Poole Green Belt Review

Home , Canford Magna, Corfe Hills School, Corfe Mullen, Hamworthy, Knighton Heath, Upton Heath

Poole Local Plan Poole Green Belt Review

July 2017

Contents

1. Introduction ...... 3 2. Context for Green Belt Review ...... 5 National Planning Policy on Green Belt ...... 5 3. Assessment of Poole’s Green Belt ...... 6 Site Assessment Methodology ...... 6 Assessing the NPPF Essential Characteristics ...... 6 Assessing against the Purposes ...... 7 Settlement Type Definitions ...... 9 Identifying Areas for Assessment ...... 10 4. Site Assessments ...... 14 Parcel 1 - Public Open Space at Turlin Moor...... 14 Parcel 2 - Upton Country Park and Farm ...... 16 Parcel 3 - Land south of Creekmoor (north of A35 and Upton Road) ...... 18 Parcel 4 - Land west of Creekmoor (south and north of former railway line) ...... 25 Parcel 5 - Corfe Hills School and Broadstone Golf Club ...... 28 Parcel 6 - Farmland to east of Higher Blandford Road Corfe Mullen ...... 31 Parcel 7 - Farmland extending across from Corfe Mullen / Ashington to Merley Park ...... 35 Parcel 8 - Western edge of Merley and south of Merley Ways (north and south of Merley Park Road)...... 37 Parcel 9 - Farm Land north of Oakley Lane and south of A31 / River Stour (north of Merley).... 45 Parcel 10 - Tract of land north of A341 Magna Road to east of Merley including Canford School and the Hamworthy Club ...... 49 Parcel 11 - Tract of land north of A341 Magna Road between Merley and Bearwood, south of River Stour floodplain...... 57 Parcel 12 - Tract of land north of A341 Magna Road between Merley and Bearwood East of Moortown Farmhouse ...... 66 Parcel 13 - Knighton Heath Golf Course, Bearwood ...... 74 Parcel 14 - Tract of land to south of A341 Magna Road between Merley and Bearwood, east of Canford Arena ...... 81 Parcel 15 - Land to south of A341 Magna Road between Merley and Bearwood, including Canford Arena and land to the east and west ...... 91 Parcel 16 - Tract of land to south of A341 Magna Road between Merley and Bearwood ...... 100 Parcel 17 - Low density residential area to south and east of A341 Queen Anne Drive, East of A349 and West of Arrowsmith Road...... 102 Parcel 18 - Gravel Hill, Dunyeats, Arrowsmith Copse ...... 108 5. Conclusion ...... 110

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1. Introduction

1. The general extent of the South East Dorset Green Belt was first designated in 1980, as part of the adoption of the South East Dorset Structure Plan (1980). The extent of the South East Dorset Green Belt within Dorset is Figure 1. 2. The designation was primarily seen as a means of restricting the outward growth of the conurbation of Poole, Bournemouth and Christchurch; and protecting the separate identity of towns such as Wimborne, Wareham and Ringwood. An attitude of control and containment was the main premise of strategic planning policy at that time and the long- term growth needs of the sub-region were assessed periodically through structure and regional planning. 3. The South East Dorset Green Belt was last subject to strategic review in the work that was undertaken for the draft South West Regional Spatial Strategy in the early-2000s. This work recommended some land to be released from the South East Dorset Green Belt to meet strategic development needs although it did not include any land in Poole. 4. The National Planning Policy Framework (NPPF) sets out a presumption in favour of sustainable development1 and requires local planning authorities to plan positively for the current and future needs of their population. In accordance with the NPPF, the Local Plan Review has considered all available evidence to establish an updated spatial strategy aimed at meeting objectively assessed needs where possible. Of particular relevance is the Eastern Dorset Strategic Housing Market Assessment (December 2015) that identifies that Poole’s housing needs are 710 homes per annum in the period 2013 to 2033. By contrast the current housing requirement for Poole is to provide 500 homes per annum between 2006 and 2026. 5. Poole is subject to considerable environmental and physical constraints with the sea to the south, Green Belt to the north and a range of internationally protected sites. These constraints mean that to meet the objectively assessed needs, the Council has to plan carefully to identify sites that will meet needs in a sustainable and realistic manner. 6. However, notwithstanding the constraints to development, there was a need to look at all options for meeting Poole’s development needs. The increase in housing needs, in particular, represented a significant challenge for the borough. Work looking at urban capacity identified that Poole would be unable to meet its needs in the urban area alone. As a result consideration of outward expansion was required to consider whether it was a reasonable option to help meet some of the development needs. For Poole, this inevitably involved considering land that falls within the South East Dorset Green Belt. As part of this consideration, a comprehensive review of the Green Belt within the borough was carried out. 7. This process relied significantly upon a Green Belt Assessment, which is an evidence- based study of the quality of the South East Dorset Green Belt within the borough. This assessed the extent to which different parts of the Green Belt displayed the essential characteristics of openness and permanence; and met the purposes of Green Belt as set out in the National Planning Policy Framework (NPPF). 8. While the Green Belt review assisted in the decision making process with regard to identifying the best location or locations for housing development sites and where it might be appropriate to alter the Green Belt boundary, this report only relates to the objective site assessment stage of the review. No consideration has been given to the suitability of the

1 National Planning Policy Framework (NPPF) Department for Communities and Local Government March 2012 Poole Local Plan. Poole Green Belt Review. July 2017 3

assessed parcels for development – only how development would impact upon the contribution that the particular parcel makes to the purposes of Green Belt. The suitability of sites is considered under the Housing and Economic Land Availability process that supports the emerging Poole Local Plan. 9. The Green Belt assessment has been carried out in a rigorous and consistent manner, using a robust methodology. As outlined above, no consideration of development potential was made. The consideration of new built form was only looked at in terms of the impact it would have upon the purposes of Green Belt. This approach aimed to ensure that the judgements reached were as objective and evidential as possible and focused on the function of the Green Belt within Poole’s boundaries. 10. This paper does not have any policy weight, but forms part of the evidence base for the Local Plan Review. Any decisions to alter the Green Belt boundary will be made through that process. This report will assist in the consideration of where sustainable development can be delivered to meet the housing and employment needs of the Borough of Poole. Figure 1: South East Dorset Green Belt

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2. Context for Green Belt Review

11. As outlined in Section 1 the latest evidence indicates that there is a need to provide additional housing and other development growth over and above that currently planned for in the Poole Core Strategy (2009). As part of the Local Plan Review, the Borough of Poole has carried out work to assess the potential to meet housing and other needs within the urban area. This has involved potential new site allocations and considering increasing densities in certain parts of the borough. However, if it is determined that the borough cannot reasonably meet its housing needs within the urban area, the only other option is to consider outward expansion through planned release of any suitable Green Belt sites. This review will provide evidence to assist in the consideration of what may constitute a ‘suitable’ Green Belt site. National Planning Policy on Green Belt 12. Paragraph 79 of the National Planning Policy Framework (NPPF) states that the Government attaches great importance to Green Belts with the fundamental aim of the policy to prevent urban sprawl by keeping land permanently open. Paragraph 79 explains that the essential characteristics of Green Belt are their openness and their permanence. 13. Para. 80 sets out the five purposes Green Belt:  To check the unrestricted sprawl of large built-up areas;  To prevent neighbouring towns merging into one another  To assist in safeguarding the countryside from encroachment  To preserve the setting and special character of historic towns; and  To assist in urban regeneration, by encouraging the recycling of derelict and other urban land. 14. Paragraphs 83 and 84 of the NPPF state that: “…Once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. At that time, authorities should consider the Green Belt boundaries having regard to their intended permanence in the long term, so that they should be capable of enduring beyond the plan period.

When drawing up or reviewing Green Belt boundaries local planning authorities should take account of the need to promote sustainable patterns of development. They should consider the consequences for sustainable development of channelling development towards urban areas inside the Green Belt boundary, towards towns and villages inset within the Green Belt or towards locations beyond the outer Green Belt boundary”. 15. This report has not sought to demonstrate exceptional circumstances as advised in Para 83 of the NPPF. Whether there are exceptional circumstances to warrant altering Green Belt boundaries remains a policy consideration of the Local Plan Review process. This has involved the consideration of a range of demographic, environmental, social and economic evidence. A separate Background Paper has been prepared to discuss these issues.

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3. Assessment of Poole’s Green Belt

16. The Green Belt assessment has been carried out in two phases. This first stage of the review process looked at the overall function of the Green Belt by broad site area in a series of large parcels. The second stage looked at these parcels in more detail – focussing primarily upon areas where land had been promoted for development. Where a parcel sat adjacent to the large built-up area of the conurbation or another settlement, it generally had the potential to deliver sustainable development. Therefore, the possibility of re-defining the Green Belt boundary was examined. This involved the assessment of existing boundary features within the parcels against the advice in paragraph 85 of the NPPF, which advises that Local Planning Authorities should “define boundaries clearly, using physical features that are readily recognisable and likely to be permanent” This test was also used to assess if the existing Green Belt boundary met the NPPF requirements. Site Assessment Methodology 17. The methodology used both in the first and second stage assessment has been designed to establish a thorough evidence based approach that could be used by other authorities and repeated across the whole of the South East Dorset Green Belt. In this respect, the assessment and scoring system has had regard to other reviews carried out elsewhere in the country, together with advice from the Planning Officers’ Society, Local Government Association and the Planning Advisory Service 23 (Update 2015) 18. The site assessment first tests the extent to which land within the Green Belt contributes to the two essential characteristics of Green Belt (openness and their permanence) as set out in paragraph 79 of the National Planning Policy Framework (NPPF). The assessment then reviews land against the purposes of Green Belt as set out in paragraph 80 of the NPPF (see paragraph 13 above). 19. The review has not assessed the Green Belt within Poole against the fifth para 80 NPPF purpose (relating to Green Belt assisting urban regeneration). This was on the basis that Green Belt would only be considered for release if the Council concluded, through the Local Plan review, that the development needs of the Borough could not be met wholly within the urban area. Assessing the NPPF Essential Characteristics 20. With regard to the NPPF Para 79 essential characteristics of Green Belt, “openness” was assessed primarily against the presence of built form within land parcels. The assessment focussed on the presence / type / use of buildings in the parcel. Topography and tree cover has an impact upon how any built-form is perceived but are not factors that were considered as part of the ‘openness’ assessment. These factors are, however, relevant to the process of identifying sites suitable for delivering sustainable development. The openness assessment will grade the characteristics into “High”, “Medium”, “Low” and “None” based on the following scoring:

2 Page 4 Planning on the Doorstep: The Big Issues – Green Belt, LGA and PAS, Updated February 2015 3 Planning on the Doorstep: The Big Issues – Green Belt, LGA and PAS, Updated February 2015 Poole Local Plan. Poole Green Belt Review. July 2017 6

Table 1 Assessing Characteristics – Scoring Openness High Rural in character with no or only very sporadic built development within the parcel. This would generally be parcels made up of large open fields, common land or extensive tracts of woodland. Medium Rural in character but with some grouped built development contained / grouped within the open areas which remain the dominant feature. Low Semi-urban in character with built form dispersed throughout the parcel. None Mainly consists of built form. Any open areas are small and incidental to the buildings. 21. The assessment of “permanence” primarily focused on the boundaries of the parcel. The 1870 – 1900 Ordnance Survey Map 1:2500 was used as a reference point for how established a particular physical feature was. Also, boundary features that benefitted from a level of statutory protection such as a Public Right of Way, a Public Highway; or the trees within or along the feature were subject to a Tree Preservation Order (TPO); or if it was subject to the Hedgerow Regulations 19974. The scoring was as set out in the parcel below: Table 2 Assessing Characteristics – Scoring Permanence High The boundary is a readily recognisable permanent physical feature that is unlikely to change, e.g. adopted roads, significant topographical features (steep valleys or escarpments), railway lines (and former railway lines that have statutory protection as a public right of way), coastline and rivers. This also includes private roads or lanes, streams, woodland blocks and hedgerows where they are subject to statutory protection. Medium The boundary is marked by a recognisable well-established feature that is less visually significant e.g. minor private roads or lanes, streams, ditches, woodland blocks and hedgerows not subject to statutory protection. Low The boundary is not marked by a physical structure or is marked but by features or structures that are moveable and temporary by nature and therefore lack permanency. This would include residential garden boundaries and post and wire fence lines. None The boundary does not follow any physical structure and cannot be readily recognised on the ground. Assessing against the Purposes 22. To reflect the comprehensive and detailed nature of the site assessment, a 3-point scale was chosen which allowed the individual parcels to be rated as making either a High, Medium or Low contribution. There was also the opportunity to record where a parcel was judged to make no contribution to the purposes of Green Belt. One issue that became apparent during the Stage 1 process was that the overall score for each parcel was somewhat subjective and potentially inconsistent. To address this, consideration was given to introducing a numerical scoring system (0 to 3) to help identify a parcel’s overall contribution to Green Belt purposes. 23. The maximum score that any one parcel could achieve through the scoring system is 12 (maximum score of 3 x 4 tests). The scoring was then banded to reflect the overall performance of the parcel, or sub-parcel. The overall scores are set out in Table 4 below. These total scores were also colour coded, which could be overlaid on a plan of the Green Belt to provide a simple visual representation of how the different parcels and sub-parcel perform against the purposes of Green Belt. 24. For the purposes of this assessment, ‘sprawl’ is considered to refer to outward expansion of the large built-up area of the Bournemouth / Poole conurbation.

4 Hedgerows Regulations 1997 https://www.gov.uk/guidance/countryside-hedgerows-regulation-and-management Poole Local Plan. Poole Green Belt Review. July 2017 7

Table 3 Ratings and Numerical scoring Qualitative Score Individual Purpose / Characteristic Score High Parcel performs strongly against the criteria 3 Medium Parcel performs well against the criteria 2 Low Parcel performs adequately against the criteria 1 No Contribution Parcel does not meet the criteria 0 Table 4 Overall scoring Qualitative Score Overall Score High Parcel performs strongly 10 - 12 High/Medium Parcel performs well 7 - 9 Medium Parcel performs adequately 4 - 6 Low Parcel performs adequately but with limitations 1 – 3 No Contribution Parcel makes no contribution 0 25. Table 5 below sets out in more detail how the NPPF paragraph 80 Green Belt purposes were assessed. Table 5 detailed Assessment Criteria NPPF Purpose 1: Check the unrestricted sprawl of large built-up areas High The parcel is immediately adjacent to the large built-up area of the Bournemouth / Poole conurbation Contribution but is clearly rural in character. There is a clear boundary and a strong differentiation between rural and urban. There are no typical ‘fringe’ uses or buildings on the edge of the built-up area Development would represent significant expansion of the large built-up area into the countryside. There is no other permanent physical restraint to prevent further sprawl. Medium The parcel is very close to, but not immediately adjacent to, the large built-up area; or Contribution The parcel is immediately adjacent to the large built-up area but is suburban in character; or The parcel is immediately adjacent to the large built-up area but is compromised by urbanising development within it); or The parcel is immediately adjacent to the large built-up area of the Bournemouth / Poole conurbation and is rural in character but there is protection from further sprawl by other permanent physical restraints. Low The parcel is close to, but not immediately adjacent to, the large built-up area but there is protection Contribution from further sprawl by other permanent physical restraints; or The parcel is compromised by some urbanising development; No The parcel is remote from the large built-up area – development here would not be associated with the Contribution large built-up area of the Bournemouth / Poole conurbation; or The parcel is made up of urbanising development. NPPF Purpose 2: Prevent neighbouring towns from merging High Development of this parcel would result in a significant intrusion of built form that would result in the Contribution total loss of, or a substantial narrowing of the physical and visual gap between the large built-up area of the Bournemouth / Poole conurbation and/or towns and separate settlements, with little or no open land to preserve physical separation. Medium Development of this parcel would result in significant narrowing of the physical and visual gap between Contribution the large built-up area of the Bournemouth / Poole conurbation and/or towns and separate settlements, but an area of open land beyond the parcel would maintain an sense of physical separation. Low Development of this parcel would result in a slight narrowing of the physical and visual gap between Contribution the large built-up area of the Bournemouth / Poole conurbation and/or towns and separate settlements, but a substantial area of open land would maintain a strategic separation. No Development of this parcel would not result in any narrowing of the physical and visual gap between Contribution the large built-up area of the Bournemouth / Poole conurbation and/or towns and separate settlements. Poole Local Plan. Poole Green Belt Review. July 2017 8

The parcel is contained behind the outer-edge of the large built-up area of the Bournemouth / Poole conurbation or a separate settlement. NPPF Purpose 3: Assist in safeguarding the countryside from encroachment High The parcel relates strongly to the wider countryside rather than the large built-up area of the Contribution Bournemouth / Poole conurbation or a separate settlement or town. The parcel is open and rural in character and lacks urbanising development. Development would represent clear encroachment into the open countryside. There is no strong boundary along the outer edge of the parcel or sub-parcel that would prevent further encroachment. Medium The parcel is more mixed in character - with both urban and rural elements; or Contribution The parcel is close to the edge of the large built-up area of the Bournemouth / Poole conurbation or a separate settlement; or The parcel is immediately adjacent to either the large built-up area of the Bournemouth / Poole conurbation or of a separate settlement or town. The parcel is open and rural in character and lacks urbanising development. Development would represent encroachment into the countryside but there is a strong boundary along the outer edge of the parcel or sub-parcel that would prevent further encroachment. Low The parcel relates more strongly to the settlement than to the wider countryside; or Contribution The openness of the parcel is compromised significantly by urbanising development within it. No The parcel is either too lacking in openness to be considered countryside or is urban in character; or Contribution the parcel is too remote from the edge of the large built-up area of the Bournemouth / Poole conurbation / separate settlement / town to prevent encroachment. NPPF Purpose 4: Preserve the setting and special character of historic towns High The parcel is a major part of the setting of an historic town. Its openness is a key element in the Contribution surroundings of the town and has been identified as contributing to special character or historic setting. Development would detract significantly from the town’s historic character and views towards it. Medium The parcel forms as less obvious part of the setting of an historic town. Its openness is not such a key Contribution element in the surroundings of the town that has been identified as contributing to special character or historic setting. Development would detract to some extent from the town’s historic character and/or views towards it. Low The parcel forms a minor element in the setting of an historic town; or forms a more major element but Contribution has limited openness. No The parcel does not form any part of the setting of an historic town. Contribution 26. The assessment criteria were incorporated into a table, which also included space for notes to help explain how the rating was decided upon. A site visit was undertaken to each parcel of land included within this assessment. Settlement Type Definitions 27. Three of the purposes of Green Belt as set out in the NPPF reference particular types of settlement: Purpose 1 relates to large built-up areas, Purpose 2 refers to neighbouring towns and Purpose 4 considers the setting of historic towns. For the purposes of this review, the Bournemouth / Poole conurbation constitutes a large built-up area for the assessment against Purpose 1. This will include smaller settlements that have been subsumed into the conurbation and are now a contiguous part of the large built-up area. Therefore, the wards and neighbourhoods of Broadstone, Bearwood, Canford Heath, Creekmoor, Hamworthy, Upton (in Purbeck District), Corfe Mullen (within East Dorset District) Kinson and West Howe (in Bournemouth Borough) are considered to form part of the large built-up area. 28. Neighbouring towns are defined as Wimborne Minster to the north and Wareham to the west. Bournemouth is a neighbouring town to the east but forms part of the larger built-up area of the Bournemouth / Poole conurbation

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29. Both Wareham and Wimborne Minster are considered to be Historic Towns. In this respect, the Purbeck Local Plan5 (page 10) refers to “the iconic Saxon walls of Wareham”. In the Purbeck Heritage Strategy6, (page 30) reference is also made to the Saxon / early medieval (c. 410 – 1066) origins of “the town at Wareham, where the town walls were constructed and a grid-like pattern of streets emerged”. The Christchurch and East Dorset Local Plan7 on Page 8 refers to the historic town centre of Wimborne Minster, which is characterised by narrow streets, attractive older buildings and complemented by the Minster. 30. The setting of both of these historic towns includes an area of flat and open river valley. In the case of Wareham, the Saxon walls of the town rise dramatically above the water meadows of the Rivers Piddle and Frome. The towers of the Minster at Wimborne can be clearly seen from the south and west, in the expansive views of the town across the open flood plain of the River Stour. 31. Merley, combined with Canford Magna and the isolated housing area at Oakley Hill/Merley Ways, is a built-up area within the Poole borough boundary and outside the Green Belt designation. This predominantly residential area is not a town but is separated from the larger built-up area of the conurbation by an area of Green Belt. It is also separated from Wimborne Minster by an area of Green Belt designation. This issue was relevant for the assessment in terms of NPPF Purpose 2 that seeks to prevent ‘towns’ merging. This wording raised ambiguity over how to assess the settlements such as Merley around which Green Belt existed and was effective in preventing coalescence. Given that one of the original intentions of the South East Dorset Green Belt was to maintain gaps between settlements (and not just towns) the review has been carried out on the basis that NPPF Purpose 2 was applicable to the separate settlement of Merley/Canford Magna/Oakley Hill/Merley Ways. In other words, Merley has been categorised as a town for the assessment of parcels against Purpose 2 but is described as a separate settlement. 32. There are small groups of isolated built development within the Green Belt designation such as Merley House, Ashington and Knighton. For the purposes of this review, these hamlets are not considered to constitute settlements in their own right. The settlement definitions are summarised in Table 6 below. Table 6 Settlement Definitions Settlement Type Settlement Name(s) Large Built-up Area Bournemouth / Poole conurbation including the neighbourhoods of: Broadstone, Bearwood, Canford Heath, Creekmoor, Hamworthy, Upton (in Purbeck District), Corfe Mullen (within East Dorset District) Kinson and West Howe (in Bournemouth Borough) Neighbouring Town / Wareham, Wimborne Minster, Merley combined with Canford Magna and housing at Merley Individual Settlement Ways/Oakley Hill; West Parley (in East Dorset District which is contiguous with Ferndown) and Lytchett Matravers (in Purbeck District). Historic Town Wareham, Wimborne Minster Identifying Areas for Assessment 33. In selecting the land parcels for assessment, a comprehensive approach was taken and the starting point was that the whole of the Green Belt within the boundary of the Borough of Poole was considered appropriate for review. The only selective element to the process was the exclusion of areas of protected heathland, river valley floodplains (flood zones 2 and 3) the open water of Poole Harbour, Special Protection Areas (SPA), Special Areas of Conservation (SAC) and Sites of Special Scientific Interest (SSSI)).

5 Purbeck Local Plan Part1: Planning Purbeck’s Future November 2012 https://www.dorsetforyou.com/local-plan/part-1/purbeck 6 The Purbeck Heritage Strategy 2010 – 2015 https://www.dorsetforyou.com/purbeckheritagestrategy 7 Christchurch and East Dorset Local Plan Part 1 - Core Strategy April 2014 Poole Local Plan. Poole Green Belt Review. July 2017 10

34. In these locations development is precluded by environmental constraints. The openness of these designations has to be maintained permanently – regardless of the Green Belt restrictions. On this basis, it was considered that there was less need to assess what impact development would have upon the contribution of these areas to the Green Belt purposes. The map at Figure 2 shows where these constraints apply. Figure 2: Environmental Constraints

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35. The remaining Green Belt areas were divided up into geographically distinct areas. Parcels were identified as being of similar land uses and/or vegetation cover with obvious boundaries. 36. These areas of land within the Green Belt were assessed in terms of their contribution to the purposes of Green Belt. As previously explained, the assessment did not consider the suitability of the parcels for delivering sustainable development but did assess the impact that development would have upon the overall function of the purposes of the South East Dorset Green Belt. The areas of land assessed are identified in Figure 3. They are listed below in Table 7: Table 7 List of Land Parcels Parcel No. Site 1 Public Open Space at Turlin Moor 2 Upton Country Park and Farm 3 Land south of Creekmoor, North of A35 4 Land west of Creekmoor 5 Corfe Hills School & Broadstone Golf Club 6 Farmland to east of Higher Blandford Road, Corfe Mullen 7 Farmland to west of Merley Park 8 Land west of Merley including Merley Park and Merley Ways/Oakley Hill 9 Farm Land north of Oakley Lane, south of A31 / River Stour (north of Merley) 10 Land north of A341 Magna Road (Canford School) 11 Land north of A341 Magna Road North & West of Moortown Farmhouse (former Canford Golf Course) 12 Land north of A341 Magna Road, East of Moortown Farmhouse (Knighton) 13 Knighton Heath Golf Course, Bearwood 14 Land to south of A341 Magna Road between Merley and Bearwood 15 Land to south of A341 Magna Road between Merley and Bearwood, (Canford Arena and land to the east and west) 16 Land to south of A341 Magna Road between Merley and Bearwood South of Canford Arena (Waste Control Centre) 17 Low density residential area to south and east of A341 Queen Anne Drive (Arrowsmith Road) 18 Gravel Hill, Dunyeats and Arrowsmith Copse 37. The Stage 2 assessment involved a more detailed consideration of the parcels identified and assessed in Stage 1. This required the sub-division of the larger parcels into smaller sub-parcels following a more detailed assessment of existing boundary features within the parcels. The boundary features were scored against the advice in paragraph 85 of the NPPF, which advises that Local Planning Authorities should “define boundaries clearly, using physical features that are readily recognisable and likely to be permanent” The individual detailed boundary assessment tables can be found in Appendix A to this document. 38. The sub-parcels were then assessed individually against the NPPF purposes of Green Belt, using the same assessment and scoring methodology as used in Stage 1. The completed Stage 1 and 2 site assessments of the identified land parcels are set out in the following section.

