement of the development and must be issued to all owners/occupiers of the new dwellings.

No objections in principle subject to satisfactory drainage systems for both foul and surface water drainage. Additional information is required, including geotechnical site investigation and ground water levels and standard conditions.

Arboricultural Officer - No objection subject to works being undertaken in accordance with the submitted Arboricultural Implications Assessment and Method Statement including the Tree Protection Plan ECO 3. Environmental Health - Contaminated Land - No objections subject to conditions in respect of a site investigation report and validation of remedial works and dealing with any unsuspected contamination.

County Highways Officer - The site has access, in the north east corner, onto Lovedean Lane, a "C" class road which is subject to a 30 mph speed limit. There are pedestrian facilities both sides of this road and a system of street lighting. The speed survey undertaken on behalf of the applicant indicates an 85th percentile wet weather speed of between 37.5mph and 40.5mph. The proposed visibility splays of 2.4 metres by 59 metres are acceptable. Based on our records, the full visibility can be achieved without entering out onto the carriageway. A Highway Status check should be requested which will clarify this. A revised drawing should then be submitted accordingly.

The estate roads should be constructed to meet the design standards of Hampshire County Council. Further tracking drawings will need to be submitted showing how the refuse vehicle will navigate both halves of the estate. Currently, the refuse vehicle will have to leave the site and re-enter to complete the whole estate. As the refuse vehicle enters the site, it appears to slightly overrun the kerb so this area should be tracked again.

All surface water is stated as discharging into the current surface water sewers along Lovedean Lane. This is a Southern Water sewer and as such, consent to discharge from Southern Water will be required. It should be noted that it is unacceptable to discharge private water onto the public highway.

Transport contributions are required and are based on a total number of multi-modal trips of 279.4 multiplied by cost per trip of £535, which gives a total of £149,479 and this would be used towards the following: London Road, White Dirt Lane, Merchistoun Estate and Lovedean Lane, Horndean – Possible traffic calming measures – Estimated cost: £50,000 Horndean to Cowplain – Provision of cycle route between Horndean and Padwell Road, Cowplain – Estimated cost: £50,000 Catherington Lane, Horndean – Complete cycle route to A3 – Estimated cost: £75,000

No objection subject to following conditions: - Surface water to highway- details required - Access construction provision - Parking provision

County Ecologist - In summary, I consider that there are no overriding ecological constraints to the proposals but would like to see evidence of a site-wide ecological mitigation plan prior to commencement.

The application is accompanied by an Ecological Appraisal report which provides a useful assessment of the site’s current condition and ecological value. It is apparent that the key areas of ecological value are the boundary features, including established hedgerows to the north and south and a woodland, James’ Copse & Outlier Site of Importance for Nature Conservation (SINC), lying immediately to the west. These boundary features provide habitat suitable for supporting a range of legally-protected species – surveys have identified the presence of slow-worms and foraging/commuting bats as well as bird species which are likely to nest within this vegetation.

The proposals do not entail the loss of any of the boundary vegetation and therefore the scale of potential ecological impacts is judged to be low but would highlight the importance of ensuring that construction and post-construction activities do not impinge on the boundary vegetation in any way. The key component of the ecological mitigation strategy is the establishment of a 10m wide buffer strip along the entire western boundary – this is a sensible concept and I would agree that it will assist in buffering the SINC from disturbance. The use of mixed grassland and scrub species will help in creating a naturally graded edge over time. I would like to see some further detail on the treatment of the northern and southern boundaries as these are contiguous with the SINC woodland and should be viewed as belonging to an ecologically-coherent unit – for example, there is no detail on how these will be buffered and the site layout plan shows that there will be both an access road and private gardens in very close proximity to these features.

Overall, I consider that the provision of a pre-commencement site-wide ecological mitigation plan will be sufficient to provide the LPA with reassurance that ecological impacts have been considered fully and appropriate actions taken. Therefore, if you are minded to grant permission, could I suggest that ecological mitigation and enhancement measures are secured via a suitably-worded planning condition.

Recycling and Refuse - Each Property will require storage space for 2 x 240 litre refuse bins plus 38 litre kerb side glass collection box. 6 flats would require either 1x 1100 bulk communal bin or individual 240 litre bins. I would suggest individual bins would be better. Consideration will also need to be taken to parking on the highway and causing obstruction to the refuse vehicles.

Havant Borough Council - Sustainable Location - I note EHDC's lack of a 5 year housing supply and resultant need to assess proposals for housing against NPPF para 49 and your newly adopted Interim Housing Policy Statement, 2014. It is therefore for you to consider whether this constitutes an appropriate sustainable development in a suitable location that meets your Interim Housing Policy Statement criteria.

I would however comment that there is lack of facilities and services for local residents in the area and no bus route on Lovedean Lane. Reliance on the private car is therefore inevitable. I would be concerned if the cumulative development of this site, together with any further sites were to come forward without appropriate mitigation. The cumulative impact of further housing development in this area could have highway and traffic implications and needs to be supported with provision of adequate facilities for future residents. Consideration should be given to the wider integration of the footpath network by connecting the internal layout with existing paths and rights of way.

For your information Havant Borough Council has a resolution to grant planning permission, subject to appropriate legal agreements for 288 dwellings at Woodcroft Farm Development site, Woodcroft Lane, Waterlooville - APP/13/00804 refers, which is located south of the current application site.

Drainage - It is understood that the site currently suffers from poor drainage with surface water flooding, blocked gullies affecting Lovedean Lane highway. Therefore any development of the site must adequately address this issue.

Impact on Landscape - The site slopes significantly up to the east, in an undulating manner. The boundaries of the site are generally well screened with mature trees but nevertheless there are views into the site by virtue of its raised level, particularly from the east. Any development on the hillside will be particularly prominent and potentially visually harmful. The height and form of any development needs careful consideration and I would refer you to the comments made by the Landscape Architect. These comments suggest a more linear layout with no development on the higher gradients at all to allow for screening planting and a woodland backdrop; with development of the lower slopes restricted to two storeys or less.

Horndean Parish Council - Objection with comments: 1. The land is productive agricultural land governed by the Countryside Policies of the Saved Local Policies, the proposed JCS and the NPPF. The adverse impact of granting permission is not sustainable and would significantly and demonstrably outweigh any benefits of the scheme. In particular, consideration must be given to the cumulative impact of a number of applications coming forward for the surrounding agricultural land. The damage caused by such mass development would be irreversible and irreplaceable. Housing need for Horndean Parish has been independently assessed for the life of the JCS. Such development would far exceed the amount of housing that has been assessed and which could be better provided elsewhere in the Parish where it is sustainable. This would be residential development in a rural area encouraging encroachment into the Countryside and harming the character of Lovedean Village.

2. The scheme does not reflect local character nor reinforce local distinctiveness and does not provide a good standard of amenity for all.

3. Flooding implications should be fully considered.

4. The proposed development is unsustainable insofar as the existing infrastructure is concerned: schools, doctors and dental surgeries, no public transport and the road system itself.

5. The damage caused to the countryside would be irreversible and irreplaceable and would set an unwelcome precedent laying the surrounding countryside open to development applications that would otherwise be rejected because they breached the applicable Countryside Policies.

Representations

70 letters of objection were received and two letters making general observations raising the following issues: a) flooding issues; b) drainage from the site and drainage system capacity shortfall; c) lack of local infrastructure/facilities; d) loss of productive farmland; e) lack of need for housing in the area; f) impact on the footpath; g) loss of open space; h) pollution; i) suburbanising impact on the area; j) increase in traffic; k) lack of public transport; f) danger to pedestrians and cyclists; l) lack of on-site parking would result in parking on Lovedean Lane; m) overlooking and loss of privacy; n) prominence of the site would be harmful; o) noise and light pollution; p) proper development plan needs to be in place; q) impact on slow worms; r) density level too high; s) setting a precedent for further development, and, t) lack of capacity at the local primary school.

Determining Issues

1. Principle of the development; 2. Deliverability; 3. Drainage and flooding; 4. Impact on character and appearance of the area; 5. Layout, density and housing mix; 6. Affordable housing provision; 7. Trees and nature conservation; 8. Impact on the amenity of adjoining development; 9. Impact on the local road network and highway safety; 10. Impact on the setting of the public footpath; 11. Developer contributions and Section 106 agreement; 12. Other matters.

Planning Considerations

1. Principle of the development

As required by section 38(6) of the 2004 Planning and Compulsory Purchase Act, applications must be determined in line with the adopted development plan for the area, unless material considerations apply. The development plan for EHDC now comprises the East Hampshire District Local Plan: Joint Core Strategy (JCS) (adopted on 8 May 2014) along with the remaining 'saved' policies of the 2006 Second Review: Local Plan. JCS Policy CP10 sets out the spatial strategy for housing development for the period up to 2028. This includes for a minimum of 700 dwellings at Horndean.

The National Planning Policy Framework 2012 continues to advocate the 'genuinely plan-led’ system as central to government planning policy. Paragraphs 11-13, 17, and 196 make this clear, confirming for the purposes of the Framework that it is highly desirable that local planning authorities should have an up-to-date plan in place. The NPPF is a material consideration in planning decisions. While the starting point in considering applications is the development plan, as the Council is unable to demonstrate a sufficient supply of deliverable housing sites (five-year and buffer) at the present time, paragraph 49 in the National Planning Policy Framework (NPPF) establishes that local plan policies in respect of housing should not be considered up-to-date, until such time as the Allocations Local Plan document has been produced and adopted to supplement the Joint Core Strategy, and which allocates sufficient sites as to meet housing supply needs, then neither the existing local plan nor the Joint Core Strategy can be relied on in determining the principle of development for applications for housing. Instead, as with similar recent applications, it should be considered in the context of the presumption in favour of sustainable development that the NPPF sets out at paragraph 14. Herein it confirms that where decisions are to be taken and the relevant policies of the development plan are out-of-date permission should be granted unless: – 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; or – specific policies in this Framework indicate development should be restricted (emphasis added)

The Interim Housing Policy Statement To aid the process of considering and guiding residential developments coming forward which are outside settlement policy boundaries, but not on allocated sites, the Council has adopted interim supplementary guidance ("Interim Housing Policy Statement). For brevity, this report refers to this as the IHPS. The IHPS establishes a list of criteria and considerations to be applied in determining applications for sites outside settlement policy boundaries. The policy is only supportive of sites which are immediately adjacent or contiguous to Local Plan: Second Review settlement policy boundaries, in an effort to contain sprawl and maintain compact urban envelopes. IHPS criteria closely reflects the aims and objectives in the NPPF and the JCS, with some additional local criteria which reflect the interim status/purpose of the policy.

The policy is similar in scope and content to that adopted by Chichester District Council, except that EHDC has undertaken a six week public consultation exercise with the IHPS which has since been amended and adopted again. Three recent appeal decisions received by Chichester that are relevant to its interim policy have been noted by officers, in which varying degrees of weight have been attributed to their policy in those decisions, however those appeals were all allowed and planning permission granted. It is evident that Planning Inspectors and the Secretary of State are placing very significant weight on the benefits of housing where councils do not have a sufficient supply of housing land.

The key considerations in the determination of this application relate, firstly to the principle of the housing on this site given its countryside position having regard to the development plan and the lack of sufficient housing land supply within the district which has led to the publication of the Interim Housing Policy Statement. As part of the consideration of the principle of development aspects including the amount of housing proposed, the location and sustainability of the site and the credentials of the application as a deliverable prospect are also key.

Subject to the principle of development, the scheme, in order to be acceptable, must also satisfy a number of other relevant policy criteria and material considerations. These relate to the scheme content; for example, whether the mix and type of housing is suitable and to the relevant impacts the development would cause, such as to the character of the area, highway safety, drainage, flood risk, the likely effects upon bio-diversity and to ground conditions, amongst others must also be considered and these are set out below.

The intention of the IHPS is to manage development outside of settlement policy boundaries so that it is not allowed in the wrong locations nor inappropriate in scale or density relative to the size, role and character of the settlement in question (Criteria 2). Criteria 3 also seeks to conserve townscape and landscape character, and secure adequate assessment for sites near to European protected species designations (5, 6), and support developments with safe and accessible environments (7). The policy seeks to secure a housing mix that is targeted to the local housing needs and that includes upwards of 40% affordable housing (8, 9). Concurrently, development is expected to make comprehensive and effective use of available land, with appropriate density, helping to control the amount of greenfield land likely to be development and contain the geographic size of settlements (10, 11). Criteria 12, 13 are concerned with the deliverability of sites and developments coming forward under this policy. These require that development, individually or cumulatively should not be constrained by the need for significant unplanned / funded off- site infrastructure; that there is evidence of deliverability and viability, having regard to necessary contributions towards infrastructure and affordable housing, and that the intention to develop is demonstrated by the applicant.