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Figure 3: Map of Land Parcels

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4. Site Assessments

Parcel 1 - Public Open Space at Turlin Moor. Figure 4 Location Plan (not to scale)

Site Name Parcel 1 - Public Open Space at Turlin Moor Score Essential Characteristics Openness The parcel is open and free from built form. The open grassland is in High recreational use (informal open space). Permanence Flat land adjacent to Lytchett Bay which is part of Poole Harbour. There is a Medium mixture of strong and weak boundaries around the parcel. There is the strong physical boundary of Lytchett Bay to the North and West. To the south there is a poorly defined edge to the housing and associated buildings in Turlin Moor. The eastern boundary is marked clearly by a hedgerow which is likely to be protected by the Hedgerow Regulations 1997. NPPF Purposes To check the The parcel is adjacent to the large built-up area and the settlement at Turlin Moor Medium 2 unrestricted does not have a strong and well-defined boundary. However, the water body of Contribution sprawl of large Lytchett Bay provides a fixed and permanent constraint on built development built-up areas which would restrict further sprawl of large built-up areas. To prevent This parcel does not extend beyond the existing western built edge of Turlin No 0 neighbouring Moor or Rockley Park caravan Park. Development of this parcel would result in a Contribution towns merging moderate narrowing of the physical gap between Turlin Moor and Upton, but into one another these residential areas form part of the large built-up area and are not individual settlements in their own right. The landscape feature of Lytchett Bay would also preserve a sense of separation

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To assist in The parcel is free of built form and is open and rural in character. However the Medium 2 safeguarding the countryside character of the area is affected to some extent by the urbanising Contribution countryside from influence of the buildings at Turlin Moor. The parcel prevents the built form encroachment extending further towards the water’s edge but the flood risk zone and open water is also a very effective physical means of preventing the further encroachment of development in this location To preserve the The parcel does not form part of the setting of the historic town of Wareham No 0 setting and contribution special character of historic towns

Status of Green Belt to the west and north. The formal playing field to the east is not within the green belt. adjacent land Summary The parcel makes a Medium overall contribution to the purposes of Green Belt 4

39. Given the limited size of the parcel and the fact that it was uniform in terms of its openness, it was not considered that any further sub-division (as part of the Stage 2 Assessment) was necessary. 40. The parcel makes an adequate contribution to the purposes of Green Belt, although any development upon it is unlikely to have a strategic impact upon the wider South East Dorset Green Belt due to the presence of Lytchett Bay preventing further encroachment to the north and west. On this basis, there is the opportunity to re-draw the Green Belt Boundary along the more permanent and more readily recognisable physical boundary of the shoreline (High Water Mark) of Lytchett Bay.

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Parcel 2 - Upton Country Park and Farm Figure 5 Location Plan

Site Name Parcel 2 - Upton Country Park and Farm Score Essential Characteristics Openness The parcel is open farmland and recreation land. Buildings are limited and Medium consist of listed Upton House and associated out buildings. There is also a collection of agricultural buildings still in use.

Permanence A35 to the north, Poole Harbour (open water) to the east, the built edge of High Hamworthy/ Upton the west and the railway embankment to the south. The landscape feature of Lytchett Bay preserves a sense of separation NPPF Purposes To check the The parcel is adjacent to the large built-up area at Upton and is open and Medium 2 unrestricted sprawl of rural in character. The parcel’s main role is helping to prevent expansion Contribution large built-up areas. of the large built-up area eastwards from Upton. In addition, the open water of Holes Bay on the eastern edge is a permanent physical restraint on coalescence between different parts of the conurbation. To prevent Development of this parcel would not result in the narrowing of the gap No 0 neighbouring towns between Poole and Wareham or Wimborne. The southern section of this Contribution merging into one parcel maintains a gap between Turlin Moor and Upton but these another. settlements form part of the large built-up area of the conurbation.

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To assist in The parcel is adjacent to the large built-up area of Upton and Hamworthy Medium 2 safeguarding the (at Turlin Moor) but is open and rural in character. As such, development Contribution countryside from would represent encroachment into the countryside. However, any further encroachment. encroachment would be prevented by the open water of Holes Bay to the east and the A350 to the north. To preserve the setting The parcel does not affect the historic setting of either Wareham or No 0 and special character Wimborne. Contribution of historic towns.

Status of adjacent land The open area to the north of the A350 dual carriageway falls within the green belt. Part of this area is currently allocated for education use. Summary The parcel makes a Medium overall contribution to the purposes of Green Belt. 3

41. The parcel makes a Medium overall contribution to the purposes of Green Belt. Its release would unlikely affect the strategic role and function of the South East Dorset Green Belt but it has a useful role within Poole providing a rural edge to the western part of the large built up area. 42. Upton Country Park, and the associated farmland, is in the ownership of the Borough of Poole. The Country Park is managed for the recreational benefit of the people of Poole and some of the farmland has been converted into a Suitable Alternative Natural Greenspace. As such, the parcel is not subject to development pressure. On this basis, it was not considered that any further sub-division (as part of the Stage 2 Assessment) was necessary. 43. Subject to any policy decision to remove this parcel from the Green Belt designation, consideration could also be given to amending the boundary. Currently, the Green Belt designation extends into Holes Bay to include Pergins Island. The Green Belt boundary follows the railway causeway that crosses Holes Bay, with the area to the south of the line not covered by the designation. While the railway line is a readily recognisable and permanent physical feature, the shoreline (High Water Mark) of Holes Bay could provide a more logical delineation given that both areas to the north and south of the railway line are characterised by open water and mud flats.

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Parcel 3 - Land south of Creekmoor (north of A35 and Upton Road) Figure 5 Location Plan (Not to scale)

Site Name Parcel 3 - Land south of Creekmoor (north of A35 and Upton Road) Score Essential Characteristics Openness Land to the west of Roberts Lane consists of open agricultural fields High (currently grassland). The mixed woodland of Northmead Copse screens the built development on the southern edge of Creekmoor (outside the parcel), off Northmead Drive (Grebe Close, Martin Close and Nuthatch Close) The land to east of Roberts Lane is affected by some urbanising development in the form of a mix of low-density and higher density residential with recreational uses plus a park and ride facility. Permanence The western edge of the parcel follows the Old Roman Road and High Longmeadow Lane; with Woodpecker Drive and Northmead Drive to the north. The A35 Upton Road forms the southern boundary and runs parallel to the A350 dual carriageway. The eastern boundary is less well-defined as it follows the garden fences of residential properties. However the water way / drain to the east of the park and ride is a readily recognisable physical feature. NPPF Purposes To check the The parcel is adjacent to the large built-up area and development, Medium 2 unrestricted sprawl of particularly in the western end, would represent an expansion of the large Contribution large built-up areas. built-up area onto open land. However, any development would be restricted by the A35 and A350 to the south and Longmeadow Lane to the west.

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To prevent Development within this parcel would not extend out beyond the existing No 0 neighbouring towns western expanse of the conurbation. Therefore, it would not result in any Contribution merging into one narrowing of the gap between the towns of Poole and Wareham. another. Development on this parcel would result in the narrowing of the physical gap between the settlements of Upton and Creekmoor but these neighbourhoods form part of the large built-up area and are not individual settlements in their own right. To assist in The parcel is mixed in terms of its openness and rural character. Medium 2 safeguarding the Development in the western section of the parcel would represent Contribution countryside from encroachment into the countryside; but further westward expansion would encroachment. be prevented by Longmeadow Lane and the protected heathland beyond. The land to the east of Roberts Lane is affected by urbanising development and relates more to the urban area at Creekmoor. Further encroachment into the countryside, beyond the southern and western limits of the parcel, would be prevented by the A35 / A350 and Longmeadow Lane. To preserve the The parcel does not affect the setting of the historic towns of Wareham or No 0 setting and special Wimborne Minster. contribution character of historic towns. Status of adjacent land Green Belt to the west and south. Upton Heath is immediately adjacent to the west and is protected Heathland. Upton Country Park (owned and managed by Borough of Poole) is situated to the south west, on the southern side of the A35 / A350. Part of the adjacent farm land has been converted to a Suitable Alternative Natural Greenspace (SANG) Summary The parcel makes a Medium overall contribution to the purposes of Green Belt. 4

44. Following this first stage assessment, it was apparent that there was an obvious difference in terms of openness between the western and eastern parts of this parcel. In addition, land within this parcel has been considered by the Borough of Poole as a potential secondary school site. For these reasons, a more detailed second stage assessment was carried out. This involved an analysis of the different boundary features within the parcel, in terms of their physical definition and permanence. By identifying the most readily recognisable and permanent features, it was possible to divide the parcel further in to sub-parcels as shown in Figure 6.

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Figure 6 - Parcel 3 Sub-Parcels (Not to scale)

© Crown Copyright and database rights 2017. Ordnance Survey 100024248. Getmappingplc (2009 2012). Bluesky(2007).GeoInformation Group (2000 2005). Key: Existing Boundary Features shown on the 1870 – 1900 OS Map 1:2500 Existing Boundary Features not shown on the 1870 – 1900 OS Map 1:2500 Sub-Parcel Analysis

Site Name Sub-Parcel 3 A Score Essential Characteristics Openness The parcel is open and free of buildings High Permanence This small triangular sub-parcel is subject to a Tree Preservation Order High (Creekmoor No.4 Ref 131). The western boundary follows the line of the former Roman Road which is also a Public Bridleway. A drain/stream runs parallel to the Roman Road. The northern boundary follows the southern edge of the Longmeadow Lane/Roman Road public open space which is managed by the Borough of Poole. Longmeadow Lane is a public highway with a verge to either side. This forms a well-defined and permanent boundary along the eastern edge of the sub-parcel. NPPF Purposes To check the The sub-parcel is adjacent to large built-up area of the Bournemouth / Medium 2 unrestricted sprawl of Poole conurbation at Creekmoor. The public right of way along the former Contribution large built-up areas. roadway (Pony Drive) together with the protected heathland to the west of the sub-parcel, would act as an effective constraint upon the spread of development. To prevent Development within this sub-parcel would project out beyond the western- No 0 neighbouring towns most extent of the pre-existing built form at Creekmoor. However, it does Contribution merging into one not extend beyond the westernmost edge of the large built-up area at another. Upton or Corfe Mullen. Therefore, given its limited size, it would not noticeably reduce the existing gap between Creekmoor and Lytchett Matravers (to the west). To assist in The sub-parcel is adjacent to the large built-up area but is very limited in Medium 2 safeguarding the size and development would not result in a significant encroachment into Contribution countryside from the countryside. Upton Heath to the west is protected Lowland Heath and

Poole Local Plan. Poole Green Belt Review. July 2017 20 encroachment is a permanent physical barrier to urban development. In addition, the public bridleway running along the western boundary (following the line of the Roman Road) forms a robust restraint on further encroachment. To preserve the Development within this sub-parcel would not affect the setting of the No 0 setting and special historic town of Wareham. Contribution character of historic towns.

Summary This sub-parcel makes a Medium overall contribution to Green Belt purposes 4

Site Name Sub-Parcel 3 B Score Essential Characteristics Openness The parcel is open and free of buildings High Permanence With the exception of a section at the western end that follows High Woodpecker Drive (public highway), the northern boundary follows well- established boundary features that existed on the 1870 – 1900 OS Map 1:2500. The woodland block in the northern part of this sub-parcel is also subject to a Tree Preservation Order (Creekmoor No.4 Ref 131) and is designated public open space (POS), which is managed by the Borough of Poole. A thin strip of POS also runs along the southern edge of Northmead Drive (Maintainable Highway). A short section of the northern boundary follows a hedgerow that forms the edge of the residential development in Nuthatch Close in Creekmoor. The western boundary is delineated by Longmeadow Lane, which is Maintainable Highway with a highway verge to either side. The southern section follows the line of the former Roman Road which is also a Public Bridleway. The eastern boundary is delineated by a hedgerow field boundary that is likely to be protected by the Hedgerow Regulations. It also follows the same line as it did when plotted on the 1870 – 1900 OS Map 1:2500. The Upton Road (A35) forms the most well-defined and permanent boundary and runs along the southern edge of the sub-parcel. NPPF Purposes To check the The sub-parcel is immediately adjacent to large built-up area of the Medium 2 unrestricted sprawl of Bournemouth / Poole conurbation at Creekmoor. However, the parcel is Contribution large built-up areas. contained behind the outer edge of the large built-up area. Also, further development would not be unrestricted given the position of the A35 which forms the southern boundary of the sub-parcel. To prevent Development within this sub-parcel would not project out beyond the No 0 neighbouring towns western-most extent of the pre-existing built form at Creekmoor. Therefore, Contribution merging into one it would not reduce the existing gap between Creekmoor and Lytchett another. Matravers (to the west). To assist in The sub-parcel is made up of agricultural fields and woodland. It is rural in Medium 2 safeguarding the appearance and is clearly countryside. It relates to the woodland and open Contribution countryside from heathland to the west. encroachment To preserve the Development within this sub-parcel would not affect the setting of the No 0 setting and special historic town of Wareham. Contribution character of historic towns.

Summary This sub-parcel makes a Medium overall contribution to Green Belt purposes 4

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Site Name Sub-Parcel 3 C Score Essential Characteristics Openness The parcel is rural in character but with some grouped built development. Medium Permanence The western boundary follows well-established boundary features that High existed on the 1870 – 1900 OS Map 1:2500. It is also delineated by a hedgerow that is likely to be protected by the Hedgerow Regulations. The trees within the most southerly section are protected by a TPO (Creekmoor No.2 Ref 47 1969). The eastern boundary follows Roberts Lane, which on the 1870 – 1900 OS Map 1:2500 continued further northwards. This line can still be followed in the landscape and the hedgerow trees are also subject to a Tree Preservation Order TPO (Creekmoor No.2 Ref 47 1969). The land to the east, and the woodland within the sub-parcel, is designated public open space (POS). This is managed by the Borough of Poole. A thin strip of POS also runs to the north, along the southern edge of Northmead Drive (Maintainable Highway). The Upton Road (A35) forms the most well-defined and permanent boundary and runs along the southern edge of the sub-parcel. NPPF Purposes To check the The sub-parcel is immediately adjacent to large built-up area of the Low 1 unrestricted sprawl of Bournemouth / Poole conurbation at Creekmoor. However, the sub-parcel Contribution large built-up areas. is contained behind the outer edge of the large built-up area and compromised by some urbanising development. Therefore, it does have a limited role in restricting sprawl onto currently undeveloped land but does not involve outward sprawl Further development to the south would be restricted by the A35 which forms the southern boundary of the sub-parcel. To prevent Development within this sub-parcel would not project out beyond the No 0 neighbouring towns western-most extent of the pre-existing built form at Creekmoor. Therefore, Contribution merging into one it would not reduce the existing gap between Creekmoor and Lytchett another. Matravers (to the west). To assist in The sub-parcel has some buildings within it (Creekmoor House, a builder’s Medium 2 safeguarding the yard and 1 Roberts Lane) but remains largely rural in appearance. It Contribution countryside from relates to open agricultural land to the west rather than the urban areas to encroachment the east. To preserve the Development within this sub-parcel would not affect the setting of the No 0 setting and special historic town of Wareham. Contribution character of historic towns.

Summary This sub-parcel makes a Low overall contribution to Green Belt purposes 3

Site Name Sub-Parcel 3 D Score Essential Characteristics Openness The parcel is predominantly open albeit characterised as public open Medium space within the urban area and some houses in the south east corner Permanence The western boundary follows the well-established boundary feature of High Roberts Lane, which follows the same line as shown on the 1870 – 1900 OS Map 1:2500. The trees are protected by a TPO (Creekmoor No.2 Ref 47 1969). The eastern boundary is less distinct as the Green Belt edge does not follow an easily distinguishable physical feature. The Upton Road (A35) forms a well-defined and permanent boundary and runs along the southern edge of the sub-parcel. The majority of the land within the sub- parcel is designated public open space (POS), which is managed by the

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Borough of Poole. The woodland in the south-east of the sub-parcel is protected by an Area TPO (Creekmoor no.2 Ref 47 1969). NPPF Purposes To check the The sub-parcel is immediately adjacent to large built-up area of the Medium 2 unrestricted sprawl of Bournemouth / Poole conurbation at Creekmoor. However, the sub-parcel Contribution large built-up areas. is contained behind the outer edge of the large built-up area and does not involve outward sprawl. It is also limited in size and any development would be restricted by Roberts Lane to the west and the A35 which forms the southern boundary of the sub-parcel. To prevent Development within this sub-parcel would not project out beyond the No 0 neighbouring towns western-most extent of the pre-existing built form at Creekmoor. Therefore, Contribution merging into one it would not reduce the existing gap between Creekmoor and Lytchett another. Matravers (to the west). To assist in The sub-parcel has some buildings within it (a small cul-de-sac of houses) Low 1 safeguarding the at but the majority is comprised of informal recreation land and an countryside from equipped play area. The sub-parcel is associated with the residential encroachment development of Creekmoor and is not countryside as such. To preserve the Development within this sub-parcel would not affect the setting of the No 0 setting and special historic town of Wareham. Contribution character of historic towns.

Summary This sub-parcel makes a Low overall contribution to Green Belt purposes 3

Site Name Sub-Parcel 3 E Score Essential Characteristics Openness The parcel is predominantly open but is not rural in character as it is laid Low out as Park and Ride facility (hard surfacing and column lighting). There is, however, an area of woodland in the east of the sub-parcel. Permanence The sub-parcel is triangular in shape and is a wedge of land bounded by High the A35 to the north and the A350 dual carriageway to the south. The eastern boundary follows a drain that roughly corresponds with the High Water mark on the 1870 – 1900 OS Map 1:2500. The land to then east has been reclaimed from Holes Bay. NPPF Purposes To check the The sub-parcel is immediately adjacent to large built-up area of the Low 1 unrestricted sprawl of Bournemouth / Poole conurbation at Creekmoor. However, the sub-parcel Contribution large built-up areas. is compromised by urbanising development. It is also contained behind the outer edge of the large built-up area and does not involve outward sprawl. The sub-parcel is limited in size and any development would be restricted by the A35 to the north and the A350, which forms the southern boundary of the sub-parcel. To prevent Development within this sub-parcel would not project out beyond the No 0 neighbouring towns western-most extent of the pre-existing built form at Creekmoor. Therefore, Contribution merging into one it would not reduce the existing gap between Creekmoor and Lytchett another. Matravers (to the west). To assist in The sub-parcel is immediately adjacent to the large built-up area but is Low 1 safeguarding the compromised by urbanising development within it y as there is a hard- Contribution countryside from surfaced car park that is associated with the Park and Ride facility. encroachment Encroachment into the countryside would be prevented by the strong physical boundary of the A35 to the north and west and the A350 to the south.

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To preserve the Development within this sub-parcel would not affect the setting of the No 0 setting and special historic town of Wareham. Contribution character of historic towns.

Summary This sub-parcel makes a Low overall contribution to Green Belt purposes 2

Overview 45. Sub-parcel 3 A could be excluded from the larger parcel and instead included as part of Parcel 4. 46. Sub-parcel 3 E has only a very limited role in meeting the purposes of Green Belt. This reflects the general principle that the sub-parcels in the east of the larger parcel (3 C, 3 D and 3 E) are less open and rural in character than the sub-parcels in the west (3 A and 3 B). 47. In terms of the strategic functions of the South East Dorset Green Belt, the larger parcel (excluding 3 A which should form part of Parcel 4) does not prevent the merging of the large built-up area with any neighbouring town; and any further encroachment into the countryside would be restricted by the highway infrastructure to the south and west. This suggests that a new Green Belt boundary could be drawn along either the A35 Upton Road or the A350 to the south, and Longmeadow Lane to the west and see sub-parcels 3B to 3E removed from the Green Belt without impacting on the role and function of the South East Dorset Green Belt.

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Parcel 4 - Land west of Creekmoor (south and north of former railway line) Figure 7 Location Plan (not to scale)

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Site Name Parcel 4 - Land west of Creekmoor (south and north of former railway line) Score Essential Characteristics Openness The parcel is very open. The only built form present in the parcel is a semi- High detached residential property in the very southern portion (Ty-coed Cottages). The majority of the parcel is designated as Public Open Space. Permanence Longmeadow Lane forms a strong permanent boundary along the eastern side, High although the rear garden fences of the residential properties are not so robust. A public bridleway follows the line of the line of the former Roman Road, the outer edge of which forms the western boundary. This roughly coincides with the edge of the woodland and the eastern edge of the heathland. There are no ‘fringe’ uses in the area. NPPF Purposes To check the The parcel is adjacent to the large built-up area. Medium 2 unrestricted The northern portion is already affected by an amount of urbanisation due to the Contribution sprawl of large presence of rear gardens and fences backing onto open areas of POS, which have built-up areas. a park-like character. Development in this portion would not represent significant expansion of the large built-up area into countryside due to strong physical containment offered by the Bridleway along the former Roman Road. Also there is some sporadic residential development beyond this parcel and the built form of Corfe Mullen projects further west. The development of the southern portion would project beyond the strong physical boundary of Longmeadow Lane and involve the loss of woodland (which is a restraint on development), however, the heathland of Upton Heath forms a physical constraint beyond this. To prevent This parcel sits adjacent to the outer edge of the large built-up area. While Low 1 neighbouring development of this parcel would not result in any perception of the narrowing of Contribution towns merging the gap between the conurbation and Wareham, it could be considered to reduce into one the gap between the western edge of Creekmoor and Lytchett Matravers. There another. would be a slight narrowing but a substantial area of open land would maintain a strategic separation. To assist in The parcel is only very narrow and development would not result in a significant Medium 2 safeguarding encroachment into the countryside. Upton Heath to the west is protected Lowland Contribution the Heath and is a permanent physical barrier to urban development. Also, the status countryside of the land as Public Open Space in the ownership and management of the from Borough of Poole provides additional protection. encroachment. To preserve The parcel does not form part of the setting of the historic town of Wareham. No 0 the setting and Contribution special character of historic towns.

Status of The open heathland of Upton Heath (SSSI) is to the west is situated within the administrative area adjacent land of Purbeck District Council and / or East Dorset District Council. It also falls within the SE Dorset Green Belt. Summary The parcel makes a Medium overall contribution to Green Belt purposes. 5 Overview 48. There is no need for a second stage analysis of this parcel as its development potential is constrained by proximity to protected Heathlands. The first stage process highlights that whilst the parcel performs adequately as Green Belt there is some potential to redraw the GB boundary to follow a more permanent physical feature such as the line of the former Roman Road, which is a Public Right of Way. This would provide a more robust boundary

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to the Green Belt than the garden fences to the houses in Creekmoor. Also, the small pockets of open land between the rear gardens and the Roman Road are in public ownership and are managed as Public Open Space so are not at threat from development. 49. The more detailed analysis of Parcel 3 has suggested that the most westerly sub-parcel should be included as part of Parcel 4 and the parcel (as shown in figure 7 above) has been amended accordingly.