Criterion 13 sets out that any planning permission granted under the IHPS would need to commence within 2 years and this will be subject to a planning condition to maximise the likelihood of delivery of housing within the district in the short term. Here, it is important to reflect on the IHPS’ purpose which is clarified in the supporting text at Paragraph 5.2:

“The Council wants new homes delivered in the right places to meet the needs of the District... the emphasis will be on sites being put forward under this Interim Policy Statement approach being deliverable at the time that they are put forward. Therefore detailed applications would be preferred and be accompanied by evidence of deliverability. They should not, for example, be dependent upon delivery of significant off-site infrastructure; and should be fully in the applicant’s control. Those proposing development of a site are therefore encouraged to demonstrate a strong desire and willingness to develop it in the short term, with the necessary evidence to back up such statements.”

The IHPS is not intended to replace or frustrate any part of the plan-making process, but to guide development in its absence and to speed up the delivery of housing within the district. Criterion 2 establishes ceiling levels of housing which should be permitted in the settlements it identifies, which are the same as new allocations for settlements proposed in the Joint Core Strategy over the next plan period.

Community consultation: Local Interim Planning Statements The Council is undertaking public consultation events in the main settlements to seek views on sustainability issues affecting that settlement and which housing development sites might best meet local housing needs and place shaping aspirations. The results of the consultations are being collated and combined with an overview of the sustainability profiles of each of the settlements in Local Interim Planning Statements (LIPS). The Horndean LIPS was adopted by Council at the meeting held on 19 June 2014 and is a material consideration in the determination of planning applications.

The LIPS have two purposes. They provide a local supplement to the District wide IHPS referred to above. Additionally, the LIPS are an initial options consultation under Regulation 18 of the Planning Regulations, the results of which will feed into the Part 2 Local Plan: Allocations.

The LIPS for Horndean followed two consultation events held on Friday 21 March (2pm - 6pm) and Saturday 22 March (10am - 2pm) at Merchistoun Hall, Horndean. Approximately 450 people attended the event. The events followed an approach being used in the preparation of all the LIPS. This included the use of display boards, a housing target map for the whole district, settlement profiles by economy, social facilities, demographics, environmental assets, Strategic Housing Land Availability Assessment maps and a large scale aerial map of the settlement area. Those attending the events were able to express a preferred SHLAA site choice and their preferred infrastructure needs as well as leaving comments and feedback. Planning and Community Officers were present to give advice and monitor the expressed preferences.

The events have generated significant interest and provides a valuable step in the progress of Allocations work (Part 2 Local Plan). The progress of the Local Plan will build on this together with other approaches, including further community consultation events. Up to date evidence used in the JCS, such as transport capacity, sustainability appraisal, green infrastructure strategy, housing needs survey, etc, will also be used and will be valuable in both the plan making process and the determination of applications. Conclusions from the consultation events: In terms of housing site choices, there is overwhelming preference for the Hazelton Farm site which received 377 'votes' from a total of 452 of the preferred SHLAA sites. This is not surprising as it is away from existing housing areas but comments made highlight the benefits that site can bring in terms of accessibility, potential for community facilities and employment provision. Only one other site, also in east Horndean, received votes in double figures, whilst HD001-5, which is the subject of this application, received just one vote.

The desirability to provide facilities such as schools, doctor surgeries and public services is reflected in the individual comments received. Green infrastructure, nature conservation and public open space were the next most popular issues. The post-war suburban nature of Horndean was picked up on with the public seeking a new focal point for the settlement and a maintenance of the separate identities of the Old Village, Lovedean and Catherington areas.

Housing supply considerations In spite of recent consents, there remains a significant shortfall in housing supply for the district. This is in the region of 900-1000 dwellings. The requirement for maintaining a 5 year supply (plus buffer) is a rolling target. The spatial strategy set out by the JCS and reflected in the IHPS (Criterion 2) is to distribute new housing throughout the key settlements within the district outside the South Downs National Park. The amount of housing is based on the identified settlement hierarchy as follows:

Alton – 700 new homes Horndean - 700 new homes Clanfield – 200 new homes Liphook – 175 new homes Four Marks/South Medstead - 175 new homes Rowlands Castle - 150 new homes Other villages outside the South Downs National Park – 150 new homes

This strategy focuses the majority of new housing to Alton, Horndean and Clanfield. Horndean is classified as a 'Large Local Service Centre' which the JCS and IHPS define as: “having a range of services and are suitable locations to accommodate new development. Their role will be maintained to ensure they continue to serve a wider, rural hinterland with vibrant centres and a range of local services. They will complement the market towns by providing for main convenience food shopping and a reasonable range of other shops and other services.”

If permission were to be granted, it would bring development forward faster than awaiting the allocation of sites through the next stage of the local plan. Some weight, therefore, arises in favour of the scheme in relation to the timing of the delivery of new housing. Furthermore the site has limited environmental constraints and in terms of its locational suitability, the site is within walking distance of a village hall and a Public House, Woodcroft Primary School and a range of shops are within 1km.

It is noted that a number of objectors consider the site is not sustainable and point to the lack of facilities in the area and Horndean as a whole. These concerns are noted, but on balance it is considered that the proximity of the site to existing development of a 'Large Local Service Centre' as classified by the JCS, renders the site sustainable. Although the application is made in outline and the IHPS states a preference for detailed applications to ensure development comes forward, there are no other reasons to suspect the scheme could not be implemented within a 2 year timeframe, for example, off-site infrastructure.

There are notable benefits of securing affordable housing provision to meet identified local needs through the proposal. In this respect, the Housing Officer is supportive in principle and points to present levels of need. However, as the scheme would do no more than comply with the policies in the JCS on the provision of affordable housing, the respective contribution does not add significant weight arguments relating to housing need generally. Simply put, any residential scheme should now be expected, unless otherwise justified, to meet the 40% threshold while the IHPS seeks this level as a minimum.

In summary, the proposal would make an important contribution to housing supply requirements and the current shortfall within the district. The outcome of the LIPS is acknowledged, however deliverability is critical to the IHPS and significant weight should be given to the contribution this application makes in addressing the shortfall and this is articulated in the next chapter. It is not possible to bank all of Horndeans' housing requirements on one site with untested issues of deliverability and phasing. It should also be borne in mind that adjoining land to the application site is a reserve allocation site.

2. Deliverability

While the NPPF requires LPAs to maintain a five year supply of housing sites (plus an additional buffer) it clarifies that; “To be considered deliverable, sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable. Sites with planning permission should be considered deliverable until permission expires, unless there is clear evidence that schemes will not be implemented within five years, for example they will not be viable, there is no longer a demand for the type of units or sites have long term phasing plans.”

Nonetheless, paragraph 5.2 of the IHPS states that; “The Council wants new homes delivered in the right places to meet the needs of the District... the emphasis will be on sites being put forward under this Interim Policy Statement approach being deliverable at the time that they are put forward. Therefore detailed applications would be preferred and be accompanied by evidence of deliverability. They should not, for example, be dependent upon delivery of significant off-site infrastructure; and should be fully in the applicant’s control. Those proposing development of a site are therefore encouraged to demonstrate a strong desire and willingness to develop it in the short term, with the necessary evidence to back up such statements.”

The key issue, in this case, is not whether the development would require any off-site works in respect of drainage or highway improvements, but whether those works would be significant and accordingly might delay the implementation of the development. If so this be would counter-productive to the goals of the IHPS of speeding up housing delivery particularly if similar improvements may not apply to other sites coming forward. If there are no evident barriers to the development coming forward within the time period sought by the IHPS, which seeks to speed up house building by restricting the period of implementation to 2 years, then there is no conflict with the IHPS’ criteria.

3. Drainage and flooding

A significant weight of concerns raised in the representations received relate to the ground conditions and drainage from the site and flooding - something that was amplified by the flooding of Lovedean Lane during the last winter. The majority of the site in within Flood Zone 1, with just a small area including the access within Flood Zone 2. The dwellings, therefore, are not at risk of flooding. The issues are, rather, ensuing access to the site during flooding and the potential for increased flood risk elsewhere as a result of surface run-off. The proposal includes provision for on-site Sustainable Urban Drainage System (SUDS), which would, in theory, ensure the status quo with water leaving the site. This includes permeable surfaces and water catchment schemes. EHDC's drainage consultant has confirmed that this approach is acceptable, together with provision of an on-site attenuation pond. This includes pumped discharge to storage tanks and final gravity discharge to the public surface water sewer.

It is emphasised that discharge would be limited to current greenfield rates and would not exacerbate the existing situation in Lovedean Lane. A detailed maintenance management plan will be required for all the surface water drainage features remaining private and this would form part of a S106 agreement. A condition regarding details of access to the site in the event of a flood will be required.

Only the lower parts of the site are within Flood Zone 2. The above drainage plan is intended to not only mitigate the impact of surface drainage but improve the rate at which surface water is released from the site. Storm flooding along Lovedean Lane has been fully demonstrated in the recent winter flood events and the concerns raised in the letters of representation received are acknowledged. The proposed SUDS has been very carefully assessed and Officers are satisfied that the proposal would allow the development to be accommodated, whilst improving current surface water issues from the site. This accords with JCS policy CP25 which requires proposals to demonstrate they would not increase flood risk and will, where possible reduce the flood risk overall. The policy refers to prioritising the incorporation of SUDS to manage surface water drainage, and the approach taken satisfies this policy requirement.

4. Impact on the character and appearance of the area

As outlined above, the site is peripheral to the built form of Horndean. A small amount of development exists to the north but the area is characterised by the interface between countryside and a suburban pattern of development. Lovedean Lane occupies the bottom of a shallow valley loosely running north-south and approximately 500m to the north, the road enters the South Downs National Park. Closer to the site, Lovedean Lane is characterised by predominantly mid twentieth century detached houses with large gardens. The eastern side of the valley rises with a variety of houses and bungalows of various architectural styles and mostly latter-twentieth century. It is noted that trees have established that are interspersed with the housing which breaks the built form and reinforces a suburban character. The East Hampshire Landscape Character Assessment identifies the site as being 'Horndean - Clanfield Edge' landscape type, which characterises the area as arable fields around the built edges, chalk bedrock overlain with clay and views of blocks of residential development. It states that a key development consideration is the expansion of the settlements to prevent it expanding onto areas of open rolling chalk downland.

Views to the site are relatively limited by virtue of existing development and vegetation, but there are views from Lovedean Lane and from roads on the eastern side of the valley and most notably, from the public footpath which runs alongside the northern hedgerow. The submitted Landscape and Visual Impact Assessment (LVIA) assesses the impact of development of the site from various 'receptor' points and the potential impact on various 'baseline' criteria including landscape character, topography, vegetation and planning policies.

Officers concur with the conclusions of the LVIA in that the impact is likely to be very localised, due to surrounding screening (which is to be retained) and in terms of the character of the area, the development would be consistent with the urban fringe and edge of settlement pattern of development. The Landscape Officer has no objection and whilst offering some comments that would refine the proposed landscaping within the site, this, ultimately, would be a consideration for reserved matters. Whilst the site is within a relatively short distance of the national park, an area which benefits from special landscape protection, the site relates more closely to the urban edge of Horndean and would not be seen in relation to it. It is considered the proposal does not harm the setting of the national park.

Weight is also given to the fact that land adjoining the site to the south is a reserve allocation site. The application site would then be bordered by further development which supports the view that the proposal would merge with the settlement on the western side of Lovedean Lane, mirroring the eastern side of the valley and would not represent an intrusive 'backland' extension into the countryside. It is also noted that an application for 288 houses has been approved by Havant Borough Council on the boundary of East Hampshire, a kilometre to the south. This further demonstrates the evolving nature of this side of Horndean / Waterlooville. Nonetheless, concerns raised by objectors in terms of landscape impact are noted.

The site lies at the southern end of a long valley road and as mentioned, is at the interface between the rural landscape to the north and the established settlement of Horndean, resulting in loss of countryside. Officers, however, consider that, on balance, the proposal is acceptable in terms of its impact on the plan form of the settlement and the character and appearance of the area. Whilst there is some encroachment into the rural area, the absence of significant or overriding landscape harm weighs in favour of the application, particularly when assessed against the criteria of the IHPS.

5. Site layout

The layout proposed was subject to pre-application discussions which established certain principles that form the basis of the layout. This includes the retention of the hedgerows that are important landscape features and retaining a buffer zone to them; provision of public open space to the high part of the site; and a circular road around the site. Other factors that influence the layout should be noted, particularly drainage, topography and the relationship to existing development on Lovedean Lane.