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Parcel 5 - Corfe Hills School and Broadstone Golf Club Figure 8 Location Plan (not to scale)

Site Name Parcel 5 - Corfe Hills School and Broadstone Golf Club Score Essential Characteristics Openness The parcel is very open and free of urbanising development and the High majority is used as a golf course. Built form is limited to the Golf Club House. Corfe Hills School is an anomaly in this respect.

Permanence The southern boundary of the parcel is delineated by the edge of the built High form of Broadstone and the western boundary by a public bridleway that follows the course of the old Roman Road on the eastern edge of Corfe Mullen. The northern boundary is less obvious where the parcel abuts farmland, although the boundary features followed are visible on the 1870- 1900 Ordnance Survey map 1:2500. The eastern boundary is marked by the former railway line that is now used as the Castleman Trail, which is a public right of way (bridleway). NPPF Purposes To check the The parcel is adjacent to the large built-up area but is clearly rural in High 3 unrestricted sprawl of character. There is a clear boundary and a strong differentiation between Contribution large built-up areas. the heathland and the urban areas but less so between the heathland and the farmland to the north and west. Development would represent a significant unrestricted expansion of the large built-up area into countryside. To prevent Development of this parcel would result in significant narrowing of the High 3 neighbouring towns physical gap between the built form at Dunyeats Hill in the east and Corfe Contribution merging into one Mullen to the west. However, these areas form part of the large built-up another. area and do not constitute settlements in their own right. It is more significant that the parcel extends towards the most south-westerly extent of Merley. As suchthere would be a substantial narrowing of the gap

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between Broadstone and Merley (which is a separate settlement) although the woodland at the Delph could maintain an element of visual separation. To assist in The parcel is adjacent of the built-up area of the conurbation and is open High 3 safeguarding the and rural in character. The parcel lacks urbanising development and can Contribution countryside from be described as ‘countryside’. Therefore, development within the parcel encroachment. would represent encroachment into the countryside, without a strong physical boundary to prevent further encroachment into the countryside to the north. To preserve the setting The parcel does not form part of the setting of an historic town No 0 and special character Contribution of historic towns.

Status of adjacent land The majority of the land adjacent to this parcel is designated heathland (SSSI) and the remainder falls within the 400 metre heathland buffer. The urban development to the south and west (Broadstone and Corfe Mullen) forms part of the large built-up area. The woodland (The Delph) to the east is owned and managed by the Borough of Poole as Public Open Space (POS) the former railway line (Castleman Trail) also has POS status. There is agricultural farmland to the north, within which there is some sporadic residential development. Both the POS and the farmland are covered by the Green belt designation. Summary Overall, this parcel makes a High/Medium contribution to Green Belt purposes. 9 50. The first stage assessment was carried out for the whole of the parcel, however, the vast majority of the parcel is either designated as protected Heathland (SSSI) or SNCI (Site of Nature Conservation Importance / Interest). The extent of this is illustrated in Figure 9 below. The methodology statement for the Stage 1 assessments did explain that the areas of the Green Belt within the Borough of Poole that were designated heathland areas, would not be assessed. The residual areas of the parcel, which are not affected by the SSSI designation, are either affected by SNCI designations or by urbanising development (Corfe Hills School and Broadstone Golf Clubhouse and parking). Figure 9 – Parcel 5 Heathland SSSIs and SNCIs

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51. The first stage assessment described Corfe Hills School as an anomaly in the Green Belt, and when examined in more detail it becomes apparent that it only meets the purposes of Green Belt to a very limited degree. The Green Belt boundary could be re-drawn along the northern and eastern boundaries of Corfe Hills School to exclude it from the designation. The Higher Blandford Road forms a strong, well-defined and permanent boundary along the north-eastern edge of Corfe Hills School and a well-defined hedgerow separates the playing fields from the heathland area to the north. A public right of way (Bridleway) follows the course of the Roman Road on the western boundary with the built-up areas of Corfe Mullen beyond that. However, the school can be considered to constitute a previously developed site in the Green Belt and therefore limited infilling or the partial or complete redevelopment of the buildings could be considered acceptable under the provisions of paragraph 89 of the NPPF. 52. The two other areas that sit outside the SSSI designation form part of Broadstone golf course and are not currently subject to development proposals. For this reason, a more detailed second stage assessment was not carried out for these areas.

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Parcel 6 - Farmland to east of Higher Blandford Road Corfe Mullen Figure 10 Location Plan (not to scale)

Site Name Parcel 6 - Farmland to east of Higher Blandford Road Corfe Mullen Score Essential Characteristics Openness The parcel is predominantly open agricultural fields. There is sporadic High residential and agricultural development in the form of groups of cottages and houses (former agricultural workers cottages) at the roadside plus isolated larger detached houses in substantial grounds. There is an open area of heathland on the western edge of this parcel and a Suitable Alternative Natural Greenspace (SANG). Permanence The built-up edge of Corfe Mullen forms a strong well-defined boundary High along the western edge of this parcel. The other boundaries are less strong, being defined by hedgerows and a woodland edge. However, these boundaries follow features that appear on the 1870 – 1900 Ordnance Survey Map 1:2500 NPPF Purposes To check the The parcel is adjacent to the large built-up area (at Corfe Mullen) but is High 3 unrestricted sprawl of clearly rural in character. There is a clear boundary and a strong Contribution large built-up areas. differentiation between rural and urban. The parcel connects to open countryside to the north and east and if it was developed, there would be no robust physical feature to prevent further sprawl into these areas. Poole Local Plan. Poole Green Belt Review. July 2017 31

To prevent Development would not be discernible from Wimborne but would bring the Medium 2 neighbouring towns built form of the conurbation (from Corfe Mullen) closer to the western Contribution merging into one edge of Merley. If this parcel was developed, it would result in the another. significant narrowing of the physical gap between the large built-up area and the separate settlement of Merley. To assist in The parcel is immediately adjacent to the large built up area and rural in High 3 safeguarding the character. It is considered to be “countryside” rather than urban. Contribution countryside from encroachment. To preserve the setting The parcel does not form part of the setting of an historic town. No 0 and special character As outlined above, the parcel is not discernible from Wimborne and does Contribution of historic towns. not form part of its setting.

Status of adjacent land The land to the north, east and south of the parcel is also green belt, but significantly, the golf course is designated Dorset Heathland. Land at Lockyers School and North of Corfe Mullen is allocated for housing as part of a New Neighbourhood. This area does not adjoin the parcel but Corfe Mullen has been identified as being suitable for development. The following is an extract from page 101 Christchurch and East Dorset Adopted Local Plan Core Strategy (2014) : “Corfe Mullen is one of four settlements in East Dorset that has been identified as appropriate to locate new strategic housing. This is because the community is well placed to access key services, facilities and employment. Although the village itself is comparatively poorly served in terms of these features it does adjoin Broadstone and Poole where facilities are available.” Summary The parcel makes a High/Medium contribution to Green Belt purposes. 8 53. Since this Stage 1 Assessment was carried out, the land associated with Rushcombe Farm in the south-west corner of the parcel, has been promoted for development. In response, a more detailed consideration of this area and how it contributes to the purposes of Green Belt was carried out. In addition, the boundaries of the original Parcel 6 were reviewed to exclude the land covered by the Heathland SSSI designation; and areas beyond the Borough boundary. As the Borough boundary follows the readily recognisable features of the Roman Road and a tributary to the River Stour, it would be a suitably permanent boundary to the parcel. 54. The revised parcel area is shown in Figure 11 below and the sub-parcel of Rushcombe Farm has been highlighted.

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Figure 11 Parcel 6 – Revised area and sub-parcels (not to scale)

Site Name Sub-Parcel 6 A – Rushcombe Farm Score Essential Characteristics Openness The parcel is predominantly open but is not completely free of buildings High Permanence All the boundaries follow boundary features that existed on the 1870 – High 1900 OS Map 1:2500. However, the boundaries to the north, south and east of the sub-parcel are not as readily recognisable or as permanent as the Upper Blandford Road which runs along the south-eastern edge. The areas heathland to the north and south are protected as Sites of Scientific Interest (SSSI) NPPF Purposes To check the The sub-parcel is adjacent to large built-up area of the Bournemouth / High 3 unrestricted sprawl of Poole conurbation at Corfe Mullen. It is rural in character but the protected Contribution large built-up areas. heathland to the north and south would limit further expansion to the north and south. However, the eastern boundary does not provide a similar level of permanent physical restraint and given the linear character of the sub- parcel, there is the potential for further sprawl in that direction. To prevent Development within this sub-parcel would project out beyond the eastern- Low 1 neighbouring towns most extent of the pre-existing built form at Corfe Mullen. Therefore, it Contribution merging into one would result in a loss of open countryside but would only result in a slight another. narrowing of the gap between the large built-up area at Corfe Mullen and the western edge of Merley. A substantial area of open land would maintain

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an element of separation. To assist in The sub-parcel has some buildings within it but remains largely rural in High 3 safeguarding the appearance. It relates to open heathland to the north and south; and Contribution countryside from agricultural land to the north-east. There is no robust boundary feature to encroachment prevent further encroachment of development to the east. To preserve the Development within this sub-parcel would not affect the setting of the No 0 setting and special historic town of Wimborne Minster. Contribution character of historic towns.

Summary The parcel makes a High/Medium contribution to Green Belt purposes. 7

55. The sub-parcel performs well and makes a medium/high contribution to the purposes of Green Belt. The above analysis does not support any alterations to the existing Green Belt boundary.

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Parcel 7 - Farmland extending across from Corfe Mullen / Ashington to Merley Park Figure 12 Parcel 7 Location Plan (not to scale)

Site Name Parcel 7 - Farmland extending across from Corfe Mullen / Ashington Score to Merley Park Essential Characteristics Openness Open agricultural land with large fields and low boundaries. Mixed High pasture and arable. There is only limited sporadic agricultural and residential development. The land slopes down towards the River Stour with open views across the river valley towards Wimborne Minster.

Permanence A31 and River Stour form a strong permanent boundary to the north of High the parcel. The southern boundary relies upon hedgerows and bands of woodland which follow features shown on the 1870–1900 Ordnance Survey Map 1:2500. NPPF Purposes To check the The parcel is adjacent to the very northern extent of the large built-up High 3 unrestricted sprawl of area at Corfe Mullen and is clearly rural in character Contribution large built-up areas. To prevent Development of this parcel would result in the complete loss of the High 3 neighbouring towns existing gap between the built form of Merley (at Merley Ways) and the Contribution merging into one northernmost extent of the large built-up area at Corfe Mullen. It would another. also result in a narrowing of the gap between East End at Corfe Mullen

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and Wimborne to the north. However, development would not project beyond the northern edge of the pre-existing development at Merley Ways. In addition the Stour River and its floodplain would preserve a sense of separation. To assist in The parcel is open and rural in character and abuts the large built-up High 3 safeguarding the area at Corfe Mullen in the west and development would involve the loss Contribution countryside from of open countryside. The parcel clearly relates more to countryside than encroachment. the urban area. The parcel also abuts the development at Merley Ways which forms part of the separate settlement of Merley. However, further encroachment northwards would be prevented by the strong physical barrier of the A31 and the River Stour floodplain. To preserve the The northern section of this parcel (immediately south of the A31) forms Medium 2 setting and special a significant element in the setting of the historic town of Wimborne Contribution character of historic Minster. This area sits adjacent to the water meadows which form the towns. setting of the town to the south and south west. The parcel would be visible from the western and southern areas of Wimborne Minster and the Minster is visible when looking northwards from view points along Willett Road.

Status of adjacent land The parcel is surrounded by Green Belt land. The closest development allocation is on the south-western edge of Wimborne at Netherwood Mead. Policy WMC5 Cuthbury Allotments and St Margaret's Close New Neighbourhoods, Wimborne of the East Dorset Local Plan Core Strategy 2014 refers. (page 8). This will have some impact upon the perceived closeness of the built-up edge of Wimborne although the majority of the development will be to the north of the B3078 approach road. The water meadows to the north are partially covered by Flood Risk Zone 3 and there is archaeological interest on the site of a Roman Fort. Summary The parcel makes a High contribution to the purposes of Green Belt. 11

56. The parcel performs strongly and makes a high contribution to Green Belt purposes.

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Parcel 8 - Western edge of Merley and south of Merley Ways (north and south of Merley Park Road). Figure 13 Parcel 8 Location Plan (not to scale)

Site Name Parcel 8 - Western edge of Merley and south of Merley Ways (north Score and south of Merley Park Road). Essential Characteristics Openness The farmland in the southern portion of the parcel is rural in character with Medium built form limited to the buildings at Higher Merley Farm. However, in the openness of the immediate area around Merley House (which is a Grade I Listed Building) is compromised by static caravans and touring units plus associated buildings. The Cobham sports ground has a significant amount of associated built form including a clubhouse. There is a ribbon of housing at the eastern end of Merley Park Road on the southern side. Permanence Roads, woodland and built form at Oakley Hill provide a strong permanent High boundary to the north and east of the parcel (including the Castleman Trailway – part of which is a public bridleway). The woodland around Merley Pond is protected by an Area Tree Preservation Order (TPO) as is the strip of trees to the south of Merley Ways. Area and individual TPOs also exist on the outer edge of the parcel on the north-eastern edge of Merley at Oakley and at Oakley Hill. The western boundary is defined by woodland, which is subject to an Area Tree Preservation Order (Livetts Hill Coppice TPO); and the access track to Roselawn Coppice. The southern boundary follows woodland and hedgerows along the northern edge of the Broadstone Golf Course, which has statutory protection as a Site of Scientific Interest (SSSI). These follow features shown on the 1870–1900 Ordnance Survey Map 1:2500.

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NPPF Purposes To check the The parcel is not immediately adjacent to the large built-up area of Poole Low 1 unrestricted sprawl of or the town of Wimborne, however, it is close to it and has a role in Contribution large built-up areas. preventing sprawl. While, development here would be associated with the smaller settlement of Merley, development would bring the built-form of Merley closer to the edge of the large built-up area of the conurbation at Broadstone and Corfe Mullen. To prevent Development of this parcel would result in a narrowing of the gap between Low 1 neighbouring towns Merley and the large built-up area at Corfe Mullen and Broadstone. Contribution merging into one However, open land to the south and west would maintain a strategic another. separation. To assist in The parcel is immediately adjacent to the separate of Merley and is largely Medium 2 safeguarding the rural in character (particularly the southern portion but openness is Contribution countryside from compromised by some urbanising development (caravan park, housing encroachment. and sports complex plus major road infrastructure) within the parcel, particularly in the northern portion. To preserve the setting The northern part of the parcel does not extend beyond the northern No 0 and special character extent of Merley at Oakley Hill (Merley Ways). It does not, therefore, form Contribution of historic towns. part of the setting of the historic town of Wimborne Minster.

Status of adjacent land The farmland to the west of the parcel is designated Green Belt, as is the heathland (SSSI) to the south.

Summary This parcel makes a Medium contribution to Green Belt purposes. 4 57. Given the size of this parcel and the variety of openness within it, a more detailed Stage Two Assessment was carried out. Another reason is that there is the potential to redraw the Green Belt boundary to follow a more appropriate permanent boundary and exclude urbanising development. 58. The larger parcel was sub-divided into sub-parcels following a detailed analysis of the boundary features within the parcel. This is set out in the figures and tables below. 59. The Strategic Highway Network that includes the A31 and the A341, is the most permanent boundary feature around and within the parcel. However, other roads are also adopted highway and all the other boundaries follow features that are traceable on the 1870-1900 OS map 1:2500 and are therefore reasonably permanent. These boundaries have been used to sub-divide the original parcel into a number of sub-parcels have been defined as shown in Figure 14.

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Figure 14 - Parcel 8 Sub-parcels

Site Name Parcel 8 A Score Essential Characteristics Openness The parcel is largely open and free of buildings with the exception of some High small-scale field shelter type structures. Permanence The A31 is a well-defined and permanent boundary along the southern High and south-eastern edge of the sub-parcel. The rear garden fences of houses in Merley Ways follow part of the former Willet Road and in part the line of the former railway track-bed. This provides a medium permanent boundary to the north. The mature trees within the sub-parcel are subject to Tree Preservation Orders. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South east Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge at Corfe Mullen. To prevent Development within this sub-parcel would project beyond the southern- No 0 neighbouring towns most extent of the pre-existing built form at Merley Ways. However, it Contribution merging into one would not reduce the existing gap between Merley and Wimborne. In another. addition, it would not project beyond the existing built form at Oakley Hill and the wider settlement of Merley so would not reduce the gap between Merley and the large built-up area of the conurbation at Broadstone. While development in the sub-parcel would physically be positioned closer to the large-built-up area at Corfe Mullen than the current edge of built development in Merley Ways, any narrowing of the gap would be undiscernible due to the presence of the A31. A substantial area of land would maintain a strategic separation. To assist in The sub-parcel is made up of a small pony paddock and some woodland. Medium 2 safeguarding the It could be termed as countryside. However, the parcel is relatively small Contribution countryside from and any further encroachment would be limited by the A31 to the south.

Poole Local Plan. Poole Green Belt Review. July 2017 39 encroachment There is open countryside to the west but Willet Lane forms a reasonably strong physical boundary at the western end of the sub-parcel, that would prevent further encroachment in that direction To preserve the Development within this sub-parcel would not affect the water meadow No 0 setting and special setting of the historic town of Wimborne Minster. Contribution character of historic towns.

Summary This parcel makes an overall Medium contribution to Green Belt purposes 3

Site Name Parcel 8 B Score Essential Characteristics Openness The parcel is partly open but is affected by residential and agricultural Medium buildings. Permanence The A31 is a well-defined and permanent boundary along the north- High western edge of the sub-parcel. The A341 runs to the west, with the B3073 forming the third side of the triangle to the east. As such the sub-parcel has very permanent and well defined boundaries on all sides. Some trees within the sub-parcel are subject to Tree Preservation Orders. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South east Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge at Corfe Mullen .

To prevent Development within this sub-parcel would project beyond the southern- No 0 neighbouring towns most extent of the pre-existing built form at Merley Ways. However, it would Contribution merging into one not reduce the existing gap between Merley and Wimborne. In addition, it another. would not project further southwards than the existing built form at Oakley Hill and the wider settlement of Merley, so would not reduce the gap between Merley and the large built-up area of the conurbation at Broadstone. While development in the sub-parcel would physically be positioned closer to the large-built-up area at Corfe Mullen than the current edge of built development in Merley Ways, any narrowing of the gap would be undiscernible due to the presence of the A341. A substantial area of land would maintain a strategic separation. To assist in The sub-parcel is made up of a small paddocks and domestic gardens with Low 1 safeguarding the associated outbuildings. There is one large commercial or agricultural-type Contribution countryside from of building in the northern part of the sub-parcel. The sub-parcel is semi- encroachment rural in character. The parcel is relatively small and if developed more intensively, any further encroachment would be limited by the surrounding roads. To preserve the Development within this sub-parcel would not affect the water meadow No 0 setting and special setting of the historic town of Wimborne Minster. Contribution character of historic towns.

Summary This parcel makes a Low overall contribution to Green Belt purposes 2

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Site Name Sub-Parcel 8 C Score Essential Characteristics Openness The parcel is predominantly open but is affected by some built High development associated with the Cobham Sports Facility. Permanence The A341 is a well-defined and permanent boundary along the north- High eastern and eastern edge of the sub-parcel. Merley Park Road runs to the south, with a public bridleway running along the access drive to Merley House to north. The western boundary follows the edge of Pond Coppice along a line that existed on the 1870-1900 OS map 1:2500. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South east Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge at Corfe Mullen To prevent Development within this sub-parcel would not reduce the existing gap No 0 neighbouring towns between Merley and Wimborne. While it would project beyond the western- Contribution merging into one most extent of the pre-existing built form at Merley, it would not project another. further westward than the development at Merley Ways or the pre-existing urbanising development at Merley Park. Therefore, it would not reduce the existing gap between Merley and the large built-up area of the conurbation. To assist in The sub-parcel is used for the purposes of sport and recreation and is not Low 1 safeguarding the particularly rural in character. In addition, the parcel is relatively small and Contribution countryside from any further encroachment would be limited by the surrounding roads and encroachment the pre-existing built form at Merley Park to the west. To preserve the Development within this sub-parcel would not affect the water meadow No 0 setting and special setting of the historic town of Wimborne Minster. Contribution character of historic towns.

Summary This parcel makes a Low overall contribution to Green Belt purposes 2

Site Name Sub-Parcel 8 D Score Essential Characteristics Openness The sub-parcel consists of open agricultural fields and horse grazing High paddocks. There is a farmstead within the sub-parcel with associated agricultural and equestrian buildings and facilities, including an outdoor schooling area. There are also some smaller field shelter type structures in the fields. Permanence Merley Park Road forms a well-defined and permanent boundary along the High northern edge. The remainder of the sub-parcel is delineated by physical features that are present on the 1870-1900 OS map 1:2500. The Castleman Trail runs along part of the eastern edge. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South east Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge at Corfe Mullen To prevent Development within this sub-parcel would not reduce the existing gap Medium 2 neighbouring towns between Merley and Wimborne. It would project beyond the western-most Contribution merging into one extent of the pre-existing built form at Merley and therefore would reduce another. the openness of the gap between Merley and the large built-up area at Corfe Mullen. However, it would not reduce the existing gap between Merley and the large built-up area of the conurbation at Broadstone.

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To assist in The sub-parcel is immediately adjacent to the separate settlement of High 3 safeguarding the Merley and is made up of agricultural fields and horse grazing paddocks. It Contribution countryside from is therefore rural in character and can be termed as countryside. There is encroachment already an element of ribbon development at the eastern end of Merley Park Road and this open sub-parcel prevents that being extended westwards. Merley Park Road would prevent further encroachment to the north, but the western boundary is less robust and has no statutory protection. The southern boundary of the sub-parcel does, however, follow the northern edge of the protected heathland (Site of Special Scientific Interest (SSSI)), which would prevent further encroachment to the south. To preserve the Development within this sub-parcel would not affect the water meadow No 0 setting and special setting of the historic town of Wimborne Minster. Contribution character of historic towns.

Summary This parcel makes a Medium overall contribution to Green Belt purposes 6

Site Name Sub-Parcel 8 E Score Essential Characteristics Openness The sub-parcel consists of open agricultural fields. There is an agricultural High building within the sub-parcel. Permanence Merley Park Road forms a well-defined and permanent boundary along the High southern edge. The remainder of the sub-parcel is delineated by physical features that are present on the 1870-1900 OS map 1:2500. The woodland along the western boundary (Livett’s Hill Coppice) is subject to an Area Tree Preservation Order (TPO). It is also a Site of nature Conservation Interest (SNCI). There is pre-existing urbanising development to the north. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South east Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge at Corfe Mullen. To prevent Development within this sub-parcel would not reduce the existing gap Medium 2 neighbouring towns between Merley and Wimborne. It would project beyond the western-most Contribution merging into one extent of the pre-existing built form at Merley and therefore would represent another. a significant narrowing of the gap between Merley and the large built-up area at Corfe Mullen. However, it would not reduce the existing gap between Merley and the large built-up area of the conurbation at Broadstone. To assist in The sub-parcel is close to the built-up area of Merley and is clearly High 3 safeguarding the associated with the countryside rather than the urban area. It is made up of Contribution countryside from agricultural fields and is rural in character. Development would, result in the encroachment loss of countryside,owever, the boundary provided by Merley Park Road would prevent further encroachment southwards. The western boundary is also well-established and reasonably permanent. This would limit further encroachment westwards. To preserve the Development within this sub-parcel would not affect the water meadow No 0 setting and special setting of the historic town of Wimborne Minster. Contribution character of historic towns.

Summary This parcel makes a Medium overall contribution to Green Belt purposes 6 Low

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Site Name Sub-Parcel 8 F Score

Essential Characteristics Openness The sub-parcel is predominantly affected by urbanising development in the Low form of permanent buildings and static caravans/cabins. Some areas are for touring units and tend to be open outside the main summer season, however there are permanent utility buildings (shower blocks and WCs) associated with these areas. Permanence The sub-parcel benefits from reasonably well-defined and permanent Medium boundaries, however they have evolved over time and not all correspond with features shown on the 1870-1900 OS map 1:2500. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South east Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge at Corfe Mullen. The sub-parcel is already affected by urbanising development. In addition, it is not adjacent to large built-up area of the Bournemouth / Poole conurbation and therefore does not restrict sprawl from the large built-up area. To prevent The sub-parcel projects beyond the western boundary of the built form of Low 1 neighbouring towns Merley and Merley Ways. Therefore, development on the sub-parcel would Contribution merging into one reduce the existing gap between Merley and the large built-up area of the another. conurbation at Corfe Mullen. However, the sub-parcel does not project westwards as far as sub-parcel 8e and is already affected by urbanising development. There is the possibility that alternative, larger scale development within the sub-parcel would visually reduce the existing gap but a substantial area of land would maintain a strategic separation. To assist in The sub-parcel is already affected by urbanising development, and while in Low 1 safeguarding the a rural location, does not in itself constitute countryside. It is surrounded by Contribution countryside from countryside on three sides. encroachment To preserve the Development within this sub-parcel would not form part of the water No 0 setting and special meadow setting of the historic town of Wimborne Minster. However, if Contribution character of historic development was higher than the existing single storey cabins/static towns. caravans, it could potentially be seen from the outskirts of Wimborne.

Summary This parcel makes a Low overall contribution to Green Belt purposes 3

Site Name Sub-Parcel 8 G Score Essential Characteristics Openness The sub-parcel consists of an open recreation area – possibly a former High pitch and putt site, with the remainder being woodland and a lake. Permanence Merley House Lane forms a well-defined and permanent boundary along High the eastern section of the southern edge and the A31 delineates the northern edge. The remainder of the sub-parcel is delineated by physical features that are present on the 1870-1900 OS map 1:2500. The woodland around Merley Pond is subject to an area Tree Preservation Order (TPO/12/00002/W1). NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South east Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge at Corfe Mullen. Poole Local Plan. Poole Green Belt Review. July 2017 43

To prevent Development within this sub-parcel would not reduce the existing gap Low 1 neighbouring towns between Merley and Wimborne. While it would marginally project beyond Contribution merging into one the western-most extent of the pre-existing built form at Merley (Merley another. Ways), it would not project further westward than the pre-existing urbanising development at Merley Park. Therefore, it would reduce the existing gap between Merley and the large built-up area of the conurbation at Corfe Mullen but a substantial area of land would maintain a strategic separation. Development in the sub-parcel would not reduce the existing gap between Merley and the large built-up area of the conurbation at Broadstone. To assist in The sub-parcel is made up of rough grassland, woodland and open water. Medium 2 safeguarding the It is therefore rural in character and can be termed as countryside. Contribution countryside from However, further encroachment to the east, south and north would be encroachment prevented by Merley House Lane and the A31. To preserve the Development within this sub-parcel would not form part of the water No 0 setting and special meadow setting of the historic town of Wimborne Minster. However, if Contribution character of historic development was higher than the existing single storey cabins/static towns. caravans, it could potentially be seen from the outskirts of Wimborne.

Summary This parcel makes a Medium overall contribution to Green Belt purposes 4 Overview 60. Sub parcel 8A, B and C and F could be developed without causing significant harm to the purposes of Green Belt. 61. In terms of Sub parcel 8F the openness of the sub-parcel is already compromised by urbanising development. This could be considered to be a previously developed site within the Green Belt. On this basis, the existing policy guidance in the NPPF could support redevelopment or infilling of this sub-parcel without it being removed from the Green Belt designation. 62. If sub parcels 8D, 8E and 8G were to be developed it would result in a loss of openness and areas of land clearly more related to countryside rather than the urban area. However, development of these parcels would unlikely harm to the overall strategic purposes of the South East Dorset Green Belt given the extent of Green Belt land beyond. Development on sub-parcels 8D and 8E would not bring the built edge of Merley any further south than its current most southerly extent; and therefore would not reduce the gap between Merley and the large built-up area at Broadstone. These sub-parcels do, however project further westwards towards the large built-up area at Corfe Mullen. Sub-parcel 8G sits between the development at Merley Ways and the pre-existing built form at Merley Park. Therefore, it can be considered that the openness of this sub-parcel does not have a strategic function in maintaining a gap between separate settlements.

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Parcel 9 - Farm Land north of Oakley Lane and south of A31 / River Stour (north of Merley). Figure 15 – Parcel 9 Location Plan (not to scale)

© Crown Copyright and database rights 2017. Ordnance Survey 100024248. Getmappingplc (2009 2012). Bluesky(2007).GeoInformation Group (2000 2005). 63. The original stage one assessment of this Parcel included areas to the north of the carriage drive. However, these areas should not have been considered as they fall within Flood Risk Zone 3. The stage 1 assessment methodology excluded FRZ 2 & 3 from consideration as development was precluded in these areas. Therefore, the Stage One Assessment has been revised to relate only to the area of the Parcel outside Flood Risk Zone 3.

Site Name Parcel 9 - Farm Land north of Oakley Lane and south of A31 / River Score Stour (north of Merley) Essential Characteristics Openness Open and undeveloped agricultural land. Currently grassland divided into High paddocks. Permanence Oakley Lane forms a well-defined boundary between the urban area of High Merley to the south and the agricultural fields. The carriage drive to Canford School from the Lodge to the west (and the associated the avenue of trees along it) forms a strong boundary. The former railway line forms a relatively permanent boundary to the west. The A31 also cuts through the parcel. NPPF Purposes To check the The parcel is not adjacent to large built-up area of the Bournemouth / No 0 unrestricted sprawl of Poole conurbation and therefore does not restrict sprawl from the large Contribution large built-up areas. built-up area. The parcel is adjacent to the settlement of Merley, which is in itself relatively close to the conurbation when considered in the context of the wider South east Dorset Green Belt. The parcel is open and rural in character. However, development in this parcel would represent an expansion of Merley northwards and would not extend the settlement towards the large built-up area. To prevent This parcel does not project out beyond the existing northern edge of the Medium 2 neighbouring towns built development at Merley Ways and therefore development within it Contribution merging into one would not narrow the existing gap between Merley and Wimborne Minster. another. However, visually there would be a loss of openness if this parcel were to Poole Local Plan. Poole Green Belt Review. July 2017 45

be developed. The built-edge of Merley would be brought closer and only a limited area of land would maintain the physical separation. The River Stour and its associated flood plans provide a linear landscape feature that can maintain permanent separation. To assist in The parcel is open and rural in character and development would Medium 2 safeguarding the represent encroachment into the countryside. However, the physical Contribution countryside from boundaries and features to the north of the parcel would prevent further encroachment. encroachment. To preserve the setting The parcel offers views towards the historic town of Wimborne Minster but Low 1 and special character does not form part of the water meadow setting. The physical presence of Contribution of historic towns. the A31 and the trees along the former carriageway causes a visual separation that limits the contribution made when the site is viewed from vantage points on the southern edge of Wimborne.

Status of adjacent land The area to the east, south of the A31and north of the River Stour in East Dorset District, is a Suitable Alternative Natural Greenspace. The area to the north of the A31, within EDDC administrative area is allocated for development as part of the South of Leigh Road New Neighbourhood and Sports Village. This area does not adjoin the parcel. See Policy WMC8 on pages 96 & 97 of Christchurch and East Dorset Adopted Local Plan Core Strategy (2014). Summary The parcel makes a Medium contribution to the purposes of Green Belt. 5 64. This parcel includes land that has been promoted for residential development. There are physical features within the parcel, which further subdivide the parcel. These features could each form a new boundary to the Green Belt so the impact of such changes needs to be assessed. 65. The assessment of those boundary features identified that the A31 is the most permanent boundary feature affecting the parcel. The former carriage drive is the second most permanent feature within the parcel. The other paddock boundaries and farm tracks are not considered to be of a permanent nature. The result is that two sub-parcels have been defined as shown in Figure 16. Figure 16 – Parcel 9 sub-parcels (not to scale)

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Sub-Parcel Analysis

Site Name Sub-Parcel 9 A Score Essential Characteristics Openness The parcel is open and free of any buildings High Permanence The A31 is a well-defined and permanent boundary along the south- High eastern edge of the parcel and the former carriage drive provides a strong permanent boundary to the north. The tree cover either side of the former railway track forms a strong and permanent boundary to the east. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / No 0 unrestricted sprawl of Poole conurbation and therefore does not restrict sprawl from the large Contribution large built-up areas. built-up area. The sub-parcel is close to the eastern edge of the Merley Ways development, but any development on this sub-parcel would be permanently restricted by the A31 and the former carriage drive to the north. This also marks the southern extent of the Flood Risk Zone 3. To prevent Development within this sub-parcel would not project beyond the northern- Medium 2 neighbouring towns most extent of the pre-existing built form at Merley Ways. In addition, the Contribution merging into one flood risk zone to the north will permanently maintain the gap between another. Merley Ways and Wimborne to the north. However, visually there would be a loss of openness if this parcel were to be developed. The built-edge of Merley would be brought closer and only a limited area of land would maintain the physical separation. To assist in The sub-parcel is an open agricultural field. It has a rural character and Medium 2 safeguarding the can easily be identified as countryside. Development would therefore Contribution countryside from represent encroachment into the countryside. However, the parcel is encroachment relatively small and any further encroachment would be limited by the A31, the former Carriage Drive and the flood risk zone to the north. To preserve the Development within this sub-parcel would not be any closer to the Low 1 setting and special southern edge of Wimborne Minster than the pre-existing built form at Contribution character of historic Merley Ways. The sub-parcel does not form part of the water meadow towns. setting of the historic town of Wimborne Minster, however it does offer views towards the eastern suburbs of the historic town (St Johns and Leigh) and the land rising to the north (Colehill). The physical presence of the trees along the former carriageway causes a visual separation that limits the contribution made when the site is viewed from vantage points on the southern edge of Wimborne.

Summary The parcel makes a Medium contribution to the purposes of Green Belt. 5

Site Name Sub-Parcel 9 B Score Essential Characteristics Openness The parcel is open and free of any buildings. High Permanence The A31 is a well-defined and permanent boundary along the north- High western edge of the parcel and the former carriage drive provides a strong permanent boundary to the north. The boundaries to the east and south follow the line of the larger parcel. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / No 0 unrestricted sprawl of Poole conurbation and therefore does not restrict sprawl from the large Contribution large built-up areas. built-up area. The sub-parcel is, however, adjacent to the settlement of Merley and the hamlet of Oakley. It is open and rural in character. Development in this parcel would represent an expansion of Merley into Poole Local Plan. Poole Green Belt Review. July 2017 47

countryside. However, this is not part of the large built-up area and any further sprawl would be prevented by the River Stour. To prevent Development of this parcel would not result in a significant extension of Medium 2 neighbouring towns built form beyond the northern-most extent of the pre-existing built form at Contribution merging into one Merley Ways. The Stour River flood plain would prevent the loss of the another. remaining gap between Merley Ways / Merley and Wimborne Minster to the north. However, visually there would be a loss of openness if this parcel were to be developed. The built-edge of Merley would be brought closer and only a limited area of land would maintain the physical separation. To assist in The sub-parcel is made up of open agricultural paddocks. It has a rural Medium 2 safeguarding the character and can easily be identified as countryside. Development would Contribution countryside from therefore represent encroachment into the countryside. However, the sub- encroachment parcel immediately abuts some back gardens of residential properties in Oakley and is affected visually by the built form of Merley to the south. Further encroachment to the north would be limited by the former carriage drive and prevented by the floodplain of the River Stour. To preserve the The sub-parcel can be seen from some south and eastern areas of Low 1 setting and special Wimborne. The sub-parcel does not form part of the water meadow setting Contribution character of historic of the historic town of Wimborne Minster, however in the higher land in the towns. southern portion, it does offer views towards Colehill on the eastern side of the historic town. The physical presence of the trees along the former carriageway causes a visual separation that limits the contribution made when the site is viewed from vantage points on the southern edge of Wimborne.

Summary The parcel makes a Medium contribution to the purposes of Green Belt. 5 Overview 66. Sub parcel 9A could be developed without causing significant strategic harm to the purposes of Green Belt. The development would not project out beyond the existing northern extent of Merley Ways. The former carriage drive, which also demarcates the southern edge of the flood risk area associated with the River Stour floodplain, would form a strong and permanent boundary to the Green Belt on the northern edge. The same applies to Sub parcel 9B, which could be developed without causing significant harm to the purposes of Green Belt. The development would not project out beyond the existing northern extent of Merley Ways. The former carriage drive, which also demarcates the southern edge of the flood risk area associated with the River Stour floodplain, would form a strong and permanent boundary to the Green Belt on the northern edge.

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Parcel 10 - Tract of land north of A341 Magna Road to east of Merley including Canford School and the Hamworthy Club Figure 17 - Parcel 10 - Location Plan (not to scale)

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Site Name Parcel 10 - Tract of land north of A341 Magna Road to east of Merley Score including Canford School and the Hamworthy Club Essential Characteristics Openness In terms of built form, the school buildings in the north and west of the Medium parcel together with the Hamworthy Club compromise openness but the open areas remain the dominant feature. The formal recreation areas, which include rugby and football pitches to the south, together with the parkland areas associated with the school retain significant areas that are undeveloped. This includes the pitches that form part of the Hamworthy Club facilities.

Permanence A341 forms a strong boundary to the south as does the River Stour High immediately to the north. The transition from the golf course to the east is delineated by the physical boundary of Moortown Drive. The western edge is defined by Canford Lane. NPPF Purposes To check the The parcel is adjacent to the built-up area of Canford Magna and Merley Low 1 unrestricted sprawl of positioned between the settlement and the large built-up area of the Contribution large built-up areas. conurbation. While the parcel is not adjacent to large built-up area, when it is considered as part of the wider South East Dorset Green Belt, it is relatively close to its outer edge at Bearwood. To prevent With the exception of the existing Canford School buildings on the very Medium 2 neighbouring towns northern edge of this parcel, the parcel does not form part of the gap Contribution merging into one between Merley/Canford Magna and Wimborne. Development on this another. parcel would reduce the existing gap between Merley and Bearwood (part of the large built-up area) but the golf course and agricultural fields to the east will maintain an element of open land that will maintain the physical and visual separation between the two settlements. To assist in The parcel is predominantly open and relates to the countryside more than Medium 2 safeguarding the the settlement of Merley. The parcel is immediately adjacent to the urban Contribution countryside from area of Canford Magna / Merley and therefore prevents the eastward encroachment. expansion of the settlement. The openness, particularly of the north and western portions are already compromised to some extent by urbanising development within them. To preserve the setting The sub-parcel can be seen from some south and eastern areas of Low 1 and special character Wimborne. The buildings of Canford School, on the very northern edge of Contribution of historic towns. this parcel, are situated on the very edge of the Stour Floodplain and can be seen clearly across the water meadows from the north. However, the land to the south does not form part of the setting of the historic town Wimborne Minster.

Status of adjacent land The land to the north of the school buildings is also within the Green Belt but falls within the Stour Valley flood plain and is therefore likely to remain free of development. With the exception of the Hamworthy Sports Club, the parcel forms part of the setting for the historic Canford School and is protected in part by a Conservation Area designation. Summary The parcel makes a Medium contribution to Green Belt purposes. 6 67. This parcel includes land that has been promoted for development as part of the public consultation on the Issues and Options. As part of this promotion, changes to the Green Belt boundary have been suggested. Therefore, a more detailed examination of this parcel is needed, together with an assessment of potential alternative boundaries. 68. Using the most obvious and well-established boundaries, it was possible to subdivide the larger parcel into 5 smaller sub-parcels. These sub-parcels are illustrated in Figure 18.

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Figure 18 Parcel 10 Sub-Parcels (not to scale)

Sub-Parcel Analysis

Site Name Sub-Parcel 10 A Score Essential Characteristics Openness The parcel is affected by some urbanising development in the form of the Medium main school buildings associated with Canford School plus ancillary structures and boarding houses. However these buildings are dispersed within extensive grounds, the majority of which remains open and free of development. Permanence The stream along the southern edge is a well-defined and reasonably Medium permanent boundary that follows the same line as shown on the Ordnance Survey Map 1870 – 1900 1:2500. Flood Risk Zones 2 & 3 also follow the line of the stream. The western boundary follows the adopted highway of Canford Magna road and the northern boundary follows the bank of the River Stour; both of which are clear physical features that form permanent boundaries. However, the eastern boundary of the sub-parcel lacks the same level of definition and is significantly less clear and permanent than the western edge, which is also the current Green Belt boundary. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but is adjacent to the built-up area of Canford Magna and Contribution large built-up areas. Merley. It is positioned between the settlement and the large built-up area of

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the conurbation and when considered as part of the wider South East Dorset Green Belt, it is relatively close to its outer edge at Bearwood. As such it has a limited role in restricting sprawl from the large built-up area. To prevent Development within this sub-parcel would project beyond the eastern-most Medium 2 neighbouring towns extent of the pre-existing built form at Canford and Merley. It will, therefore Contribution merging into one reduce the existing gap between Merley/Canford and the large built-up area another. at Bearwood. However, there will still be a substantial area of open land to the east that would maintain the gap. In addition, the flood risk zone to the north will permanently maintain the gap between The sub-parcel and Wimborne to the north and Ferndown to the north-east. To assist in The sub-parcel consists of school buildings and former parkland that it now Medium 2 safeguarding the used for amenity and sport. It has a rural character and can easily be Contribution countryside from identified as countryside. Development would therefore represent encroachment encroachment into the countryside. However, there is a lack of a strong permanent boundary to the east to prevent further encroachment into the countryside to the east. To preserve the Exiting built form occupies the most northerly section of the sub-parcel Low 1 setting and special which is closest to the southern edge of Wimborne Minster. Development Contribution character of historic within this sub-parcel would not be any closer project beyond that the pre- towns. existing built form or the housing development at Merley Ways. The sub- parcel does not form part of the water meadow setting of the historic town of Wimborne Minster, however it does offer views towards the eastern suburbs of the historic town (St Johns and Leigh) and the land rising to the north (Colehill).

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 10 B Score Essential Characteristics Openness There is a small amount of urbanising development in the north-east corner High of the sub-parcel. This is in the form of a sports pavilion building plus parking in association with Canford School. The majority of the sub-parcel is open and free of built development but does include an all-weather sports pitch / tennis courts. The remainder of the sub-parcel is open and used as a sports field. Permanence The stream along the northern edge is a well-defined and reasonably High permanent boundary that follows the same line as shown on the Ordnance Survey Map 1870 – 1900 1:2500. A metalled access road also follows this line. The western boundary follows the clear physical feature of the former carriage drive to Canford School, which also marks the boundary to the buildings that sit outside of the Green Belt designation. The eastern boundary of the sub-parcel follows line that appears as a feint field boundary feature on the Ordnance Survey Map 1870 – 1900 1:2500 that by the 1920s had become a new carriage drive to the main house at Canford Magna. Although no longer used to access the school, the line of the drive way is now well-established and is reinforced by a belt of woodland that is protected by an area TPO. The southern boundary follows the route of a Public Right of Way, on a well-established historical line. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but is adjacent to the built-up area of Canford Magna and Contribution large built-up areas. Merley. It is positioned between the settlement and the large built-up area of the conurbation and when considered as part of the wider South East

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Dorset Green Belt, it is relatively close to its outer edge at Bearwood. As such it has a limited role in restricting sprawl from the large built-up area. To prevent Development within this sub-parcel would project beyond the eastern-most Medium 2 neighbouring towns extent of the pre-existing built form at Canford and Merley. It will, therefore Contribution merging into one reduce the existing gap between Merley/Canford and the large built-up area another. at Bearwood. However, there will still be a substantial area of open land to the east that would maintain the gap. To assist in The sub-parcel consists of former parkland that is now used for sport. It has High 3 safeguarding the a rural character and can easily be identified as countryside. Development Contribution countryside from would therefore represent encroachment into the countryside. There is also encroachment a lack of a strong permanent boundary to the east to prevent further encroachment into the countryside. To preserve the The sub-parcel does not form part of the water meadow setting of the No 0 setting and special historic town of Wimborne Minster. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 10 C Score Essential Characteristics Openness The sub-parcel is predominantly open. There is one permanent building (South High Lodge), which is located in the south-east corner close to Magna Road. Within this sub-parcel but there is an all-weather pitch with floodlighting. There is what appears to be an obstacle course immediately adjacent to the all-weather pitch. The remainder of the sub-parcel is laid to grass. Permanence The western boundary follows the adopted highway of Canford Magna road and the High sub-parcel is bounded to the south by Magna Road (A341) The footpath along the northern edge follows the well-defined and reasonably permanent curtilage boundary of the buildings (part of Canford School) that are situated outside of the Green Belt designation. To the east, a metalled access road follows the clear physical feature of the former carriage drive to Canford School, which runs northwards from South Lodge. The trees to either side are protected by an area TPO. All of these features follow lines that appear on the Ordnance Survey Map 1870 – 1900 1:2500. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Poole Low 1 unrestricted conurbation but is adjacent to the built-up area of Canford Magna and Merley. It is Contribution sprawl of positioned between the settlement and the large built-up area of the conurbation and large built-up when considered as part of the wider South East Dorset Green Belt, it is relatively areas. close to its outer edge of the conurbation at Bearwood. As such it has a limited role in restricting sprawl from the large built-up area. To prevent Development within this sub-parcel would not project beyond the eastern and Low 1 neighbouring southern-most extent of the pre-existing built form at Canford and Merley. It would Contribution towns not, therefore, reduce the existing gap between Merley/Canford and the large built- merging into up area at Bearwood. There would, be a perceived reduction in the gap as one another. development would be more visible from the A341 Magna Road. Development on the sub-parcel would not affect the gap between Merley and Wimborne. To assist in The sub-parcel consists of former pasture that is now used for sport. It has a rural High 3 safeguarding character and can easily be identified as countryside. Development would therefore Contribution the represent encroachment into the countryside. There is, however, a reasonably countryside permanent boundary to the east (the drive from South Lodge) to help prevent further from encroachment into the countryside. encroachment

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To preserve The sub-parcel does not form part of the water meadow setting of the historic town of No 0 the setting Wimborne Minster. Contribution and special character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 5

Site Name Sub-Parcel 10 D Score Essential Characteristics Openness There is no urbanising development in the sub-parcel. The sub-parcel is High open and used as a sports field. Permanence The stream along the northern edge is a well-defined and reasonably High permanent boundary that follows the same line as shown on the Ordnance Survey Map 1870 – 1900 1:2500. A metalled access road also follows this line. The western boundary follows the clear physical feature of the former carriage drive to Canford School, which also marks the boundary to the buildings that sit outside of the Green Belt designation. The eastern boundary of the sub-parcel follows line that appears as a feint field boundary feature on the Ordnance Survey Map 1870 – 1900 1:2500 but in the 1920s was a new carriage drive to the main house at Canford Magna. Although no longer used to access the school, the line of the drive way is now well-established and is reinforced by a belt of woodland that is protected by an area TPO. The southern boundary follows the route of a Public Right of Way, on a well-established historical line. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but is very close to the built-up area of Canford Magna Contribution large built-up areas. and Merley. It is positioned between the settlement and the large built-up area of the conurbation and when considered as part of the wider South East Dorset Green Belt, it is relatively close to its outer edge of the conurbation at Bearwood. As such it has a limited role in restricting sprawl from the large built-up area. To prevent Development within this sub-parcel would project beyond the eastern-most Medium 2 neighbouring towns extent of the pre-existing built form at Canford and Merley. It will, therefore Contribution merging into one reduce the existing gap between Merley/Canford and the large built-up another. area at Bearwood. There would be a limited area of open land to the east to maintain the an element of physical separation. To assist in The sub-parcel consists of former parkland that it now used for sport. It has High 3 safeguarding the a rural character and can easily be identified as countryside. Development Contribution countryside from would therefore represent encroachment into the countryside. There is no encroachment strong and permanent boundary to prevent further encroachment to the east. To preserve the The sub-parcel does not form part of the water meadow setting of the No 0 setting and special historic town of Wimborne Minster. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

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Site Name Sub-Parcel 10 E Score Essential Characteristics Openness There is an element of urbanising development in this triangular shaped Medium sub-parcel but the majority of the area is open and used as a private recreation ground. This includes the Hamworthy sports pavilion / clubhouse with associated car park, playing field and 9-hole golf course. There is a pair of semi-detached cottages in the far south-east corner of the sub-parcel. The majority of the sub-parcel is open and free of built development. Permanence The southern boundary is permanently defined by the A341 Magna Road. High A private access road runs along part of the north-eastern edge of the sub- parcel and is a well-defined and reasonably permanent. However, the surfacing does not extend beyond the housing complex at Moortown Farm although the former line of the drive can still be traced on the ground where it runs through Moortown Coppice, which is protected by an area TPO. (Canford School ref 92 1976) and is a designated Site of Nature Conservation Interest (SNCI) – Moortown Copse SNCI NC1/13. The western boundary follows a wooded boundary feature that is shown on the Ordnance Survey Map 1870 – 1900 1:2500. The trees are protected by a TPO and it is a part of the Moortown Copse SNCI NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South East Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge. As the parcel is positioned between the settlement of Canford Magna and Merley and the large built-up area of the conurbation, it has a limited role in restricting sprawl from the large built-up area. To prevent Development within this sub-parcel would project beyond the eastern-most Medium 2 neighbouring towns extent of the pre-existing built form at Canford and Merley. It would, Contribution merging into one therefore reduce the existing gap between Merley/Canford and the large another. built-up area at Bearwood. There would be only a limited area of open land to the east, some of which is compromised by urbanising development, to maintain an element of physical separation. To assist in That is some urbanising development but the majority of the sub-parcel Medium 2 safeguarding the consists of open land used for sport. It has a rural character and can easily Contribution countryside from be identified as countryside. Development would therefore represent encroachment encroachment into the countryside. However, Moortown Drive provides a reasonably strong and permanent boundary to the east; and there is a former drive to the northwest; that would help prevent further encroachment into the countryside. To preserve the The sub-parcel does not form part of the water meadow setting of the No 0 setting and special historic town of Wimborne Minster. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6 Overview 69. Despite containing some urbanising development, sub-parcel 10 A scores well for the purposes of Green Belt. While the school buildings form an element of urbanising development, these form part of the setting to the historic town of Wimborne Minster. In addition, there is no clear and readily recognisable boundary that could be used as a robust

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and permanent boundary between the open parkland areas and the main school buildings. It appears that the house was designed to be viewed from the south within its parkland setting, without physical or visual interruption. The southern boundary of this sub-parcel runs along the relatively permanent line of a stream. However, streams can dry up or be culverted so even this boundary is not as robust as the existing boundary to the Green Belt where it runs along Canford Magna road. This is a public highway that follows a historic route and that is maintainable at public expense. 70. As stated above, part of sub-parcel 10A, comprises urbanising development. This element of the sub-parcel can be considered to be a previously developed site within the Green Belt and the existing policy guidance in the NPPF could support redevelopment or infilling in these areas without it being removed from the Green Belt designation.