Some concern had been expressed that the layout presents a potentially awkward response to the site's topography and fails to convince that the elements that define the layout, i.e. landscaping, surfacing and the relationship of buildings to the street would result in a well conceived development. Additional information has subsequently been provided that includes illustrative views of streets and makes some alterations to the road. This now provides some reassurance over how a detailed application may ensue through indicative architecture, landscaping and surfacing. It suggests a semi- rural character that is an appropriate approach to this location and one that would compliment the nature of nearby development. The layout allows for a variety of terraced, detached and semi-detached dwellings with gaps between buildings and landscaping potential throughout the development, which in turn adds interest to the roofscape and form of the site. It would echo the variety of planned estates on the eastern side of Lovedean Lane. Comments have been received which express a desire for a more linear layout to reflect the linear nature of Lovedean Lane, however this would result in a more rigid and urban form that would not be appropriate and would not reflect the pattern of development on the eastern side of Lovedean Lane.

The revised plan also addresses some points of detail, specifically the configuration of the spaces in the central road area and parking for the affordable units at the bottom of the site, which would be immediately adjacent the buildings, rather than placed on the other side of the estate road. Whilst landscaping is a reserved matter, the layout now gives a clearer indication of potential for landscaping and how this can soften the development. This is substantiated in the central area but also at the entrance and between the site and existing buildings on Lovedean Lane. Policy HE1 stipulates that development should be of a high design standard and whilst appearance is a reserved matter, the layout is considered to offer an opportunity to assimilate a development into the area. Paragraph 59 of the NPPF states design policies should concentrate on guiding overall scale, density, layout and access in relation to existing buildings and the local area and the proposal achieves a suitable degree of adherence to local form and patterns of development.

JCS policy CP29 requires proposals to demonstrate that they have had regard to village design statements. The Horndean Village Design Statement states that Lovedean Lane is predominantly rural in character and that the ribbon development should be protected from backland development up the valley sides. The proposal is clearly at odds with this, but for the reasons specified above with regards the overall character and nature of development in the area, this conflict is not afforded overwhelming weight.

The provision of informal open space on the highest part of the site, adjoining the woodland, is considered an appropriate approach, which would help to conserve the setting of the woodland and offer an ecological barrier.

Scale / density and housing mix The proposal offers a mix of housing sizes and a relatively low-density development. Local Plan policy and the IHPS makes reference to the need to maximise the potential of a site and to reject development that is artificially low in density. The proposal equates to 16 units per hectare which is not considered overtly low and weight is given to the comparative density of surrounding development, the need to harmonise the scheme with the character of the settlement and provide a landscape buffer to the SINC and boundary hedges. A more intensely developed site would likely result in a more urban form of development with limited opportunities to provide landscaping or achieve spacing between buildings. The proposed mix accords with JCS policy CP11 (b) and criterion 8 of the IHPS.

6. Affordable housing provision

The proposal meets appropriately with requirements for affordable housing provision. Sixteen (40%) of the units would be affordable, split 70:30 between affordable rented accommodation and shared ownership. The breakdown of the affordable units would be: 4 x 3 bedroomed houses; 6 x 2 bedroomed houses; 2 x 1 bedroomed houses and 4 x 1 bedroomed flats. The affordable units are proposed to be sited in two groups in the site, so not fully integrated but grouped which is a preference for management and maintenance by Housing Providers. The mix provides a very good range of housing which is geared towards smaller units and includes a good mix of houses and flats. The 40% provision is consistent with JCS policy CP13 and criterion 9 of the IHPS.

7. Trees and nature conservation

The supporting Ecology Appraisal identified the boundary hedgerows and adjoining woodland, which forms a Site of Interest for Nature Conservation (SINC) as having the key ecological value. The County Ecologist has confirmed that, although these features provide habitat for legally protected species (namely slow worms and bats) as well as bird species, the retention of the boundaries and a 10m buffer to them, would ensure any ecological impacts would be low. He has requested that construction works do not impinge on the boundary vegetation and confirms that the buffering of the SINC by the public open space is appropriate. An ecological mitigation plan is suggested to be undertaken before commencement of development, which could be secured by condition.

Concerns raised by the public about the impact of the development on ecology are noted, but officers are satisfied that the impact of the development on ecological interests would be low and that a mitigation plan is adequate in this instance.

Similarly, trees found are only around the edge of the site and the Arboricultural Officer has raised no objection, subject to the development being undertaken in accordance with the methodology and recommendations contained in the submitted arboricultural report to ensure protection of trees during construction.

The potential impacts on wildlife are localised and subject to the appropriate conditions, the proposal meets the requirements of JCS policy CP21 and the criteria of the IHPS as well as the NPPF. The scheme will not have any significant impact upon protected species and enhancement measures could be incorporated into the development.

By retaining the hedgerows and providing green space between the dwellings and the woodland, the proposal complies with JCS policy CP28 through the maintenance, management and provision of green infrastructure

8. Impact on the amenity of adjoining development

Some objectors refer to concerns that the proposal will result in harm to private amenity of adjoining residents. Clearly the proposal represents a significant change in the nature and appearance of the land and any ensuing development introduces impacts of noise and light pollution and some overlooking. Whilst the application is in outline with no details of exact positions of windows, consideration can be given to the relative distances of buildings and the likely form of buildings and the impact that would have on existing properties. Existing dwellings on Lovedean Lane that back onto the site would be separated from the new dwellings by an estate road and an area of open space. The closest gap between existing and proposed buildings would be 26m but more typically this would be over 35m. Whilst there is a change in the topography, the rise in land where new buildings are closest to existing is very low and consequently the new buildings would not adversely impact on privacy or light levels. It is concluded that whilst there will be a modest degree of impact, arising from vehicle movements, street lighting and general impacts of a residential development, the proposal would not result in unacceptable loss of privacy or amenity to existing dwellings. Weight can not be given to the impact of disturbance arising from construction traffic.

There would be an increase in traffic, particularly adjoining 189a Lovedean Lane, where the site access is located but this would not result in significant detrimental harm to private amenity. It is considered the proposal is not in conflict with JCS policy CP27.

9. Impact on the local road network and highway safety

The County Highways Officer has confirmed that the access of the site to Lovedean Lane is satisfactory and able to accommodate the development. He notes that the access achieves acceptable visibility splays. The proposal accords with JCS policy CP31, subject to the estate roads being constructed to meet Hampshire County Council design standards and subject to a financial contribution which is set out in more detail below.

Concerns raised by objectors in respect of highway safety are noted and careful consideration has been given to the impact of the development on highway safety and parking. It is though considered that the proposal provides sufficient parking within the site such that the proposal would not result in increased parking on Lovedean Lane. Similarly, Officers are satisfied that the nature and standard of the access is good and would not result in increased dangers to users of the highway.

10. Impact on the setting of the public footpath

The proposal will impact on the public footpath that runs through the site. The intrinsic nature of a development of this kind introduces a built form and associated roads, vehicles, noise and lighting which changes the open character of the field that adjoins the footpath. The footpath goes through into woodland to the west and into fields beyond. Consideration should given to the impact of the proposal on the enjoyment of people using the footpath. No comments have been received from the Hampshire County Council Rights of Way officer but it considered that the proposal would harm the setting of the footpath. This is mitigated to a degree by the fact that the footpath would not be hemmed-in by fencing or back gardens but rather would run alongside an estate road so that the path remains, to an extent, open. The layout suggests a lower density of development of a more rural character, which befits the urban fringe setting of the area. Views eastwards towards Horndean from the high part of the footpath would be impinged by new housing but again the housing itself would be of a rural character that would not overtly impose on the footpath.

Whilst there is considered to be some harm to users of the footpath, the impact has to be measured against the proposal in light of the IHPS. It is concluded that more limited weight be given to this issue and that any harm is not overriding.

11. Developer contributions and legal agreement

To meet the provisions of the Joint Core Strategy policies CP18, CP31 and saved Local Plan policy T2, the applicant has been made aware of the need to make contributions towards; • Integrated transport measures • Public open space (offset by the level of informal open space provided on-site) • Environmental improvements Hampshire County Council has confirmed that there is capacity within the catchment schools and that, consequently no education contribution is requested.

A legal agreement would also capture the following items: • 40% affordable housing provision and tenure split • Drainage management and maintenance plan • Management plan for communal areas

At the time of writing this report, a draft legal agreement has been sent to the applicant and any updates will be reported at the meeting, but the applicant is aware of the terms of an agreement and indicated a willingness to commit to an agreement.

12. Other matters

A number of other concerns have been raised by objectors to the proposal, most of which are addressed in the foregoing report. The development would result in the loss of farmland but it is not considered that this is sufficient grounds to oppose the application. The position of the development plan is acknowledged but, as referred to above, significant weight should be given to the NPPF and the IHPS in the absence of a demonstrable five year housing supply. Issues relating to the prominence of the site are addressed in the landscape section but it is reiterated that although the proposal would, in isolation, appear at odds with the nature of development on the western side of Lovedean Lane, regard is given to the inclusion in the SHLAA of sites to the north and the Reserve Allocated site to the south, such that development would be contiguous, along this part of Lovedean Lane.

Response to Parish/Town Council Comments

Horndean Parish Council has registered concerns in terms of the principle of the site that this is not a suitable or sustainable location and that other sites in Horndean should be developed where it would be more sustainable. They also consider the impact of the development, individually and in conjunction with potential adjoining development, would result in unacceptable harm to the countryside.

Whilst other, more sustainable sites may come forward, this is the only submitted application in Horndean and must be considered on its merits, against the relevant policy criteria as set out. The foregoing report addresses all other issues and sets out the reasoning that leads to the recommendation.

Conclusion

The site lies outside a settlement policy boundary and is, therefore, contrary to the Local Plan as it would include the provision of market housing in the countryside. However, the Council's current lack of an identified five year housing land supply places the emphasis of decision making on the National Planning Policy Framework and the Council's Interim Housing Policy. The proposal is considered to accord with this statement through an appropriately scaled development, reflecting nearby housing densities, whilst making appropriate efficiency of the land; the retained hedgerows would assimilate the development into the landscape, restricting views of the site to localised and mostly glimpsed views, seen largely in the context of surrounding development. The development of allocated land to the south would further ameliorate the landscape impact.

The proposal, then, would not result in significant adverse impact on the character and appearance of the area and would comprise provision of on-site public open space, would not cause unacceptable harm to ecological features or trees or result in unacceptable highway safety concerns. The site is considered to be sustainably-located in this edge of settlement location and is deliverable. The proposal makes appropriate provision for affordable housing and, critically, a suitable surface water drainage system has been incorporated into the proposal. In all other respects, the site is considered suitable for development and accords with the criteria set out in the Interim Housing Policy, whilst contributing towards the housing supply of the settlement and addressing the current shortfall, all of which weigh heavily in support of the proposal.

In coming to this recommendation, the comments and concerns of residents and that of the Parish Council have been carefully assessed. Whilst great weight must be afforded to the NPPF and the IHPS, due regard must still be given to all relevant material considerations which have been expressed in the letters of objection, the Parish Council's comments and the feedback from the recent community consultation event. However, it has been concluded that on the key issues of sustainability, drainage and landscape impact, the proposal is found to be acceptable and taking all other matters into consideration, the proposal is considered to be acceptable and accord with the Joint Core Strategy and the saved policies contained in the East Hampshire District Local Plan: Second Review.

RECOMMENDATION

Provided that,

A) the Solicitor to the Council be authorised to draw up a Section 106 Undertaking or Agreement, and B) provided that by 24 July 2014 all parties enter into a Section 106 Undertaking or Agreement with the District Council to secure: i) developer contributions towards integrated transport measures, off-site public open space, environmental improvements and S106 monitoring and administration; ii) the future maintenance and management of on-site surface water and foul drainage; iii) maintenance and management of common areas including on-site public open space, landscape buffers, roads, parking courts, lighting (where not adopted) and; iv) affordable housing provision mix and tenure split; in accordance with the saved policies of the Local Plan: Second Review and the Joint Core Strategy then the Service Manager - Planning Development be authorised to grant OUTLINE PERMISSION subject to the conditions set out below.

However, in the event that the above requirements of are not met by 24 July 2014 then planning permission will be refused under the adopted scheme of delegation.

1 Applications for the approval of the matters referred to herein shall be made within a period of three years from the date of this permission. The development to which the permission relates shall be begun not later than whichever is the later of the following dates:- (i) two years from the date of this permission; or (ii) two years from the final approval of the said reserved matters, or, in the case of approval on different dates, the final approval of the last such matter to be approved. Reason - To comply with the provisions of Section 92(2) of the Town and Country Planning Act, 1990.