71. On the eastern flank, the former carriage drive shown on the Ordnance Survey Map 1870 – 1900 1:2500 can still be traced on the ground and is marked an un-metalled path / track. The northern end within the school campus area is actually hard-surfaced. However, school related development has already taken place beyond this line in the form of a boarding house and a climbing tower. This suggests that this feature would not be effective as a new Green Belt boundary. The new fence line around the boarding house does not follow an historic permanent feature but is well-defined. 72. The remaining sub-parcels also score highly in terms of meeting the purposes of Green Belt. The existing Green Belt boundary is more readily recognisable and more permanent than any alternatives considered.

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Parcel 11 - Tract of land north of A341 Magna Road between Merley and Bearwood, south of River Stour floodplain. Figure 19 - Parcel 11 Location Plan (not to scale)

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Site Name Parcel 11 - Tract of land north of A341 Magna Road between Merley Score and Bearwood, south of River Stour floodplain Essential Characteristics Openness In terms of built form, the openness of the parcel is mixed with sporadic High development at the Canford Garden Centre, the Canford Business Park (commercial uses), the golf club house and the residential houses, cottages and converted farm buildings around Moortown Farmhouse. However a large part of the parcel is made up of the open Golf Course areas. Permanence A341 forms a strong boundary to the south with the River Stour to the Medium north. The transition from the farmland to the east is not so obvious, as there is a change in character and land management rather than any delineation with a strong physical barrier. The western boundary follows the physical line of Moortown Drive. NPPF Purposes To check the The parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South East Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge. As the parcel is positioned between the settlement of Canford Magna and Merley and the large built-up area of the conurbation, it has a limited role in restricting sprawl from the large built-up area.. To prevent The parcel forms part of the existing gap between Merley and the large Medium 2 neighbouring towns built-up area at Bearwood. Development within the parcel would Contribution merging into one substantially reduce this gap although there would be some open land another. remaining to either side. To assist in The parcel is separated from Canford Magna and Merley by formal playing High 3 safeguarding the fields and sports pitches. The parcel is predominantly open and rural in Contribution countryside from character and relates to the countryside rather than the urban area of encroachment. Merley/Canford Magna. Development within the parcel would be encroachment into the countryside. To preserve the setting The parcel does not extend beyond the existing built line of Canford Low 1 and special character School but does sit adjacent to the Stour River floodplain and Contribution of historic towns. development within the parcel would have a limited impact upon the water meadow setting of Wimborne Minster.

73. The eastern section of this parcel contains land that has been promoted for development. Although no change to the GB boundary is required to better meet the characteristics and purposes of the Green Belt – the eastern boundary of this parcel will be looked at to assess if a more permanent boundary line could be drawn. 74. This analysis suggested that the larger parcel could be subdivided as shown in the plan below.

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Analysis of sub-parcels Figure 20: Parcel 11 Sub-Parcels (South) (not to scale)

Site Name Sub-Parcel 11 A Score Essential Characteristics Openness Two thirds of the parcel is covered by built form but there is still some open Low land around the buildings. Permanence The A341 is a well-defined and permanent boundary along the southern High edge and there are protected individual trees along the Magna Road frontage (TPO 198 Magna Road). The protected area of woodland (TPO 53) provides a strong and reasonably permanent boundary around the northern and western edges of the sub-parcel. The boundary to the east follows the line of the larger parcel and is delineated by a hedgerow that existed on the 1870-1890 OS map and may be subject to protection under the Hedgerow Regulations. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South East Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge. As the parcel is positioned between the settlement of Canford Magna and Merley and the large built-up area of the conurbation, it has a limited role in restricting sprawl from the large built-up area – even though.the sub-parcel is affected by urbanising development.

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To prevent Development of this parcel would not result in an extension of the built form Low 1 neighbouring towns of either the large built-up area at Bearwood or the separate settlement of Contribution merging into one Merley. An intensification of development on this site could result in a another. perceived loss of openness and therefore a slight narrowing of the gap. There would, however be a substantial area of land to either side that would maintain a strategic separation. To assist in The openness of the sub-parcel is compromised by urbanising Low 1 safeguarding the development within it. Contribution countryside from encroachment To preserve the The sub-parcel does not form part of the water meadow setting of the No 0 setting and special historic town of Wimborne Minster. Contribution character of historic towns.

Summary The parcel makes a Low contribution to Green Belt purposes. 3

Site Name Sub-Parcel 11 B Score Essential Characteristics Openness The sub-parcel is rural in character but is affected by grouped buildings Medium with open land between them. Permanence Moortown Drive forms a moderately permanent boundary along the Medium southern-western edge of the sub-parcel. The boundary to the east follows the line of the protected woodland belt that existed on the 1870-1890 OS map. The northern boundary is less well defined and lacks permanent physical features. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South East Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge. As the parcel is positioned between the settlement of Canford Magna and Merley and the large built-up area of the conurbation, it has a limited role in restricting sprawl from the large built-up area The sub-parcel is also affected by some urbanising development. To prevent Development of this parcel would not result in an extension of the built Low 1 neighbouring towns form of either the large built-up area at Bearwood or the separate Contribution merging into one settlement of Merley. An intensification of development on this site could another. result in a perceived loss of openness and therefore a slight narrowing of the gap. There would, however be a substantial area of land to either side that would maintain a strategic separation. To assist in The sub-parcel is mixed in character and contains some built form and Medium 2 safeguarding the associated garden areas plus some open paddocks. Development on the Contribution countryside from parcel would represent some encroachment into the countryside. encroachment To preserve the The sub-parcel does not form part of the water meadow setting of the No 0 setting and special historic town of Wimborne Minster. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 4

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Site Name Sub-Parcel 11 C Score Essential Characteristics Openness The site is very open and largely free of built form. There is a small High building associated with the former golf course use of the land. Permanence Knighton Lane is a well-defined and permanent boundary along the High northern edge of the sub-parcel and a protected area of woodland (TPO 92 Canford School) provides a strong and reasonably permanent boundary to the western edge of the sub-parcel. The boundary to the east follows the line of a hedgerow that existed on the 1870-1890 OS map, which may be subject to protection under the Hedgerow Regulations. The southern boundary is, in part, defined by a protected tree belt but the boundary with sub-parcel 11b is less well defined. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South East Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge. As the parcel is positioned between the settlement of Canford Magna and Merley and the large built-up area of the conurbation, it has a limited role in restricting sprawl from the large built-up area. To prevent Development of this parcel would not result in an extension of the built Medium 2 neighbouring towns form of either the large built-up area at Bearwood or the separate Contribution merging into one settlement of Merley. However, the development on the parcel would result another. in a loss of openness within the existing gap. There would be only a limited area of land to either side to maintain an element of physical separation. To assist in The sub-parcel is open and rural in character but has a degree of High 3 safeguarding the separation from the edge of the large built-up area. Development on the Contribution countryside from parcel would represent significant encroachment into the countryside. encroachment To preserve the The sub-parcel does not form part of the water meadow setting of the No 0 setting and special historic town of Wimborne Minster. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 11 D Score Essential Characteristics Openness The sub-parcel is open and free of any built form. High Permanence Knighton Lane forms a well-defined and permanent boundary along the Medium southern edge. The northern boundary follows the line of a former River Cliff with a drain on the northern edge. The western boundary follows an old field boundary line that is currently marked by a golfers’ track. All of these features existed on the 1870-1890 OS map. The boundary to the east follows a fence line that did not fully exist on the 1870-1890 OS map. NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South East Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge. As the parcel is positioned between the settlement of Canford Magna and Merley and the large built-up area of the conurbation, it has a limited role in restricting sprawl from the large built-up area. To prevent Development of this parcel would not result in an extension of the built Medium 2

Poole Local Plan. Poole Green Belt Review. July 2017 61 neighbouring towns form of either the large built-up area at Bearwood or the separate Contribution merging into one settlement of Merley. However, the development on the parcel would result another. in a loss of openness within the existing gap and there would be only a limited area of land to either side to maintain an element of physical separation. Development on the sub-parcel would project the built-edge of the conurbation further to the north, and given the open views northwards, it is likely to reduce the visual and perceived gap between the conurbation and the settlement of Ferndown. Notwithstanding this impact, a substantial area of open land would remain. To assist in The sub-parcel is open and rural in character. Development on the parcel High 3 safeguarding the would represent significant encroachment into the countryside. However, Contribution countryside from the River Stour floodplain would prevent further encroachment to the north. encroachment To preserve the The sub-parcel does not form part of the water meadow setting of the No 0 setting and special historic town of Wimborne Minster. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Figure 21: Parcel 11 Sub-Parcels (North) (not to scale)

Site Name Sub-Parcel 11 E Score Essential Characteristics Openness The sub-parcel is predominantly open and free of built development. High However the former golf course Club House is located in the very north of the sub-parcel but does not compromise the overall openness.

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Permanence The edges of the sub-parcel are delineated by features that existed on the High 1870-1890 OS map. The western boundary follows the metalled access road to the former Golf Course Clubhouse. Part of this is also a public bridleway. The northern and western boundary follows the line of the Canford School Area Tree Preservation Order (TPO) NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South East Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge. As the parcel is positioned between the settlement of Canford Magna and Merley and the large built-up area of the conurbation, it has a limited role in restricting sprawl from the large built-up area. The sub-parcel is also affected by a small amount of urbanising development. To prevent Development of this parcel would not result in an extension of the built Medium 2 neighbouring towns form of either the large built-up area at Bearwood or the separate Contribution merging into one settlement of Merley. However, development of this parcel would reduce another. the openness of the existing gap and there would be only a limited area of land to either side to maintain an element of physical separation. Development on the sub-parcel would also project the built-edge of the conurbation further to the north, and given the open views northwards, it is likely to reduce the visual and perceived gap between the conurbation and the settlement of Ferndown. Notwithstanding this impact, a substantial area of open land would remain. To assist in The sub-parcel is open and is largely free of any built form. Development High 3 safeguarding the on the parcel would represent encroachment into the countryside. Contribution countryside from However, the floodplain of the River Stour would prevent further encroachment encroachment to the south and Knighton Lane forms a reasonably strong and permanent boundary to the south. To preserve the The sub-parcel does not form part of the water meadow setting of the No 0 setting and special historic town of Wimborne Minster. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 11 F Score Essential Characteristics Openness The sub-parcel is completely open and free of built development. High Permanence The edges of the sub-parcel are delineated by features that existed on the High 1870-1890 OS map, with the exception of the continued line of Moortown Drive along the western boundary. The eastern boundary, in part, follows the metalled access road to the former Golf Course Clubhouse. To the north of the turning off to the Club House, the boundary follows the line of a former carriage drive to Canford Manor. These are not subject to any protection as rights of way. All (eligible) trees within this sub parcel are protected by TPO 92 Canford School (1976) NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South East Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge. As the parcel is positioned between the settlement of Canford Magna and Merley and the large built-up area of the conurbation, it has a limited role in restricting sprawl from the large built-up area.

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To prevent Development within this sub-parcel would project beyond the eastern-most Medium 2 neighbouring towns extent of the pre-existing built form at Canford and Merley. It will, therefore Contribution merging into one reduce the existing gap between Merley/Canford and the large built-up another. area at Bearwood. There would be a limited area of open land to the east to maintain the an element of physical separation. To assist in The sub-parcel consists of former parkland that was until recently used as High 3 safeguarding the a golf course. It has a rural character and can easily be identified as Contribution countryside from countryside. Development would therefore represent encroachment into encroachment the countryside. There is no strong and permanent boundary to prevent further encroachment to the east. To preserve the The sub-parcel does not form part of the water meadow setting of the No 0 setting and special historic town of Wimborne Minster. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 11 G Score Essential Characteristics Openness The sub-parcel is largely open and but does have limited built development High in the east and south, which comprises of the car park for the former Golf Club House and Park Cottages.. Permanence The edges of the sub-parcel are delineated by features that existed on the High 1870-1890 OS map, with the exception of the irregular line of the Flood Risk Zones 2 & 3. This comprises the north east boundary. The southern boundary follows the metalled access road to the former Golf Course Clubhouse. The western boundary follows the line of a former carriage drive to Canford Manor. This is not subject to any protection as a right of way. The majority of the (eligible) trees within this sub parcel are protected by TPO 92 Canford School (1976) NPPF Purposes To check the The sub-parcel is not adjacent to large built-up area of the Bournemouth / Low 1 unrestricted sprawl of Poole conurbation but when considered as part of the wider South East Contribution large built-up areas. Dorset Green Belt, it is relatively close to its outer edge. As the parcel is positioned between the settlement of Canford Magna and Merley and the large built-up area of the conurbation, it has a limited role in restricting sprawl from the large built-up area. To prevent Development of this parcel would not result in an extension of the built Medium 2 neighbouring towns form of the large built-up area at Bearwood but is close to the separate Contribution merging into one settlement of Merley. It would not result in the complete loss of openness. another. A substantial area of open land would maintain a strategic separation. To assist in The sub-parcel is mainly open and free of any built form. Development on High 3 safeguarding the the parcel would represent a significant intensification of urbanising Contribution countryside from development and as such, would be an encroachment into the countryside. encroachment The floodplain of the River Stour would, however, prevent further encroachment. To preserve the The sub-parcel site is close to the water meadow setting of the historic Low 1 setting and special town of Wimborne Minster. Contribution character of historic towns.

Summary The parcel makes a High / Medium contribution to Green Belt purposes. 7

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Overview 75. Sub parcel 11A could be developed without causing significant harm to the purposes of Green Belt. The openness of the sub-parcel is already compromised by urbanising development. This is, in fact, a previously developed site within the Green Belt. On this basis, the existing policy guidance in the NPPF would support redevelopment or infilling of this sub-parcel without it being removed from the Green Belt designation. 76. If sub parcels 11B – 11G were to be developed, it would likely cause some harm to the purposes of Green Belt. There is no existing boundary within the wider parcel that would form a suitably robust permanent alternative boundary to the Green Belt.

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Parcel 12 - Tract of land north of A341 Magna Road between Merley and Bearwood East of Moortown Farmhouse Figure 22 - Parcel 12 Location Plan (not to scale)

Site Name Parcel 12 - Tract of land north of A341 Magna Road between Merley Score and Bearwood East of Moortown Farmhouse Essential Characteristics Openness The parcel consists of large open undulating agricultural fields with little in High the way of urbanising development. Built form is limited to grouped buildings located in the north of the parcel, well away from the urban edge. These are located around Knighton Farm and include the Farmhouse, outbuildings and associated cottages. The buildings are used for residential, agricultural and commercial purposes. Two overhead HV power lines (on pylons) cross the eastern half of the parcel. Permanence The land to the north is within Flood Risk Zone 3 (FRZ3) but there is no Medium strong physical boundary to mark the edge of the Flood Risk Area. There is a lane with hedgerows on either side running east from Knighton that forms a reasonably permanent physical boundary. The southern boundary is clearly delineated by the A341 Magna Road. A ribbon of housing along the northern side of the Magna Road backs onto the parcel but there is a strong and well-defined boundary between the gardens and the agricultural fields. There are no ‘fringe’ activities on the edge. The western boundary with the garden centre is marked by a hedgerow, which extends northwards along the eastern edge of the Golf Course but beyond that the boundary becomes indistinct.

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Purposes - NPPF To check the The parcel is immediately adjacent to the large built-up area at Bearwood. High 3 unrestricted sprawl of It is open and rural in character. There is already an element of sprawl Contribution large built-up areas. (ribbon development) along the southern boundary of the parcel and development would intensify and represent a significant expansion of the large built-up area into the countryside and there is no obvious physical landscape feature to restrict further expansion to the west. However, the south eastern portion of the parcel (east of Knighton Lane) would not project out beyond the existing western edge of Bearwood to the south of Magna Road. It is noted also that the land to the north of the parcel is a flood zone that would provide a level of restriction to a sprawl of the built up area. To prevent Development of this parcel would result in a significant narrowing of the Medium 2 neighbouring towns physical gap between the western edge of the large built-up area at Contribution merging into one Bearwood and the settlement of Merley / Canford Magna. The openness another. of the remainder of this gap is compromised by the urbanising development that already exists at Canford Garden Centre and Canford Business Park. Development of this parcel would not result in any perception of the narrowing of the gap between the large built-up area and Wimborne. To assist in The parcel is immediately adjacent to the large built-up area at Bearwood. High 3 safeguarding the It is open and rural in character and lacks urbanising development. Contribution countryside from Development would represent an encroachment into the countryside. encroachment. However, the south eastern portion of the parcel (east of Knighton Lane) would not project out beyond the existing western edge of Bearwood to the south of Magna Road. There is no strong permanent boundary along the western edge to prevent further encroachment in that direction. To preserve the setting The parcel does not form part of the immediate water meadow setting of No 0 and special character the historic town of Wimborne. Contribution of historic towns.

Status of adjacent land The agricultural land to the north is also within the Green Belt but falls within the Stour Valley flood plain and is therefore likely to remain free of development. There are some large horticultural and agricultural establishments to the north of the river in East Dorset at Hampreston and Little Canford. These have the potential to grow further but the river Stour remains a significant and permanent barrier to further expansion southwards towards Poole. The Christchurch and East Dorset Local Plan Part 1 Core Strategy includes an allocation for a new neighbourhood and a possible SANG (Suitable Alternative Natural Greenspace) on the south western edge of West Parley at Holmwood House and Coppins. Summary This parcel of land makes a High/Medium contribution to the purposes of Green 8 Belt.

77. This parcel includes land that has been promoted for residential development. There are physical features within the parcel, which further subdivide it. These features could potentially form a new boundary to the Green Belt so the impact of such changes needed to be assessed. 78. This analysis suggested that the larger parcel could be subdivided as shown in the plan below.

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Figure 23 - Parcel 12 Sub-parcels (not to scale)

Site Name Sub-Parcel 12 A Score Essential Characteristics Openness The parcel is open and free of any buildings. However two High Voltage High Power Lines cross the site and there are electricity pylons within the sub- parcel. Permanence Knighton Lane is a well-defined and permanent boundary along the High western edge of the parcel and there is a clear demarcation between the back gardens of the residential properties along Magna Road to the south and Wood Lane to the east. The former river cliff and woodland of Bear Wood forms the eastern boundary to the north of this and has some protection as an SNCI. The northern boundary is only marked by an unmade farm track, post and wire fencing and some hedgerow. However it as the potential to be made more permanent by extending the hedgerow planting. NPPF Purposes To check the The parcel is immediately adjacent to the large built-up area of the Medium 2 unrestricted sprawl of conurbation at Bearwood and there is a clear and strong differentiation Contribution large built-up areas. between rural and urban. However, there is an element of urban sprawl (ribbon development) along the southern of the sub-parcel. If this sub- parcel was to be developed, the built form would not extend further beyond this pre-existing development and further sprawl would be restricted by the permanent boundary of Knighton Lane in the west. The northern boundary of the sub-parcel does not offer a similar level of permanency. To prevent Development of this parcel would not result in a significant extension of Low 1 neighbouring towns built form beyond the existing most-western expanse of Bearwood. The Contribution

Poole Local Plan. Poole Green Belt Review. July 2017 68 merging into one development would be set behind the ribbon development along the another. northern edge of Magna Road so will not reduce the perceived gap between Bearwood and Merley. The northern boundary would allow development to only marginally project out beyond the northern most development in Bearwood at bear Cross Avenue and along Ringwood Road. The open land (within the larger parcel) to the west would effectively maintain an open gap between any development within this sub-parcel and the built form at Canford Garden Centre. However the land beyond the garden centre to the eastern edge of Merley is subject to sporadic built form which has an urbanising effect and undermines its openness. To assist in The sub-parcel immediately abuts the back gardens of residential Medium 2 safeguarding the properties which form part of the built-up area of Bearwood and therefore Contribution countryside from has a relationship with the urban area. Development would represent an encroachment element of encroachment into the countryside but there is the strong boundary of Kinighton Lane running along the western edge that would prevent further encroachment towards Merley. While the northern boundary of the sub-parcel is less robust, the floodplain of the River Stour would prevent encroachment towards Ferndown. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 5

Site Name Sub-Parcel 12 B Score Essential Characteristics Openness The parcel is open and free of any buildings. However two High Voltage High Power Lines cross the site and there are electricity pylons within the sub- parcel. Permanence Knighton Lane is a well-defined and permanent boundary along the High western edge of the parcel and the Stour Way runs along the northern edge. The former river cliff and woodland of Bear Wood forms the eastern boundary and has some protection as an SNCI NPPF Purposes To check the The parcel is not immediately adjacent to the large built-up area of the Medium 2 unrestricted sprawl of conurbation at Bearwood But is very close to it. As such, this sub-parcel Contribution large built-up areas. has a role to play in preventing further sprawl. Knighton Lane and the Stour Way do offer strong permanent boundaries that would contain western and northern expansion; and the flood plan of the River Stour provides a permanent restriction to the north also. To prevent Development of this parcel would not result in a significant extension of Low 1 neighbouring towns built form beyond the existing most-western expanse of Bearwood. The Contribution merging into one development would be visually contained to some extent by the ribbon another. development along the northern edge of Magna Road so will not reduce the perceived gap between Bearwood and Merley. Development on the sub-parcel would project the built-edge of the conurbation further to the north. This has the potential to reduce the visual and perceived gap between the conurbation at Bearwood and the settlement of Ferndown at West Parley; but the River Stour floodplain will still maintain an area of open land. There would still be open land to the west and north of the sub-parcel.

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To assist in The sub-parcel is not immediately adjacent to the built-up area of High 3 safeguarding the Bearwood. However, the sub-parcel is an open agricultural field. Contribution countryside from Development would represent encroachment into the countryside but encroachment Knighton Lane would prevent further encroachment to the west and a public footpath runs along the northern boundary. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 12 C Score Essential Characteristics Openness The parcel is open and free of any buildings. High Permanence The southern boundary is formed in part by Knighton Lane (PROW the High Stour Way) which is marked on the northern side with a hedgerow. This is a well-defined and permanent boundary. However, the northern edge of the parcel follows the Flood Risk zones 2 & 3 and is not marked by any physical feature. To the east the boundary is marked by the fence line that encloses the garden to Knighton Farmhouse. There is an unmade farm track that runs north-south along this boundary which is separated from the remainder of the field by a post and wire fence. To the east there is a very short section of the former river cliff and woodland of Bear Wood, which has some protection as an Site of nature Conservation Interest (SNCI). NPPF Purposes To check the The parcel is not immediately adjacent to the large built-up area of the Medium 2 unrestricted sprawl of conurbation at Bearwood but is very close to it. This sub-parcel does, Contribution large built-up areas. therefore have a limited role to play in preventing further sprawl northwards. However, the sub-parcel is narrow and limited in size. Further expansion of built form would be limited by the flood plain of the River Stour, which provides a permanent restriction to the north. To prevent Development of this parcel would not result in a significant extension of Low 1 neighbouring towns built form beyond the existing most-western expanse of Bearwood which is Contribution merging into one the ribbon development along the northern edge of Magna Road. As such, another. it would not reduce the perceived gap between Bearwood and Merley. Development on the sub-parcel would project beyond the northernmost built-edge of the conurbation at Bearwood, but not further than at Kinson. Given the open views northwards, it is likely to reduce the visual and perceived gap between the conurbation and the settlement of Ferndown but the floodplain of the River Stour would ensure that there would still be open land to the west and north of the sub-parcel. To assist in The sub-parcel is not immediately adjacent to the built-up area at High 3 safeguarding the Bearwood but is very close to it. It has a rural character and can easily be Contribution countryside from identified as countryside. Further encroachment into the countryside encroachment would be prevented by the floodplain of the River Stour. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

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Site Name Sub-Parcel 12 D Score Essential Characteristics Openness The parcel is open and free of any buildings. High Permanence The lane (the Stour Way) along the southern boundary of the sub-parcel is High a well-defined and permanent boundary. The northern edge of the parcel follows the physical edge of the Stour River Cliff, which also marks the extent of FRZ 2 & 3. The eastern boundary follows the fence line that encloses the garden to Knighton Farmhouse. NPPF Purposes To check the The parcel is not immediately adjacent to the large built-up area of the Medium 2 unrestricted sprawl of conurbation at Bearwood but is very close to it. This sub-parcel does, Contribution large built-up areas. therefore have a limited role to play in preventing further sprawl northwards. However, the sub-parcel is narrow and limited in size. Further expansion of built form would be limited by the flood plain of the River Stour, which provides a permanent restriction to the north. To prevent Development of this parcel would result in a minor extension of built form Low 1 neighbouring towns beyond the existing most-western expanse of Bearwood (which is the Contribution merging into one ribbon development along the northern edge of Magna Road). As such, it another. would result in a slight narrowing of the gap between Bearwood and Merley. Development on the sub-parcel would project further north than the existing built-edge of the conurbation. Given the open views northwards over the Stour flood plain, development within the parcel is likely to reduce the visual and perceived gap between the conurbation and the settlement of Ferndown). However, a substantial area of open land would maintain a strategic separation.

To assist in The sub-parcel is not immediately adjacent to the built-up area of High 3 safeguarding the Bearwood. However, the sub-parcel is an open agricultural field. It has a Contribution countryside from rural character and can easily be identified as countryside. Development encroachment would therefore represent encroachment into the countryside but this would be limited by the River Stour floodplain to the north and Knighton Farmhouse and buildings to the east and south. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 12 E Score Essential Characteristics Openness The parcel is open and free of any buildings. However a Low Voltage High Power Line crosses the sub-parcel from east to west across the northern half. Permanence Knighton Lane (the Stour Way) runs parallel with the access to the former High golf-course along part of the northern boundary and then the two routes combine. The eastern boundary of the sub-parcel is a defined by the metalled access to the golf-course. To the south, the Magna Road (A341) provides a strong and permanent boundary. However, the western edge of the southern half of the parcel follows the eastern boundary of the garden centre which is marked by a hedge. This hedge follows a field boundary

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line that is present on the 1870-1900 OS map 1:2500, which suggests it has a level of permanency. The most northern section of the hedgerow is missing and may be a result of the golf-course construction. The remaining section is likely to benefit from protection by the Hedgerow Regulations. NPPF Purposes To check the The parcel is only separated by a very narrow area of vacant land from the High 3 unrestricted sprawl of the existing urban sprawl (ribbon development) of the large built-up area of Contribution large built-up areas. the conurbation at Bearwood. This sub-parcel has a significant role to play in preventing further sprawl westwards. Given the narrowness of this strip, the sub-parcel can be considered to be immediately adjacent. To prevent Development of this parcel would result in an extension of built form Medium 2 neighbouring towns beyond the existing most-western expanse of Bearwood which is the Contribution merging into one ribbon development along the northern edge of Magna Road. As such, it another. would significantly reduce the perceived and physical gap between Bearwood and Merley. The land to the west of the sub-parcel is already affected by urbanising development and the loss of this sub-parcel to development would link the existing urban edge to these less-open parcels, which in turn link to the eastern edge of Merley. As such, only a limited area of open land would maintain an element of physical separation.

To assist in The sub-parcel is an open agricultural field that is adjacent / very close to High 3 safeguarding the the large built-up area at Bearwood. It has a rural character and can easily Contribution countryside from be identified as countryside. Development would therefore represent encroachment encroachment into the countryside without a strong boundary along the western edge to prevent further encroachment. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a High / Medium contribution to Green Belt purposes. 8

Site Name Sub-Parcel 12 F Score Essential Characteristics Openness The parcel is predominantly open but is affected by a limited amount of Medium urbanising development. Permanence The sub-parcel is roughly triangular in form and is bounded to the north by Medium the farm buildings at Knighton Farm. The metalled access road to the former golf-course runs to the west and the eastern boundary follows the rear gardens of the cottages that front onto Knighton Lane. This is not an adopted highway. Only the boundary to Knighton lane is permanent and well established, as it is an adopted highway with mature hedgerows to either side. However where the lane abuts the south-eastern section of the sub-parcel, the hedge appears to have been grubbed out at some point. The northern boundary of the sub-parcel is a well-defined and permanent boundary. NPPF Purposes To check the The parcel is very close, but not immediately adjacent to, the large built-up Medium 2 unrestricted sprawl of area of the conurbation at Bearwood. If this sub-parcel were to be Contribution large built-up areas. developed, there would not be a strong permanent feature to prevent further sprawl westwards.

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To prevent Development of this parcel would result in an element of built form beyond Low 1 neighbouring towns the existing most-western expanse of Bearwood, which is the ribbon Contribution merging into one development along the northern edge of Magna Road. The development another. would be an intensification and extension of the existing built form around the hamlet of Knighton and would result in a slight narrowing of the gap between Bearwood and Merley. There would still be open sub-parcels to the west to maintain a strategic separation. To assist in The sub-parcel is close to the built-up area of Bearwood. However, the Medium 2 safeguarding the sub-parcel is made up of an open horticultural field (used as a vineyard) Contribution countryside from with some housing and garden areas. It is therefore mixed in character. encroachment However, due to its small size and relationship to the hamlet of Knighton, it would represent only a modest encroachment into the countryside. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 5

Site Name Sub-Parcel 12 G Score Essential Characteristics Openness The parcel is rural in character but affected by urbanising development in Medium the form of agricultural/commercial buildings together with houses/cottages and domestic gardens. Permanence The sub-parcel is irregular in shape. It is made up of agricultural/commercial Medium and residential properties and their curtilages. The boundaries to these curtilages are well-established and where they follow Knighton Lane, are reasonably permanent. NPPF Purposes To check the The parcel is very close to but not immediately adjacent to the large built-up Medium 2 unrestricted sprawl of area of the conurbation at Bearwood. The sub-parcel is already affected by Contribution large built-up areas. urbanising development To prevent The intensification of development in this sub-parcel would result in Low 1 neighbouring towns additional built form beyond the existing most-western expanse of Contribution merging into one Bearwood, which is the ribbon development along the northern edge of another. Magna Road. The development would be an intensification and extension of the existing built form around the hamlet of Knighton and would result in a loss of openness in the gap between Bearwood and Merley. There would still be open sub-parcels to the west to maintain a strategic separation. To assist in The sub-parcel is close but not immediately adjacent to the built-up area of Low 1 safeguarding the Bearwood. The parcel is compromised significantly by urbanising Contribution countryside from development within it. encroachment To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 4

Overview

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79. Sub parcel 12A - although this sub-parcel scores adequately in terms of the characteristics and purposes of Green Belt, it likely could be developed without affecting the strategic functions of the South East Dorset Green Belt. The development would not project out beyond the existing western and northern extent of the large built-up area at Bearwood. Knighton Lane would form a strong and permanent eastern boundary to the Green Belt. The hedgerow along the northern edge of the sub-parcel is less strong and would need reinforcement to contain encroachment of built form further to the north. 80. Sub parcel 12B - Development within this sub-parcel would project out slightly beyond the existing northern extent of the large built-up area at Bearwood; and would sit level with the most northerly point of Kinson. However, Knighton Lane on the western side of the parcel would form a strong and permanent boundary to the Green Belt. The unmade track of the Stour Way would provide a more permanent boundary to the Green Belt than the hedgerow along the northern edge of sub-parcel 12A. 81. Sub parcel 12C - Development on this sub-parcel would project out further beyond the existing northern extent of the large built-up area at Bearwood, but it sits to the north of the unmade track of the Stour Way which has the potential to form a permanent boundary to the Green Belt. Although flood risk zones 2 & 3 would prevent development on the River Stour floodplain, there is no physical boundary to delineate the southern extent of these areas. 82. Sub parcel 12D - Development on this sub-parcel would result in a loss of openness within the Green Belt, but because of its limited size and position between the eastern and western edges of the hamlet of Knighton, it would not significantly reduce the undeveloped area between Bearwood and Merley. However, it would be difficult to establish a strong and permanent boundary around the sub-parcel. The flood risk zones 2 & 3 would prevent development on the Stour floodplain to the north and in this location there is a physical boundary to mark the southern extent. The boundary follows the topographical feature of a former river cliff that is also marked by a hedgerow. 83. Sub parcel 12E - This sub-parcel sits very close the edge of the large built-up area at Bearwood, to the extent that it can be termed as ‘adjacent’. Any development within it would project out beyond the existing western and northern extent of the large built-up area at Bearwood. The parcel maintains an important open gap between the ribbon development along Magna Road at Bearwood and the urbanising development of Canford Garden Centre. While there are some features to the west of this sub-parcel that are reasonably permanent, they are not continuous along the western edge of the parcel. 84. Sub parcel 12F - Development on this sub-parcel would result in a loss of openness within the Green Belt. However, the sub-parcel is limited in size and its position between the eastern and western edges of the hamlet of Knighton would mean that development would not significantly reduce the extent of the undeveloped area between Bearwood and Merley. The sub-parcel does have reasonably strong and permanent boundaries. 85. Sub parcel 12G - This sub-parcel consists of the hamlet of Knighton and is, therefore, already affected by urbanising development. The buildings are however rural in character, being a former farm, and additional infilling development could result in a loss of openness. However, the sub-parcel is limited in size and development would not reduce the extent of the undeveloped area between Bearwood and Merley. Parcel 13 - Knighton Heath Golf Course, Bearwood Figure 24 - Parcel 13 Location Plan (not to scale)

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© Crown Copyright and database rights 2017. Ordnance Survey 100024248. Getmappingplc (2009 2012). Bluesky(2007).GeoInformation Group (2000 2005). 86. Only the western part of this parcel is currently designated as Green Belt. A substantial portion is currently designated as safeguarded land. The safeguarding has been related to housing, transport and employment development over successive local plans. However, physically and visually, the parcel is contiguous with the designated green belt areas and therefore has been assessed as such. The safeguarded parts of this parcel have been assessed in this report to consider its potential to be designated as Green Belt in the future

Site Name Parcel 13 - Knighton Heath Golf Course, Bearwood Score Essential Characteristics Openness The majority of the parcel is used as a golf course. The parcel is very open High and free of urbanising development with the exception of the Club House for the Golf Course. Permanence The built form of the conurbation encloses the whole of the northern and Medium eastern boundaries. The western boundary is open and there is little delineation between the golf course and the open heathland although it is designated as a Site of Scientific Interest (SSSI). The A3049 (Canford Way) forms the southern boundary. NPPF Purposes To check the The parcel is immediately adjacent to the large built-up area and is clearly High 3 unrestricted sprawl of open and rural in character. There is a clear boundary and a strong Contribution large built-up areas. differentiation between rural and urban. The internationally protected

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heathland further west provides an element of restriction to sprawl, but the boundary lacks a robust physical definition. To prevent While there will be a loss of openness, development of this parcel would No 0 neighbouring towns not project further westward than the existing built-up edge of Bearwood, Contribution merging into one and would not result the narrowing of the gap between the large built-up another. area and Merley. The expanse of heathland to the west forms a permanent and effective gap between this area of the conurbation and the neighbourhoods of Broadstone and Canford Heath. To assist in The parcel is adjacent to the large built-up area but is clearly open and High 3 safeguarding the rural in character. There is a clear boundary and a strong differentiation Contribution countryside from between rural and urban and there is a lack of urbanising development – encroachment. development would represent encroachment into the countryside without a strong and permanent boundary to prevent further westward encroachment. To preserve the The parcel does not form part of the setting of the historic town of No setting and special Wimborne. Contribution character of historic towns.

Status of adjacent land The open land to the west of the parcel is designated and protected as heathland. Part of the parcel was originally safeguarded for a road scheme. Summary The parcel makes a Medium contribution to Green Belt purposes. 6

87. This parcel includes land that is currently outside of the Green Belt but the boundary does not follow any physical feature. There is no difference in the openness of the land between the Green Belt designation and the land outside. The land outside was originally for a road scheme but is now covered by Core Strategy Policy PCS 30 – Poole’s Green Belt and is safeguarded to meet employment land requirements. Although only the southernmost section is subject to the statutory environmental designation of SSSI (Site of Scientific Interest), the remainder of the parcel is heathland and as such is a sensitive habitat that should be retained and protected. This is recognised by the Golf Course being a Site of Nature Conservation Interest (SNCI) 88. The parcel can be divided into two sections – the part within the Green Belt and the part outside. In order to determine where the new boundary could be drawn, all potential boundary lines needed to be assessed against the permanence criteria. 89. This analysis suggested that the larger parcel could be subdivided as shown in the plan below.

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Figure 25 Parcel 13 – Sub-parcels (not to scale)

Site Name Sub-Parcel 13 A Score Essential Characteristics Openness The parcel is open and mostly free of any buildings. However the High maintenance building and part of the car park for the Knighton Heath Golf Course, sit on the very southern edge of the parcel. The southern boundary follows the bridleway, which runs through the car park. Two High Voltage Power Lines cross the site, running from north to south and there are electricity pylons within the sub-parcel. Permanence The north and eastern boundaries follow well established physical features Medium that would provide a robust and defensible boundary to the green belt if the designation was enlarged to include the whole of this sub-parcel. The western boundary to the sub-parcel would be more robust if it followed the Wheeler’s Lane bridleway. The Bridleway that marks the south western boundary has statutory protection as a public right of way. NPPF Purposes To check the The sub-parcel is immediately adjacent to the large built-up area of the High 3 unrestricted sprawl of conurbation at Bearwood and Knighton Heath. There is a clear and strong Contribution large built-up areas. differentiation between rural and urban. If this sub-parcel was to be developed, further sprawl would currently be restricted by the SSSI heathland in the west. However, the boundary to the SSSI does not follow an easily recognisable and permanent boundary. To prevent Development of this sub-parcel would result in a loss of openness but No 0 neighbouring towns would not extend the existing most-western edge of Bearwood, with the Contribution merging into one effect that the gap between the large built-up area of the conurbation and another. Merley, will not be noticeably reduced. Poole Local Plan. Poole Green Belt Review. July 2017 77

To assist in The sub-parcel immediately abuts the back gardens of residential High 3 safeguarding the properties which form part of the built-up area of Bearwood. The sub-parcel Contribution countryside from is an open golf course and can easily be identified as countryside. encroachment Development would therefore represent encroachment into the countryside without a strong outer boundary to prevent further westward encroachment. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 13 B Score Essential Characteristics Openness The parcel is open and mostly free of any buildings. However the High clubhouse and part of the car park for the Knighton Heath Golf Course sit on the very northern edge of the parcel as the bridleway runs through the car park. Two High Voltage Power Lines cross the site, running from north to south and there are electricity pylons within the sub-parcel. Permanence The northern boundary follows the route of a public bridleway, which does Medium have statutory protection but lacks strong physical features to either side. The south and western edges of the parcel follow the boundary of the golf course. The western boundary also follows the line of a historic field boundary shown on the 1870 – 1900 OS map 1:2500. The boundary between the heath and the golf-course is delineated by a post and wire fence. NPPF Purposes To check the The parcel is immediately adjacent to the large built-up area for a small High 3 unrestricted sprawl of section abutting the water works. If this sub-parcel was to be developed, Contribution large built-up areas. further sprawl would currently be restricted by the SSSI heathland in the west. However, the boundary to the SSSI does not follow an easily recognisable and permanent boundary. To prevent Development of this sub-parcel would not result in an extension of built No 0 neighbouring towns form beyond the existing most-western edge of Bearwood, with the effect Contribution merging into one that the gap between the large built-up area of the conurbation and Merley another. will not be noticeably reduced. To assist in The sub-parcel immediately abuts the built-up area at Higher Howe. The High 3 safeguarding the sub-parcel is an open golf course and can easily be identified as Contribution countryside from countryside. Development would therefore represent encroachment into encroachment the countryside. There is not sufficiently robust boundary to prevent further encroachment westward. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

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Site Name Sub-Parcel 13 C Score Essential Characteristics Openness The parcel is open and free of any buildings. High Permanence The northern boundary follows the route of a track that has no statutory Medium status as it is not a Public Right of Way. The eastern boundary follows the edge of the large built-up area and therefore is marked by reasonably obvious physical features (fences). The western boundary follows a post and wire fence but it is not a strong physical feature. The small southern boundary follows A3049 Canford Way dual carriageway. NPPF Purposes To check the The sub-parcel is immediately adjacent to the large built-up area of the High 3 unrestricted sprawl of conurbation at Bearwood and Knighton Heath. There is a clear and strong Contribution large built-up areas. differentiation between rural and urban. If this sub-parcel was to be developed, further sprawl would currently be restricted by the SSSI heathland in the west. However, the boundary to the SSSI does not follow an easily recognisable and permanent boundary. To prevent Development of this sub-parcel would not result in an extension of built No 0 neighbouring towns form beyond the existing most-western edge of Bearwood, with the effect Contribution merging into one that the gap between the large built-up area of the conurbation and Merley another. will not be noticeably reduced. To assist in The sub-parcel immediately abuts the back gardens of residential and High 3 safeguarding the commercial properties which form part of the built-up area of Bearwood / Contribution countryside from Knighton heath / West Howe. The sub-parcel is an open area of heath and encroachment can easily be identified as countryside. Development would therefore represent encroachment into the countryside, without a strong permanent boundary along the outer edge. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 13 D Score Essential Characteristics Openness The parcel is open and free of any buildings. High Permanence The northern boundary follows the route of a public bridleway, which does Medium have statutory protection but lacks strong physical features to either side. The south and south-western edges of the parcel follow the boundary of the golf course. This does not follow the line of any significant feature or historic field boundary shown on the 1870 – 1900 OS map 1:2500. The boundary between the heath and the golf-course is delineated by a post and wire fence. NPPF Purposes To check the The parcel is close to but not immediately adjacent to the large built-up Medium 2 unrestricted sprawl of area. If this sub-parcel was to be developed, it would be isolated Contribution large built-up areas. development that would not constitute sprawl. Further expansion to the west and south would currently be restricted by the SSSI heathland in the west. However, the boundary to the SSSI does not follow an easily recognisable and permanent boundary. To prevent Development of this sub-parcel would involve a loss of openness but No 0 neighbouring towns would not result in an extension of built form beyond the existing most- Contribution

Poole Local Plan. Poole Green Belt Review. July 2017 79 merging into one western edge of Bearwood, with the effect that the gap between the large another. built-up area of the conurbation and Merley will not be noticeably reduced. To assist in The sub-parcel is close to but does not immediately abut the back gardens High 3 safeguarding the of residential properties which form part of the built-up area of Bearwood. Contribution countryside from The sub-parcel is an open golf course and can easily be identified as encroachment countryside. Development would therefore represent encroachment into the countryside. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 5 Overview 90. The above consideration of the possible alternative boundaries for the green belt within the larger parcel 13, suggest that the safeguarded land exhibits some characteristics of Green Belt that could support its inclusion. The rear boundaries to the houses and commercial uses in the large built-up area form a reasonably strong delineation between the urban area and the rural heathland. 91. Although the safeguarded area does not fall within the SSSI or the SNCI, built development within it would result in further loss of this scarce heathland habitat. It therefore makes sense to protect this area from development and maintain its openness by re-drawing the Green Belt boundary as shown in Figure 26. Figure 26 - Parcel 13 amended Green Belt boundary (not to scale)

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Parcel 14 - Tract of land to south of A341 Magna Road between Merley and Bearwood, east of Canford Arena Figure 27 – Parcel 14 Location Plan (not to scale)

Site Name Parcel 14 - Tract of land to south of A341 Magna Road between Score Merley and Bearwood, east of Canford Arena and the Canford Recycling Centre Only part of this parcel is currently designated green belt. A substantial part was designated as safeguarded land when the Green Belt was first designated. The safeguarding has been related to housing, transport and employment development over successive local plans. However, physically and visually, the parcel is contiguous with the designated green belt areas and therefore for the purposes of the first stage assessments it was considered as one parcel. Essential Characteristics Openness There is some urbanising development within the parcel, which includes Medium Bearwood Primary School, some residential, equestrian, commercial

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(boarding kennels) and smallholding-type properties. The remainder of the parcel is made up of open fields formerly in agricultural use now used for a mix of equestrian (horse / pony paddocks) and formal recreation (football training pitch) and some unmanaged open grassland. However, there is an extant planning permission for large industrial units on part of the parcel currently outside the Green Belt designation. If implemented, this will significantly undermine the current level of openness within the parcel. Permanence Wheelers Lane forms a strong permanent boundary to the east and also High forms the western edge of the built-up area of Bearwood. There are also area Tree Preservation Orders (TPOs) protecting the trees along Wheelers Lane. There is some development on the western side of Wheelers Lane. The western and southern boundaries are less well defined – although there is an Area TPO affecting a small area of woodland along this boundary. The A341 Magna Road is a strong permanent boundary to the north. NPPF Purposes To check the The parcel is immediately adjacent to the large built-up area at Bearwood Medium 2 unrestricted sprawl of and there is open land to the south and west. However, the parcel is Contribution large built-up areas. already affected by some pre-existing urbanising development and part is also subject to an extant planning permission for large industrial buildings. To prevent Development of the part of this parcel that is not affected by urbanising Low 1 neighbouring towns development or the extant planning permission, would result in only a Contribution merging into one very minor a reduction in the physical gap between the western edge of another. the large built up area at Bearwood the settlement of Merley / Canford Magna. This is a result of only a small portion of the parcel projecting further west than the extant planning permission. The parcel is currently generally rural in character but is compromised by existing and proposed urbanising development within it. A substantial area of open land would maintain a strategic separation. To assist in The parcel is adjacent to the large built-up area and generally rural in Low 1 safeguarding the character but is compromised by urbanising development within it and an Contribution countryside from extant planning permission for large industrial buildings. Therefore, the encroachment. parcel is already subject to an element of encroachment. To preserve the setting The parcel does not form part of the setting of the historic town of No and special character Wimborne. Contribution of historic towns.