2 No development shall start, or if a phasing plan has first been agreed in writing with the Planning Authority, until plans and particulars showing the detailed proposals for all the following aspects of the development or the individual phase have been submitted to and approved in writing by the Planning Authority. These details shall comprise the 'reserved matters' and shall be submitted within the time constraints referred to in Condition 1 and comprise:-

(a) Appearance in respect of the aspects of any building or place within the development which determine the visual impression the building or place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture; (b) Landscaping in relation to the means the treatment of land (other than buildings) for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated and includes screening by fences, walls or other means, the planting of trees, hedges, shrubs or grass, the formation of banks, terraces or other earthworks, the laying out or provision of gardens, courts or squares, water features, sculpture, or public art and the provision of other amenity features; (c) Landscaping details showing the position, type and spread of all existing trees on the site and a schedule detailing the size and physical condition of each tree and where appropriate, the steps to be taken to bring the tree(s) to be retained to a satisfactory condition and also details of any proposals for the felling, lopping, topping or up-rooting of any tree; (d) Arrangements to be made for the future maintenance of landscaped and other open areas; (e) Layout of the development with respect to the way in which buildings, routes and open spaces within the development are provided, situated and orientated in relation to each other and to buildings and spaces outside the development;

(f) The provision to be made for the parking, turning, loading and unloading of vehicles; (g) Details of a scheme for foul and surface water drainage to include the layout of foul sewer connections and water drains; (h) Scale with respect to the height, width and length of each building proposed within the development in relation to its surroundings; (i) The provision of street lighting, street furniture, lighting (including security lighting), bollards etc; (j) The provision to be made for the storage and removal of refuse from each part of the development; (k) Details of the existing and proposed ground levels, proposed external leaf DPC level, proposed finished floor levels, levels of any paths, drives, garages and parking areas and the proposed completed height of the development and any retaining walls have been submitted to and approved in writing by the Planning Authority.

Each of the above matters shall be implemented in accordance with the approved details before either any part of the development is occupied, or in accordance with an agreed phasing plan, whichever is the later, unless otherwise first agreed in writing by the Planning Authority. Reason - To comply with Article 5 of the Town and Country Planning (Development Management (England) Procedure) Order 2010 (or any Order revoking and re-enacting that Order).

3 No development shall start on site until the following det ails have been submitted to and approved in writing by the Planning Authority :- (a) a desk top study report, documenting all the previous and existing land uses both on and adjacent to the site and including a conceptual site model and preliminary risk assessment. The report should be completed by a competent person and produced in accordance with national guidance, as set out in Contaminated Land Research Report No.11 and BS10175:2001;

and unless otherwise first agreed in writing by the Planning Authority:-

(b) a scheme outlining a site investigation and risk assessments designed to assess the nature and extent of any contamination on the site; (c) a written report of the findings which includes a description of the extent, scale and nature of contamination, an assessment of all potential risks to known receptors, an update of the conceptual site model (devised in the desktop study), identification of all pollutant linkages and unless otherwise agreed in writing by the Planning Authority and identified as unnecessary in the written report, an appraisal of remediation options and proposal of the preferred option(s) identified as appropriate for the type of contamination found on site;

and unless otherwise first agreed in writing by the Planning Authority:- (d) a detailed remediation scheme designed to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment. The scheme should include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works, site management procedures and a verification plan outlining details of the data to be collected in order to demonstrate the completion of the remediation works and any arrangements for the continued monitoring of identified pollutant linkages. Site works and details submitted shall be in accordance with the approved scheme and undertaken by a competent person.

The above reports and site works should be undertaken in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

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 waters, property and ecological systems and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors in accordance with policy P7 of the East Hampshire District Local Plan: Second Review.

4 Before any part of the development is occupied or used (unless otherwise first agreed in writing by the Planning Authority), a verification report demonstrating the effectiveness of the remediation works carried out and a completion certificate confirming that the approved remediation scheme has been implemented in full shall both have been submitted to and approved in writing by the Planning Authority. The verification report and completion certificate shall be submitted in accordance with the approved scheme and undertaken by a competent person in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’. 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 waters, property and ecological systems and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors in accordance with policy P7 of the East Hampshire District Local Plan: Second Review.

5 All development shall be stopped immediately in the event that contamination not previously identified is found to be present on the development site and details of the contamination shall be reported immediately in writing to the Planning Authority. Development shall not re-start on site until the following details have been submitted to and approved in writing by the Planning Authority:- (a) a scheme outlining a site investigation and risk assessments designed to assess the nature and extent of any contamination on the site. (b) a written report of the findings which includes, a description of the extent, scale and nature of contamination, an assessment of all potential risks to known receptors, an update of the conceptual site model (devised in the desktop study), identification of all pollutant linkages and unless otherwise agreed in writing by the Planning Authority and identified as unnecessary in the written report, an appraisal of remediation options and proposal of the preferred option(s) identified as appropriate for the type of contamination found on site and (unless otherwise first agreed in writing by the Planning Authority) (c) a detailed remediation scheme designed to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment. The scheme should include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works, site management procedures and a verification plan outlining details of the data to be collected in order to demonstrate the completion of the remediation works and any arrangements for the continued monitoring of identified pollutant linkages;

and before any part of the development is occupied or used (unless otherwise first agreed in writing by the Planning Authority) a verification report demonstrating the effectiveness of the remediation works carried out and a completion certificate confirming that the approved remediation scheme has been implemented in full shall both have been submitted to and approved in writing by the Planning Authority.

The above site works, details and certification submitted shall be in accordance with the approved scheme and undertaken by a competent person in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’. 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 waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors in accordance with policy P7 of the East Hampshire District Local Plan: Second Review.

6 No development shall commence until a Foul and Surface Water Drainage Strategy detailing any on and off site drainage works, and which shall include measures to prevent surface water from the site discharging on to the adjacent highway, has been submitted to and approved by, the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed as approved and no dwelling shall be occupied until it has first been connected to the adoptable foul sewer. Reason - To ensure adequate provision for foul and surface water drainage, in order to prevent to potential for adverse environmental effects including pollution and to avoid discharge of water onto the public highway.

7 No development shall commence on site until plans and particulars showing details of the provisions of bin/cycle storage within the site have been submitted and approved in writing by the Planning Authority. The development shall be carried out in accordance with the approved details before the use of the development is commenced and shall be retained thereafter. Reason - To ensure adequate provision within the site.