Status of adjacent land The land to the south of the parcel is designated heathland. To the west and north the land is also green belt. There is an active land fill site and waste recycling facility to the west and Canford Arena is used for open air displays and events. Summary The parcel makes a Medium contribution to the purposes of Green Belt land. 4 93. This parcel includes land that is currently outside of the Green Belt but the boundary does not follow any physical feature. There is no difference in the openness of the land between the Green Belt designation and the land outside. 94. The land outside was originally for a road scheme but is now covered by CS Policy PCS 30 – Poole’s Green Belt and is safeguarded to meet employment land requirements. There is an extant planning permission for employment units on the site. 95. Then first stage assessment of the larger parcel 14 identified that it did meet the purposes of Green Belt, albeit it had a Low overall score. However, as stated above, only some of this parcel is within the Green Belt with the remainder outside of the designation (see Figure

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28). The portion outside of the Green Belt is currently safeguarded for Employment provision. As already referred to in the assessment table above, there is an extant outline planning permission (allowed at appeal Ref APP/13/00271/P) for large employment units on part of the safeguarded land. The extent of the application site is shown in the plan below. There is also an extant permission for the football stadium, although only the training pitch has been constructed. Reserved matters were approved in January 2016 under reference APP/15/01434/R for two industrial units in the north of the site close to the Magna Road entrance. These have not been built but the permission is still live. 96. There is also permission for a football stadium. (APP/10/01493/F Use of land as football ground to include; two playing pitches, erection of stand and pavilion, erection perimeter fencing, installation of flood lighting, formation of 156 space car park and vehicular access. Land West of Bearwood/off Magna Road, Poole BH11 9NB). The development is extant as it has been partially implemented by the construction of the training pitch on the site. 97. Although the safeguarded land is currently open and is visually contiguous with the Green Belt, it is not suitable for inclusion within the Green Belt designation due to the existence of the extant planning permissions as outlined above. As set out in the previous paragraph, the planning permission for the football stadium has been partially implemented and therefore remains ‘live’. This means that the stadium could be built. The same currently applies to the two large industrial units. 98. If these developments do go ahead, the land would no longer be characterised by its openness. In addition, it would not fulfil the purposes of the Green Belt as the permitted buildings are an encroachment into the countryside. The land has therefore failed to check the unrestricted sprawl of the large built-up area or prevent a westward expansion of the large built-up area at Bearwood towards the separate settlement of Merley. On this basis, there is the potential to redraw the Green Belt boundary to enable an appropriate readily recognisable boundary to be established around the area to be developed. There is also the potential to include land currently outside the Green Belt designation within it. These areas are not affected by extant planning permissions and/or will be kept open as Heathland Support Areas provided in association with the development. These areas have the potential to retain the essential characteristics of Green Belt and meet the purposes. 99. Figure 28 below shows the site area of the employment application as originally submitted and the proposed heathland Support Areas. The site area was amended the Public Inquiry into the refusal of planning permission. The appeal inspector reduced the amount of employment floor space allowed and required the retention of areas of open land to be managed as Heathland Support Areas. The aim of these areas is to deflect recreational pressure away from the vulnerable protected heathland to the south of the site.

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Figure 28 Extent of Outline Planning Permission APP/13/00271/P and Heathland Support Areas (not to scale)

© Crown Copyright and database rights 2017. Ordnance Survey 100024248. Getmappingplc (2009 2012). Bluesky(2007).GeoInformation Group (2000 2005). 100. The first stage in the process of identifying a more appropriate boundary to the Green Belt, involved an assessment of the existing boundaries within and around the parcel. 101. This analysis suggested that the larger parcel could be subdivided as shown in the plan below.

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Figure 29 - Parcel 14 Sub-Parcels (not to scale)

Site Name Sub-Parcel 14 A Score Essential Characteristics Openness Although currently open, the majority of this sub-parcel is affected by extant None permissions for large scale built development. Any open areas will be small and incidental to the buildings. Permanence The majority of the boundaries of this sub-parcel have been scored either High medium or high on the basis that they follow well-established physical features shown on the 1870 – 1900 OS map 1:2500. This included the route of a public bridleway (Wheelers Lane), which does have statutory protection and protected trees along its length. The southern boundary to the extant permission will be marked by a metalled access road. NPPF Purposes To check the The sub-parcel is immediately adjacent to the large built-up area, however No 0 unrestricted sprawl of it is affected by a planning permission for extensive built form. Further Contribution large built-up areas. development would be restricted by the adjacent Green Belt parcel to the west.

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To prevent The sub-parcel is close to the large built-up area but is subject to extant Low 1 neighbouring towns planning permissions for substantial built form. The permitted development Contribution merging into one of this sub-parcel will result in an extension of built form beyond the existing another. most-western edge of Bearwood, with the effect that the gap between the large built-up area of the conurbation and Merley is already reduced. The land to the west will still maintain a substantial gap between the two settlements. To assist in The sub-parcel is open and can easily be identified as countryside. No 0 safeguarding the However, the sub-parcel is subject to extant planning permissions for Contribution countryside from substantial built form which will be an encroachment into the countryside. encroachment By establishing a strong and permanent boundary along the western edge of the sub-parcel, the remaining Green Belt land to the west and south of this sub-parcel will prevent further encroachment. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Low contribution to Green Belt purposes. 1

Site Name Sub-Parcel 14 B Score Essential Characteristics Openness The parcel is open and free of any buildings. High Permanence The western and southern boundaries follow features that are shown on Medium the 1870 – 1900 OS map 1:2500. The eastern boundary follows the western edge of the development permitted under planning reference APP/12/00271/P. None of these boundaries benefit from any statutory protection. NPPF Purposes To check the The parcel is immediately adjacent to what will become the outer edge of High 3 unrestricted sprawl of the large built-up area once the extant development is implemented. It Contribution large built-up areas. does, therefore, have a role in restricting further west-ward. The boundary along the western side is well-established and reasonably permanent so could restrict further westward sprawl. To prevent Development of this sub-parcel would extend further westwards than the Low 1 neighbouring towns extant permissions for built development on Sub-parcel 14 A. Therefore, Contribution merging into one development in sub-parcel 14 B would reduce slightly the resultant gap another. between the large built-up area of the conurbation at Bearwood and the settlement of Merley. However, a substantial area of open land will still remain. To assist in The sub-parcel is open and can easily be identified as countryside. Medium 2 safeguarding the However, the sub-parcel is small and development would represent only a Contribution countryside from minimal encroachment into the countryside. There is a moderately strong encroachment boundary along the outer edge to prevent further encroachment. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

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Site Name Sub-Parcel 14 C Score Essential Characteristics Openness The majority of this sub-parcel is affected by built form, although it is Medium interspersed with open playing fields and paddocks. Permanence The majority of the boundaries of this sub-parcel have been scored either High medium or high on the basis that they follow well-established physical features shown on the 1870 – 1900 OS map 1:2500. This included the route of a public bridleway (Wheelers Lane), which does have statutory protection and protected trees along it. NPPF Purposes To check the The sub-parcel sits between the large built-up area of the conurbation at Low 1 unrestricted sprawl of Bearwood and sub-parcel 14 A which is affected by a planning permission Contribution large built-up areas. for extensive built form. The sub-parcel is affected by urbanising development and the permitted built form in sub-parcel 14A will prevent further sprawl to the west. To prevent Development of this sub-parcel would involve a limited loss of openness No 0 neighbouring towns but would not result in an extension of built form beyond the existing most- Contribution merging into one western edge of Bearwood, with the effect that the gap between the large another. built-up area of the conurbation and Merley will not be noticeably reduced. To assist in The sub-parcel is mixed in character with built form interspersed with open Low 1 safeguarding the playing fields and paddocks. While semi-rural in character, it will be Contribution countryside from sparated from the wider countryside by built form once the development to encroachment the west in sub-parcel 14A is built. To preserve the setting The sub-parcel does not form part of the setting of the historic town of No 0 and special character Wimborne. Contribution of historic towns.

Summary The parcel makes a Low contribution to Green Belt purposes. 2

Site Name Sub-Parcel 14 D Score Essential Characteristics Openness The parcel is open and free of any buildings. High Permanence The western and southern boundary follows the route of a public bridleway, Medium which has statutory protection. There is also an area Tree Preservation Order affecting the woodland immediately to the west. The northern and eastern boundaries follow the lines of field enclosures and a lane shown on the 1870 – 1900 OS map 1:2500. The north-eastern boundary follows the line of the application site associated with the extant planning permission ref APP/12/00271/P. NPPF Purposes To check the The parcel is adjacent to what will become the outer edge of the large built- High 3 unrestricted sprawl of up area once the extant development is implemented. It does, therefore, Contribution large built-up areas. have a role in restricting further westward sprawl. To prevent Development of this sub-parcel would partially project out beyond the Low 1 neighbouring towns western-most edge of the built form that would result from the extant Contribution merging into one planning permission being implemented. Development would, therefore, another. reduce the gap between the large built-up area of the conurbation and Merley, but not to a significant degree. There would still be a large expanse of open land between the enlarged Bearwood and Merley. To assist in The sub-parcel is open and can easily be identified as countryside and is Medium 2 safeguarding the immediately adjacent to what will be the western-most edge of the large Contribution countryside from built-up area once the extant planning permission has been implemented.

Poole Local Plan. Poole Green Belt Review. July 2017 87 encroachment The sub-parcel is open and can easily be identified as countryside. There is a moderately strong boundary along the outer edge to prevent further encroachment westwards and there is protected heathland to the south. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 14 E Score Essential Characteristics Openness The parcel is open and free of any buildings. High Permanence The eastern and southern boundary follows the route of a public bridleway, High which has statutory protection. The northern, eastern, southern and western boundaries follow the line public bridleways. The most northerly section has preserved trees to either side. This lane on the western side is shown on the 1870 – 1900 OS map 1:2500. NPPF Purposes To check the The parcel is adjacent to what will become the outer edge of the large High 3 unrestricted sprawl of built-up area once the extant development is implemented. It does, Contribution large built-up areas. therefore, have a role in restricting further westward sprawl. To prevent Development of this sub-parcel would not project out beyond the western- No 0 neighbouring towns most edge of the built form that would result from the extant planning Contribution merging into one permission being implemented. Development would, therefore, not reduce another. the gap between the large built-up area of the conurbation and Merley. There would still be a large expanse of open land between the enlarged Bearwood and Merley. To assist in The sub-parcel is open and can easily be identified as countryside. The Medium 2 safeguarding the parcel is adjacent to what will become the outer edge of the large built-up Contribution countryside from area Development would represent an encroachment into the countryside encroachment but there is a strong boundary on the outer edge of the sub-parcel that would prevent further encroachment. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 5

Site Name Sub-Parcel 14 F Score Essential Characteristics Openness The parcel is predominantly open with buildings limited to one property High (Beechleys) and small equestrian buildings. Permanence The northern and eastern boundaries follow the route of public bridleways, Medium which have statutory protection. However, only the northern boundary follows a feature that was present on the 1870 – 1900 OS map 1:2500. The southern and western boundary follows the edge of the designated Heathland (SSSI) and is marked by a post and wire fence. NPPF Purposes Notes Score To check the The parcel is not immediately adjacent to the large built-up area, or the Medium 2

Poole Local Plan. Poole Green Belt Review. July 2017 88 unrestricted sprawl of extant permission for built form; but is positioned relatively close to it. Contribution large built-up areas. There is no strong boundary to prevent further outward sprawl. To prevent Development of this sub-parcel would not extend further westwards than No 0 neighbouring towns the existing extant permissions for built development on Sub-parcel 14 A. Contribution merging into one Therefore, development in sub-parcel 14 B would not reduce the resultant another. gap between the large built-up area of the conurbation and Merley. To assist in The sub-parcel is predominantly open and can easily be identified as High 3 safeguarding the countryside. There is a degree of separation from the edge of the large Contribution countryside from built-up area. Development would represent encroachment into the encroachment countryside. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 5 Overview 102. Sub-parcel 14 A has consent to be developed with large scale built form, it cannot be considered to meet the purposes of Green belt in this context. Sub-parcel 14 C is already compromised by urbanising development and will be sandwiched between the existing large built-up area of the conurbation at Bearwood and the industrial development to the north, west and south. Therefore, sub-parcel 14 C it will not meet the purposes of Green Belt either. Sub parcels 14 B, D and E make a Medium contribution to the purposes of Green Belt and all score highly in terms of the essential characteristics of Green Belt, namely Openness and Permanence. Sub-parcel 14 F also scores well in terms of the essential characteristics. 103. The above analysis suggests that a new permanent and readily recognisable boundary to the Green Belt could be established to exclude sub-parcels 14 A and 14 C. This option is shown in the plan below.

Figure 30 potential Changes to Green Belt Boundary (not to scale)

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Parcel 15 - Land to south of A341 Magna Road between Merley and Bearwood, including Canford Arena and land to the east and west Figure 31 Parcel 15 Location Plan (not to scale)

Site Name Parcel 15 - Land to south of A341 Magna Road between Merley and Score Bearwood, including Canford Arena and land to the east and west Essential Characteristics Openness The parcel is open but with sporadic built development. There is an High equestrian facility in the north of the parcel and a clubhouse in association with the football training pitches in the west.. The parcel is made up of former agricultural fields now in use for horse grazing, open air arena and playing pitches. Some agricultural land remains in the very north west of the parcel. Permanence The A341 Magna Road forms a strong permanent boundary along the High northern edge. There are hedgerows to the east and west of the parcel and tracts of mixed woodland to the south, which are subject to area Tree Preservation Orders (TPOs). These include Stoat’s Wood and land to the south (ref 9/2001) and North Canford Heath (eastern section) (ref 10/2001). Some trees within the southern boundary of the parcel are also subject to individual TPOs . NPPF Purposes To check the The parcel is immediately adjacent to the large built-up area (taking into High 3 unrestricted sprawl of account the extant planning permission on Parcel 14 to the east). Contribution large built-up areas. Openness is only compromised to a limited extent by urbanising uses and development. There is encroachment of commercial / recreational / equestrian uses associated buildings and structures (clubhouses, port-a- cabins, outdoor storage, stabling, outdoor schooling area for horses); but the parcel is predominantly open.

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To prevent Development of this parcel would result in a significant reduction in the High 3 neighbouring towns physical gap between the western edge of the large built-up area at contribution merging into one Bearwood and the settlement of Merley / Canford Magna. The parcel is another. generally rural in character and is only slightly compromised by urbanising development within it. Development of this parcel would reduce the open area between the large built-up area at Bearwood and the eastern edge of Merley. To assist in The parcel is immediately adjacent to the large built-up area at Bearwood High 3 safeguarding the and is predominantly open and rural in character. Development would Contribution countryside from constitute encroachment into the countryside. encroachment. To preserve the setting The parcel does not form part of the setting of an historic town. No 0 and special character contribution of historic towns.

Status of adjacent land The land to the north, south east and west is designated green belt. There is an active waste recycling facility to the south and an active landfill site at White’s Pit. Summary This parcel makes a High/Medium contribution to the purposes of Green Belt. 9

104. This parcel includes land that has been promoted for development (Canford Arena) and therefore a more detailed assessment is warranted. In addition, some of this parcel is within the Green Belt and some is outside. The portion outside of the Green Belt is currently safeguarded for Employment provision. However the land did not form part of the application site for the extant outline planning permission (allowed at appeal Reference APP/13/00271/P) for large employment units on part of the safeguarded land to the east. 105. The safeguarded land is affected by some urbanising development in the form of a small pumping station, a two-storey house (that is used as a rescue centre for dogs) and an equestrian facility consisting of a with associated outbuildings, paddocks and outdoor riding area. However, the majority of the land is open. As the western edge of the safeguarded land does not follow any physical feature on the ground, the Green Belt Review offers the opportunity to identify a new boundary line that will meet the requirements of the NPPF. All the potential boundary lines were assessed against the permanence criteria. 106. This analysis suggested that the larger parcel could be subdivided as shown in Figure 32.

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Figure 32 Parcel 15 Sub-parcels (not to scale)

Site Name Sub-Parcel 15 A Score Essential Characteristics Openness The sub-parcel is affected by some urbanising development in the form of Medium a small pumping station, an animal rescue centre and an equestrian facility. However the buildings are confined to the northern part of the sub- parcel, immediately adjacent to Magna Road. The remainder is open pony paddocks. Permanence The northern boundary follows the edge of the Magna Road and eastern Medium boundary follows the line of a stream. The western boundary is only delineated by a post and wire fence. All of these boundaries follow a feature or line that was present on the 1870 – 1900 OS map 1:2500. The southern boundary follows the northern edge of a block of scrub woodland that did not exist on the 1870 – 1900 OS map 1:2500. NPPF Purposes To check the The parcel is immediately adjacent to the large built-up area that will result High 3 unrestricted sprawl of from the extant permission for large employment units. There is no strong Contribution large built-up areas. permanent boundary to prevent further sprawl to the west. To prevent Development of this sub-parcel would extend further westwards than the Medium 2 neighbouring towns existing ribbon development on the northern side of Magna Road. In Contribution merging into one addition, development would project beyond the extant employment another. permissions as referred to above. Although limited in size, development in this sub-parcel would reduce the gap between the large built-up area of the conurbation and Merley. As such, only a limited area of open land would maintain an element of physical separation. . To assist in The sub-parcel is predominantly open and can easily be identified as High 3 safeguarding the countryside. Development would represent encroachment into the Contribution countryside from countryside. There is no strong boundary along the outer edge of the sub- encroachment parcel to prevent further encroachment.

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To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a High / Medium contribution to Green Belt purposes. 8

Site Name Sub-Parcel 15 B Score Essential Characteristics Openness The sub-parcel is open unmanaged scrub grassland High Permanence The northern boundary follows the edge of the Magna Road but the Medium eastern boundary is only delineated by a post and wire fence. Both of these boundaries follow a feature or line that was present on the 1870 – 1900 OS map 1:2500. The western boundary follows the line of the access road to the Canford Arena and the Waste Control Centre. The road is delineated by an earth embankment. These embankments are reasonably robust features which are now covered in shrub and tree planting. However, the road way is not a statutory right of way and only exists in connection with the permitted uses of Canford Arena and the Waste Control Centre. NPPF Purposes

To check the The parcel is very close to the large built-up area that will result from the Medium 2 unrestricted sprawl of extant permission for large employment units. Contribution large built-up areas. To prevent Development of this sub-parcel would extend further westwards than the Medium 2 neighbouring towns existing ribbon development on the northern side of Magna Road. In Contribution merging into one addition, development would project beyond the extant employment another. permissions as referred to above. Although limited in size, development in this sub-parcel would reduce the gap between the large built-up area of the conurbation and Merley. As such, only a limited area of open land would maintain an element of physical separation.

To assist in The sub-parcel is predominantly open and can easily be identified as High 3 safeguarding the countryside and is very close to the western edge of the large built-up Contribution countryside from area. Development would represent encroachment into the countryside encroachment without a strong boundary to prevent further encroachment to the west towards the separate settlement of Merley. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 7

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Site Name Sub-Parcel 15 C Score Essential Characteristics Openness The parcel is open and free of buildings. There is some open storage in High the southern section but this does not include any permanent structures. Permanence The parcel is enclosed by an earth bund that, along most of its length, has Medium been planted with trees and shrubs. Only the south eastern sections appear to follow a feature that was present on the 1870 – 1900 OS map 1:2500. There are TPO trees along the southern boundary. NPPF Purposes To check the The parcel is very close to but not immediately adjacent to the large built- Medium 2 unrestricted sprawl of up area. The parcel is not currently immediately adjacent to the large built- Contribution large built-up areas. up area but will be close to the extant permission for large employment units, which will, in effect, extend the large built-up area closer to the eastern boundary of this sub-parcel. In the south-eastern section, there will only be a narrow strip of woodland separating this sub-parcel from the development site. To prevent Development of this sub-parcel would significantly reduce the gap between Medium 2 neighbouring towns the large built-up area of the conurbation and Merley. However, there Contribution merging into one would still be open land to west of the sub-parcel. The remaining open another. area to the east would be much narrower. To assist in The sub-parcel is predominantly open and there are no permanent Medium 2 safeguarding the structures within the sub-parcel so in theory it could be restored to Contribution countryside from agriculture or another appropriate countryside use. On this basis, encroachment development would represent encroachment into the countryside. However, the sub-parcel has a degree of separation from the large built-up area and the separate settlement of Merley. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 15 D Score Essential Characteristics Openness The parcel is predominantly open with buildings limited to one clubhouse High and one residential property immediately adjacent to Magna Road (which pre-dated the Green Belt designation). Permanence Some sections of the boundaries follow a feature that was present on the Medium 1870 – 1900 OS map 1:2500. The western boundary follows an original field boundary that runs north-south through the sports ground. The access route and the football pitches were laid out in a way that did not respect the pre-existing field boundaries and historic field pattern. However, the Magna Road (A341) runs along the northern boundary. Elsewhere, the new boundary line has been delineated by earth embankments and planting. This construction has a permanent appearance although it does not benefit from any statutory protection. The woodland along the southern boundary is subject to an Area TPO. NPPF Purposes To check the The parcel is very close to but not immediately adjacent to the large built- Medium 2 unrestricted sprawl of up area. Contribution large built-up areas.