8 No development shall commence on site until the access, including the footway and/or verge crossing shall be constructed and lines of sight of 2.4 metres by 59 metres provided in accordance with the approved plans. The lines of sight splays shown on the approved plans shall be kept free of any obstruction exceeding 1 metre in height above the adjacent carriageway and shall be subsequently maintained so thereafter. Reason - To provide satisfactory access and in the interests of highway safety.

9 Prior to commencement, a Biodiversity Mitigation and Enhancement Scheme for the entire development site shall be submitted for written approval to the Local Planning Authority. This Scheme should include (but not necessarily be restricted to): location, extent and timing of vegetation loss; measures to safeguard protected species during construction; location, extent and composition of habitat creation; location and ongoing management of mitigation features e.g. new habitat, bat and bird boxes. Development shall subsequently proceed in accordance with any such approved Plan, with all biodiversity mitigation, compensation and enhancement features permanently retained in accordance with the approved Plan. Reason - To conserve and enhance biodiversity in accordance with local and national planning policy.

10 No development shall commence on site until a construction method statement has been submitted to and approved in writing by the Planning Authority, which shall include:

• A programme of and phasing of demolition (if any) and construction work; • The provision of long term facilities for contractor parking; • The arrangements for deliveries associated with all construction works; • Methods and phasing of construction works; • Access and egress for plant and machinery; • Measures to prevent the deposit of mud and similar debris on the public highway. • Protection of pedestrian routes during construction; • Location of temporary site buildings, compounds, construction material, and plant storage areas; • Controls over dust, noise, and vibration during the construction period with regard to the Code of Practice - Control of noise from construction and open sites BS 5228 (2009); • Provision for storage, collection, and disposal of rubbish from the development during construction period; • Measures to control and prevent pollution to groundwater (including storage of fuels and/or lubricants) • Measures to protect existing natural features including hedgerows, trees, and ditches; • Re-use of on site material and spoil arising from any site clearance or demolition work • Hours of construction work • A lighting s trategy (designed to avoid spillage onto adjacent habitat features such as hedgerows, and therefore impacts on species using them).

Demolition and construction work shall only take place in accordance with the approved method statement. Reason - In order that the Planning Authority can properly consider the effect of the works on the amenity of the locality and ensure a satisfactory development including, the adequate protection of existing features such as hedgerows through construction, suitable provisions to mitigate the effects of construction traffic on the local road network and to mitigate the effect of development upon the amenities of adjacent development.

11 All hard and soft landscape works shall be carried out in accordance with the approved details and to a reasonable standard in accordance with the relevant parts of appropriate British Standards or other recognised codes of good practice.

To be carried out prior to the occupation of any part of the development or in accordance with a timetable to be first agreed with the Planning Authority. Any trees or plants which, within a period of five years after planting, are removed, die or become, in the opinion of the Planning Authority, seriously damaged or defective, shall be replaced as soon as is reasonably practicable with others of species, size and number as originally approved, unless the Planning Authority gives its written consent to any variation. Reason - To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs.

12 Before the first occupation of each dwelling, provision for parking shall have been made within the site in accordance with the approved plans for that dwelling and shall be retained thereafter. Reason - To ensure adequate on-site car parking provision for the approved development.

13 Before use of the development is commenced provision for the turning, loading, unloading and the parking of vehicles shall have been made within the site in accordance with the approved details and shall be retained thereafter. Reason - In the interests of highway safety.

14 All dwellings shall be constructed to meet Code Level 3 of the Code for Sustainable Homes Standards, or higher, unless otherwise approved in writing by the Local Planning Authority and before any dwelling is first occupied a verification report and completion certificate shall be submitted in writing to the Planning Authority, confirming the dwelling permitted incorporates measures that provide at least 10% of the predicted energy requirement from on-site renewable sources, or, provided that first agreed in writing by the Planning Authority before development starts on site, an alternative means of achieving an equivalent energy saving. The developer shall nominate a competent person for the purpose of assessing and providing the above required report and certificate to confirm that the completed works incorporate such measures as to provide the required energy savings. The energy saving works set out in the above report shall thereafter be maintained so that the required energy saving is sustained at the certified level for the lifetime of the development.

(Note:- The carbon savings which result from these measures are required to be above and beyond any savings provided by measures incorporated into the development to comply with Part L Building Regulations). Reason - To ensure that the development incorporates necessary mitigation and adaptation measures with regard to climate change.

15 The development hereby permitted shall be carried out in accordance with the following approved plans and particulars:

Application form Planning Statement Design and Access Statement Drg no. 114 Rev A - location plan Drg no. 101 Rev H -block plan Drg no. 100 Rev G - proposed site plan Drg no. 111 Rev A - Lovedean Lane Perspective Drg no. 112 Rev B - site section sheet 1 of 1 - site survey Affordable Housing Statement Transport Statement Flood Risk Assessment & Drainage Strategy Utilities Assessment Archaeological Desk-based Assessment Investigation of ground conditions Landscape and Visual Impact Assessment Arboricultural Implications Assessment and Method Statement Ecological Appraisal Biodiversity Checklist Community Involvement Statement

Reason - To ensure provision of a satisfactory development

Informative Notes to Applicant:

1 In accordance with paragraphs 186 and 187 of the NPPF East Hampshire District Council (EHDC) takes a positive and proactive approach and works with applicants/agents on development proposals in a manner focused on solutions by:

• offering a pre-application advice service,

• updating applications/agents of any issues that may arise in the processing of their application and where possible suggesting solutions, and,

• by adhering to the requirements of the Planning Charter.

In this instance the applicant w as provided with pre-application advice and was updated of issues after the initial site visit.

2 The applicant is advised that there is a fee for the discharge of conditions relating to this application. A single fee will apply to each batch of conditions submitted for discharge at the same time. The information to discharge a condition will not be accepted by the Council without the appropriate fee. The schedule of fees can be found on the Council's website.

CASE OFFICER: Jon Holmes 01730 234243 ——————————————————————————————————————— SECTION 1 Item 02 Land Rear of, 185-189A Lovedean Lane, Horndean, Waterlooville

Proposed site layout

SECTION 1 Item 02 Land Rear of, 185-189A Lovedean Lane, Horndean, Waterlooville

Site section and Lovedean Lane elevation

Indicative Lovedean Lane perspective