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To prevent Development of this sub-parcel would reduce the gap between the large Medium 2 neighbouring towns built-up area of the conurbation and Merley. There would still be open land Contribution merging into one around all sides of the sub-parcel. another. To assist in Although it is used for formal recreation, there is only one built structure High 3 safeguarding the within the sub-parcel. In theory, it could be restored to agriculture or Contribution countryside from another appropriate countryside use. Development would, therefore, encroachment represent encroachment into the countryside. However, the sub-parcel has a degree of separation from the large built-up area and the separate settlement of Maerley. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a High / Medium contribution to Green Belt purposes. 7

Site Name Sub-Parcel 15 E Score Essential Characteristics Openness The parcel is predominantly open with no buildings. High Permanence Some sections of the southern and eastern boundaries follow a feature Medium that was present on the 1870 – 1900 OS map 1:2500. The eastern boundary follows an original field boundary that runs north-south through the sports ground. The football pitches were laid out in a way that did not respect the pre-existing field boundaries and historic field pattern. However, the new boundary line (around the east and west of the sub- parcel) has been delineated by earth embankments and planting. This construction has a permanent appearance although it does not benefit from any statutory protection. The woodland along the southern boundary is subject to an Area TPO. NPPF Purposes To check the The parcel is close to but not adjacent to the large built-up area. Low 1 unrestricted sprawl of Contribution large built-up areas. To prevent Development of this sub-parcel would reduce the gap between the large Medium 2 neighbouring towns built-up area of the conurbation and Merley. There would still be open land Contribution merging into one to all sides of the sub-parcel. another. To assist in Although it is used for formal recreation, there are no built structures within High 3 safeguarding the the sub-parcel. In theory, it could be restored to agriculture or another Contribution countryside from appropriate countryside use. Development would, therefore, represent encroachment encroachment into the countryside. However, the sub-parcel has a degree of separation from the large built-up area and the separate settlement of Merley. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

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Site Name Sub-Parcel 15 F Score Essential Characteristics Openness The parcel is predominantly open and free of buildings. High Permanence The northern boundary of the sub-parcel follows the southern edge of the High Magna Road (A341). Both the western and eastern boundaries follow a feature that was present on the 1870 – 1900 OS map 1:2500. There is a public footpath running along part of the western boundary The southern boundary follows the more recently established earth bund enclosure of Canford Park Sports Ground. NPPF Purposes To check the The parcel is close to but not immediately adjacent to the large built-up Low 1 unrestricted sprawl of area. Contribution large built-up areas. To prevent This sub-parcel sits adjacent to an area to the west that includes low Medium 2 neighbouring towns density residential development, which although within the Green Belt, is Contribution merging into one associated with the settlement of Merley. Development of the sub-parcel another. would result in the eastward expansion of Merley and a reduction in the gap between the large built-up area of the conurbation and Merley but. In addition, its position directly to the south of the public highway would make buildings within this sub parcel highly visible. This would result in a significant perceived reduction in the existing gap. In addition there is pre- existing urbanising development (Hamworthy Sports Club) on the northern side of Magna Road and development will result in an intensification of this. To assist in The sub-parcel is predominantly open and in agricultural use. It and can High 3 safeguarding the easily be identified as countryside. Development would represent Contribution countryside from encroachment into the countryside, however, the sub-parcel has a degree encroachment of separation from the large built-up area and the separate settlement of Merley. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 15 G Score Essential Characteristics Openness The parcel is predominantly open and free of buildings. High Permanence The northern boundary of the sub-parcel follows the southern edge of the Medium Magna Road (A341). Both the western and eastern boundaries follow a feature that was present on the 1870 – 1900 OS map 1:2500. The southern boundary follows the more recently established earth bund enclosure of Canford Park Sports Ground. NPPF Purposes To check the The parcel is close to but not adjacent to the large built-up area. Low 1 unrestricted sprawl of Contribution large built-up areas. To prevent Development of this sub-parcel would reduce the gap between the large Medium 2 neighbouring towns built-up area of the conurbation and Merley but would not result in its Contribution merging into one complete loss. However, given its position directly to the south of the another. public highway, building within this sub parcel will be highly visible and will

Poole Local Plan. Poole Green Belt Review. July 2017 97

result in a significant perceived reduction in the existing gap. In addition there is pre-existing urbanising development on the northern side of Magna Road and development will result in an intensification of this. To assist in The sub-parcel is predominantly open and in agricultural use. It and can High 3 safeguarding the easily be identified as countryside. Development would represent Contribution countryside from encroachment into the countryside. However, the sub-parcel has a degree encroachment of separation from the large built-up area and the separate settlement of Merley. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6 Overview 107. All the sub parcels contribute to the characteristics and purposes of Green Belt. 108. Sub parcel 15A. The majority of this sub-parcel is outside the Green Belt and is safeguarded for employment. However, the land is not subject to an extant planning permission for built development. The edge of the Green Belt is not currently clearly defined as it does not follow a physical feature that is readily recognisable or permanent. The eastern edge of the sub-parcel would provide an appropriate boundary to the Green Belt. 109. Sub parcel 15B. Although separated from sub-parcel 15 A by a boundary line that is part of the historic field pattern of the area, that boundary is only demarcated by a post and wire fence and as such lacks permanency. The sub-parcel is visually contiguous with 15 A, and can be considered to form part of it. The more recent boundary to the access road to the Waste Control Centre and Canford Park is a much more substantial physical feature and therefore make a more logical edge to the combined sub-parcels of 15 A & B. Even though small, development on this sub-parcel would cause some harm to the purposes of Green Belt due to the loss of open countryside. 110. Sub parcel 15C. Development on this sub-parcel would cause harm to the purposes of Green Belt. The sub-parcel is a large open site and development within would significantly reduce the undeveloped area between Bearwood and Merley. 111. Sub parcel 15D. Development on this sub-parcel would likely cause some harm to the purposes of Green Belt. The sub-parcel is a largely open site and development within would significantly reduce the undeveloped area between Bearwood and Merley. Although separated from sub-parcel 15 E by a boundary line that is part of the historic field pattern of the area, that boundary is less physically pronounced than the more recently established earth bund around the whole of the sports ground. Therefore, sub-parcels 15 D & E should be considered as one visually contiguous sub-parcel. 112. Sub parcel 15E. Although limited in size, development on this sub-parcel would likely cause some harm to the purposes of Green Belt. The sub-parcel is a largely open site and development within would significantly reduce the undeveloped area between Bearwood and Merley. Although separated from sub-parcel 15 D by a boundary line that is part of the historic field pattern of the area, that boundary is less physically pronounced than the more recently established earth bund around the whole of the sports ground. Therefore, sub- parcels 15 D & E should be considered as one visually contiguous sub-parcel.

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113. Sub parcel 15F. Development on this sub-parcel would result in a loss of openness within the Green Belt. Given its location close to the eastern edge of Merley, it would be perceived as significantly reducing the undeveloped area between Bearwood and Merley. 114. Sub parcel 15G. Development on this sub-parcel would result in a loss of openness within the Green Belt. Given its location close to the eastern edge of Merley, it would be perceived as significantly reducing the undeveloped area between Bearwood and Merley. Although separated from sub-parcel 15F by a boundary line that is part of the historic field pattern of the area, that boundary is less physically pronounced than the boundary that separates the agricultural field from the sports ground to the south. As a result, sub-parcels 15F and G can be amalgamated to form one larger sub-parcel. 115. This analysis suggests that it would be appropriate to re-draw the Green Belt boundary along the eastern edge of sub-parcel 15A. All the other sub-parcels should remain as Green Belt. Figure 33 Recommended Green Belt Boundary Changes (not to scale)

Poole Local Plan. Poole Green Belt Review. July 2017 99

Parcel 16 - Tract of land to south of A341 Magna Road between Merley and Bearwood Figure 34 - Parcel 16 Location Plan (not to scale)

Site Name Parcel 16 - Tract of land to south of A341 Magna Road between Score Merley and Bearwood. Essential Characteristics Openness The parcel is predominantly open and free of urbanising development. High Built form within the parcel is concentrated in the large collection of industrial buildings that form the waste recycling centre. This large industrial complex acts as an urbanising influence but is surrounded by undeveloped open land. Permanence Boundaries are not marked by permanent fixed features but by a change High in character / land use, separated by a fence line. The heathland marks the southern edge of the parcel with leisure and formal recreational uses to the north. The eastern boundary is marked by trees and a remnant hedgerow. The western boundary follows a track which is also the line of Footpath 125 Dorset Way to Magna Road. Some of the woodland areas are subject to Tree Preservation Orders (TPOs) NPPF Purposes To check the The parcel is immediately adjacent to an extant permission for large High 3 unrestricted sprawl of employment units, which will, in effect, extend the large built-up area up to Contribution large built-up areas. the eastern boundary of this sub-parcel. To prevent Development of this parcel would result in a significant narrowing of the Medium 2 neighbouring towns physical gap between Bearwood and Merley but there would be open Contribution merging into one landscape to the north and east of the parcel that would preserve another. separation. To assist in The parcel is predominantly open and rural in character. Development in High 3 safeguarding the these open areas would constitute an encroachment into the countryside. Contribution countryside from The parcel abuts the western edge of the safeguarded land which is

Poole Local Plan. Poole Green Belt Review. July 2017 100 encroachment. subject to an extant planning permission for urbanising development. To preserve the setting The parcel does not form part of the setting of an historic town No and special character Contribution of historic towns.

Status of adjacent land Protected Heathland is situated to the south. All adjacent land parcels fall within the South East Dorset Green Belt. Summary This parcel makes a High/Medium contribution. 8 Overview 116. The Stage One assessment concluded that this parcel performed well in terms of Green Belt purposes and that no change was needed to the GB boundary. However, since that time an extension to the Waste Management Facility into the open land to the south east of the facility. As this land is clearly open and free of urbanising development, there is no question that it has the essential characteristics of Green Belt in terms of Openness. With regard to Permanence, these fields remain largely as they appear on the 1870 – 1900 Ordnance Survey Map 1:2500 and therefore would score highly for this characteristic too. 117. Due to its location, this group of fields would not score highly in terms of preventing sprawl from the large built-up area, but does have a limited role in preventing the neighbouring town of Merley merging with the large built-up area at Bearwood. As a sub-parcel, this area does prevent the south-eastward spread of the urbanising development at the Waste Control Centre. In this respect, development on these fields would constitute an encroachment into the countryside. 118. The conclusion remains that the Green Belt follows the most appropriate boundary in this area.

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Parcel 17 - Low density residential area to south and east of A341 Queen Anne Drive, East of A349 and West of Arrowsmith Road. Figure 35 – Parcel 17 Location Plan (not to scale)

Site Name Parcel 17 - Low density residential area to south and east of A341 Score Queen Anne Drive, East of A349 and West of Arrowsmith Road. Essential Characteristics Openness Built form is spread throughout the parcel in the form of large residential Medium plots interspersed with mixed woodland. There are also commercial garden centres and nurseries in north and west of the parcel. There are pony paddocks with ramshackle field shelters and stables in the north east of the parcel. The built form is very low density and the prevailing character is open. Permanence Queen Anne Drive (A341) and the built form of Merley and Canford High Magna forming a strong and permanent boundary to the north. The A349 Gravel Hill is a permanent boundary to the west. The southern boundary follows the northern edge of the heathland and adjacent mixed woodland. The eastern boundary follows Canford Road and then the track that heads southwards from Stoats Hill and along the western boundary of White’s Pit, which is also a public right of way. The woodland along the south-east boundary to the parcel is protected by an Area TPO and some of the trees are subject to individual TPOs. NPPF Purposes To check the The parcel is close to but not immediately adjacent to the large built-up Medium 2 unrestricted sprawl of area but at the western side is only separated from the large built-up area Contribution large built-up areas. at Broadstone by a belt of woodland.

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To prevent Development of this parcel would result in a substantial narrowing of the High 3 neighbouring towns gap between the separate settlement of Merley with the large built-up area Contribution merging into one at Canford Heath another. To assist in The parcel is semi-rural in character and openness is compromised to Medium 2 safeguarding the some extent by urbanising development within it. The parcel has already Contribution countryside from been affected by suburban encroachment but this is low density and encroachment. dispersed. To preserve the setting The parcel does not form part of the setting of the historic town of No and special character Wimborne. Contribution of historic towns.

Status of adjacent land The built up area of Merley sits to the north of the parcel and there is designated heathland to the south. There is a landfill site on the south eastern edge (White’s Pit). These areas all fall within the designated green belt. Summary The parcel makes High/Medium contribution to the purposes of the Green Belt. 7 119. This parcel includes land that has been promoted for residential development. There are physical features within the parcel, which could be used for a further subdivision. These were assessed to determine if they could form a new boundary to the Green Belt. 120. This analysis suggested that the larger parcel can be subdivided as shown in the plan below. Figure 36 – Parcel 17 Sub-Parcels

Site Name Sub-Parcel 17 A Score Essential Characteristics Openness The parcel is open and predominantly free of buildings. The land is used High as pony paddocks so there are some temporary shelters on the land. There are two properties within the sub-parcel. Permanence The northern boundary of the sub-parcel follows the southern edge of the High Magna Road (A341) and the western boundary follows Arrowsmith Road. Poole Local Plan. Poole Green Belt Review. July 2017 103

Both the southern and eastern boundaries follow a feature that was present on the 1870 – 1900 OS map 1:2500. Some of the trees along the eastern boundary are subject to an Area Tree Preservation Order (TPO) NPPF Purposes To check the The parcel is close to but not not adjacent to the large built-up area. Low 1 unrestricted sprawl of Contribution large built-up areas. To prevent Development of this sub-parcel would not project significantly further Medium 2 neighbouring towns eastwards than the existing built-up area of Canford Magna or further Contribution merging into one southwards than that of Merley. As such, development on the sub-parcel another. would only result in a slight narrowing of the gap between Merley and the large built-up area of the conurbation at Bearwood. A substantial area of open land to the east would maintain a strategic separation. However, given its position directly to the south of the public highway, building within this sub parcel will be highly visible and may result in a significant perceived reduction in the existing gap. To assist in The sub-parcel is very close to the separate settlement of Merley. It is High 3 safeguarding the predominantly open and in a suitable rural use. It and can easily be Contribution countryside from identified as countryside. Development would represent encroachment into encroachment the countryside. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 17 B Score Essential Characteristics Openness The parcel is made up of very low density residential development set Medium among reasonably large tracts of mixed woodland. Permanence The north-western boundary of the sub-parcel follows Arrowsmith Road. High The remaining boundaries follow a feature that was present on the 1870 – 1900 OS map 1:2500 but they are not strongly defined. The trees along the southern boundary are subject to individual and area Tree Preservation Orders (TPOs) NPPF Purposes To check the The parcel is not adjacent to the large built-up area but there is only a Low 1 unrestricted sprawl of narrow separation between the most southerly extent of the sub-parcel Contribution large built-up areas. and the Large Built-up Area at Broadstone. To prevent Development of this sub-parcel would not project further eastwards than High 3 neighbouring towns the existing built-up area of Canford Magna but would project further Contribution merging into one southwards than that of Merley, although not further westward. As such, another. development on the sub-parcel would significantly reduce the amount of Green Belt between Merley and the large built-up area of the conurbation at Broadstone and Canford Heath. To assist in The sub-parcel is rural in character but due to the dispersed urbanising Medium 2 safeguarding the elements within it, it is not open countryside. Development would not Contribution countryside from represent a significant encroachment into the countryside. encroachment To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic

Poole Local Plan. Poole Green Belt Review. July 2017 104 towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 6

Site Name Sub-Parcel 17 C Score Essential Characteristics Openness The parcel is made up of mixed density residential and commercial Medium development set among small tracts of mixed woodland. Permanence The northern boundary of the sub-parcel follows Queen Anne Drive and High the western boundary follows the boundaries to a number of residential properties. This line appears as a feature shown on the 1870 – 1900 Ordnance Survey Map 1:2500.The southern and eastern boundaries follow Arrowsmith Road. The trees along the southern boundary are subject to individual and area Tree Preservation Orders (TPOs) NPPF Purposes To check the The parcel is not adjacent to the large built-up area but is very close as Medium 2 unrestricted sprawl of there is only a narrow separation between the most southerly extent of the Contribution large built-up areas. sub-parcel and the large built-up area at Broadstone. To prevent Development of this sub-parcel would not project further eastwards than High 3 neighbouring towns the existing built-up area of Canford Magna. Development would also not Contribution merging into one project further eastwards or westwards than the existing built-up area of another. Merley. However, it would project further southwards. Therefore, development on the sub-parcel would significantly reduce the amount of Green Belt between Merley and the large built-up area of the conurbation at Broadstone. While there will be some open land between the sub- parcel and Broadstone, this is a narrow parcel of woodland. To assist in The sub-parcel is immediately adjacent to the built-up area of Merley and Medium 2 safeguarding the is rural in character. However, due to the dispersed urbanising elements Contribution countryside from within it, it is not open countryside. Development would represent an encroachment encroachment into the countryside to some extent but Arrowsmith Road would prevent further encroachment to to south-east. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a High / Medium contribution to Green Belt purposes. 7

Site Name Sub-Parcel 17 D Score Essential Characteristics Openness The parcel is made up of low density residential and commercial Medium development set among tracts of mixed woodland. Permanence The northern boundary of the sub-parcel follows Queen Anne Drive and High the western is marked by Gravel Hill (A 349). The southern boundary follows the stream and the south- eastern boundary follows the boundaries to a number of residential properties. This line appears as a feature shown on the 1870 – 1900 Ordnance Survey Map 1:2500. The trees within the sub-parcel and along the southern boundary are subject to individual and area Tree Preservation Orders (TPOs) NPPF Purposes To check the The parcel is very close to, but not adjacent to the large built-up area, but Medium 2 unrestricted sprawl of is only separated from it by a narrow belt of woodland to the west. Contribution

Poole Local Plan. Poole Green Belt Review. July 2017 105 large built-up areas. To prevent Development of this sub-parcel would not project further eastwards than High 3 neighbouring towns the existing built-up area of Canford Magna. Development would also not Contribution merging into one project further eastwards or westwards than the existing built-up area of another. Merley. However, it would project further southwards. Therefore, development on the sub-parcel would reduce the amount of Green Belt between Merley and the large built-up area of the conurbation at Broadstone. The remaining gap would be a narrow belt of woodland. To assist in The sub-parcel is immediately adjacent to the built-up area of Merley and Medium 2 safeguarding the is rural in character. However, due to the dispersed urbanising elements Contribution countryside from within it, it is not open countryside. Development would represent an encroachment encroachment into the countryside to some extent but the A349 at Gravel Hill would prevent further encroachment to the west. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Medium contribution to Green Belt purposes. 7

Site Name Sub-Parcel 17 E Score Essential Characteristics Openness The parcel is made up of low density residential development set among Medium tracts of mixed woodland. Permanence The southern boundary of the sub-parcel follows the strong permanent High boundary of Queen Anne Drive/Magna Road and the western is marked by the back garden fences of residential properties in Merley. The eastern boundary follows the strong permanent line of Canford Magna road. This boundary is less robust where it follows the garden area of some residential boundaries. The northern boundary follows the southern edge of the residential development in Floral Farm. NPPF Purposes To check the The parcel is close to but not adjacent to the large built-up area. Low 1 unrestricted sprawl of Contribution large built-up areas. To prevent Development of this sub-parcel would not project further eastwards than No 0 neighbouring towns the existing built-up area of Canford Magna. Development would also not Contribution merging into one project further southwards than the existing built-up area of Merley. another. Therefore, development on the sub-parcel would not reduce the amount of Green Belt between Merley and the large built-up area of the conurbation at Bearwood. In addition, the parcel is already affected by some urbanising development which compromises its openness. To assist in The sub-parcel is rural in character but due to the dispersed urbanising Medium 2 safeguarding the elements within it, it is not open countryside. As the sub-parcel is Contribution countryside from contained by urbanising development on three sides and the A341 encroachment prevents further encroachment to the south, development would not represent a noticeable encroachment into the countryside. To preserve the The sub-parcel does not form part of the setting of the historic town of No 0 setting and special Wimborne. Contribution character of historic towns.

Summary The parcel makes a Low contribution to Green Belt purposes. 3

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Overview 121. All of the sub-parcels 17A to 17D contribute to Green Belt purposes, despite being affected by some urbanising development within them. 122. The analysis of sub-parcel E suggests that the strongest boundaries are on the outer edge, namely Queen Anne Drive/Magna Road and Canford Magna Road. To be consistent with the existing Green Belt boundary around Merley, it could be re-drawn along western edge of Canford Magna road and Queen Anne Drive, excluding sub-parcel E from the Green Belt.

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Parcel 18 - Gravel Hill, Dunyeats, Arrowsmith Copse Figure 37 - Parcel 18 Location Plan (not to scale)

Site Name Parcel 18 - Gravel Hill, Dunyeats, Arrowsmith Copse. Score Essential Characteristics Openness The parcel is largely free of buildings with the exception of the crematorium High buildings close to Dunyeats Roundabout in the very southern portion of the site. The playing field to Broadstone Primary School is also included as is the neighbouring cemetery. The cricket ground at the Delph (north east portion) has a pavilion building but the parcel is largely open. Permanence The Castleman Trailway is a well-defined and permanent boundary to the High north-west of the parcel and there is a clear demarcation between the back gardens of the residential properties in the Dunyeats Hill area of Broadstone, along Greensleeves Avenue and Portmore Close. The boundary of the parcel with the heathland at Dunyeats Hill is less defined but the A349 (Gravel Hill) forms a strong permanent western boundary in places. Arrowsmith Copse is well defined by the permanent presence of Gravel Hill and Arrowsmith Road. The whole of the parcel is designated as an SNCI. NPPF Purposes To check the The parcel is immediately adjacent to the large built-up area of the High 3 unrestricted sprawl of conurbation at Broadstone but there is a clear boundary and a strong Contribution large built-up areas. differentiation between rural and urban. Development of this parcel would Poole Local Plan. Poole Green Belt Review. July 2017 108

be linear in form running either side of the main road at Gravel Hill. As such, it would result in sprawl extending from the northern edge of the large built-up area at Broadstone to the settlement of Merley.

To prevent Development of this parcel would result in physical and visual coalescence High 3 neighbouring towns of the separate settlement of Merley with the large built-up area at Contribution merging into one Broadstone. another. To assist in The parcel lacks urbanising development and development would High 3 safeguarding the represent encroachment into the countryside. The parcel abuts the built-up Contribution countryside from area of Broadstone at Dunyeats Hill and therefore prevents further encroachment. northward encroachment. To preserve the setting The parcel does not form part of the setting of the historic town of No 0 and special character Wimborne. Contribution of historic towns.

Status of adjacent land The built up area of Merley and the low density housing around Arrowsmith Lane, sit to the north of the parcel. Broadstone and Broadstone Golf Course are located to the west. There is an area of designated heathland to the south west (on the eastern flank of Broadstone). The larger area of Canford Heath stretches away to the south and east. These areas all fall within the designated green belt. Summary The parcel makes a High/Medium contribution to the purposes of Green Belt. 9 Overview 121 The Green Belt follows the most appropriate boundary in this area. No change to the GB boundary is required.

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5. Conclusion

123. As a result of both the stage one and stage two parcel assessments, it can be concluded that the majority of the existing Green Belt areas in the Borough of Poole meet the purposes of Green belt as set out in the NPPF – but to varying degrees. The second stage analysis identifys where development on some sub-parcels would not have a significant impact upon the characteristics and purposes of the South East Dorset Green Belt. 124. These findings will form part of the evidence base that will be used in identifying if parts of the Green Belt have the potential to contribute towards delivering sustainable development and meeting the housing and employment needs of the borough over the next plan period. 125. The table below summarises the findings of the assessment process and identifies those areas where alterations to the Green Belt boundary could be made without harming the overall role and purpose of the South East Dorset Green Belt. Summary

Parcel Parcel Name Possible Changes Number 1 Public Open Space at Turlin Moor Potential to re-draw the Green Belt boundary along the High Water Mark. 2 Upton Country Park and Farm Potential to re-draw the Green Belt boundary along the High Water south of A35 Mark; or Remove from the Green Belt and establish the boundary around the outer edge of the conurbation. 3 Land south of Creekmoor North of Potential to re-draw the Green Belt boundary along Roberts Lane and A35 the western edge of the Park and Ride; or Remove the whole parcel from the Green Belt and re-draw the boundary along the A350 and Longmeadow Lane; or Remove the whole parcel from the Green Belt (together with Upton Country Park and Farm) and establish the boundary around the outer edge of the conurbation. 4 Land west of Creekmoor (South of Potential to re-draw the boundary along the line of the former Roman former railway line) Road. 5 Corfe Hills School & Broadstone Potential to exclude Corfe Hills School from the Green Belt designation. Golf Club 6 Farmland to east of Higher No change. Blandford Road Corfe Mullen 7 Farmland to west of Merley Park No change. 8 Land west of Merley including Potential to exclude the land to the rear of Merley Ways from the Green Merley Hall and Merley Belt designation; and Ways/Oakley Hill Exclude the island of land surrounded by the B3073, A341 and A31 from the Green Belt designation. 9 Farm Land north of Oakley Lane, Potential to re-draw the Green Belt Boundary along the former carriage south of A31 / River Stour (north of drive to Canford School (along the southern edge of Flood Risk Zones Merley) 2 & 3). 10 Land north of A341 Magna Road No change. (Canford School) 11 Land north of A341 Magna Road No change. North & West of Moortown Farmhouse (former Canford Golf Course) 12 Land north of A341 Magna Road Potential to re-draw the Green Belt boundary along the eastern edge of

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Parcel Parcel Name Possible Changes Number East of Moortown Farmhouse Knighton Lane and the southern edge of the Stour Way. (Knighton) 13 Knighton Heath Golf Course, Potential to include additional land in the Green Belt designation by re- Bearwood drawing the boundary along the outer edge of the built-up area. 14 Land to south of A341 Magna Potential to re-draw the Green Belt boundary to follow the edge of the Road between Merley and extant planning permission. Bearwood

15 Land to south of A341 Magna Potential to extend the Green Belt to include part of the Safeguarded Road between Merley and Land. Otherwise no change. Bearwood, (Canford Arena and land to the east and west) 16 Land to south of A341 Magna No change. Road between Merley and Bearwood South of Canford Arena (Waste Control Centre) 17 Low density residential area to Potential to re-draw the Green Belt boundary to exclude sub-parcel 17 south and east of A341 Queen E. Anne Drive (Arrowsmith Road) 18 Gravel Hill, Dunyeats and No change. Arrowsmith Copse

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Further Information Planning & Regeneration Services inc. Building Consultancy, Borough of Poole, Civic Centre, Poole BH15 2RUPoole Local Plan Tel: 01202 633321 Email: [email protected] Poole Local Plan. Poole Green Belt Review. July 2017 112 Read and Comment online at www.poole.gov.uk/localplanreview Hard copies are available for viewing in Poole public libraries and at the Civic Centre.