7 ITEM NO. 10

APPLICATION TYPE: Full Application APPLICATION NO: 07/00484/FUL APPLICANT: Director of Communities, Health & Care, Southampton city Council SITE ADDRESS: Land at Monks Brook Stoneham Way PROPOSAL: Development of transit site for Gypsies and Travellers with associated access for vehicles and pedestrians ______

RECOMMENDATION: Delegate the Development Control Manager to grant conditional planning permission subject to: (i) the Secretary of State not deciding to call in the planning application; (ii) agreement with the neighbouring authority to maintain visibility at the access over sight lines to the north

REPORT

Contents : Para

Background 1 Site & surroundings 5 Application details 8 Policy context 12 Consultation and notification 21 Planning considerations 27 Policy considerations and need for the development. 27 Impact on the surrounding area 44 Highway considerations 45 Other safety concerns 49 Access to utilities and local services 54 Quality of the environment 56 Other matters 59 Conclusion 63 Appendix A Planning Statement Appendix B Issues raised in objections

BACKGROUND

1 Local Authorities are required to include Gypsies and Travellers in their housing needs assessments and to have a strategy which sets out how the need is to be met. The principle of the development of a transit site for Gypsies and Travellers in the City was approved by the Council’s Cabinet in September 2005. Officers then carried out an extensive audit of potential sites and considered their suitability. The land at Monks Brook was identified as the most suitable location. The proposal to make a funding bid to carry out the development and to make a planning application for this site was approved by 7 ITEM NO. 10 Council on 17 February 2007. The current application seeking planning permission has been made as a result of these decisions.

2 The planning application seeks permission for the development of a permanent transit site to meet the needs of Gypsies and Travellers who stop in Southampton on a temporary, short term basis - a maximum period of 3 months . If approved, the development would be carried out and generated by the Council on its own land. Because of the planning circumstances which are set out below, if the Panel are minded to grant permission, the application will need to be referred to the Government Office for the South East (GOSE) to provide an opportunity for the Secretary of State for Communities and Local Government to call the application in for a decision to be made. In that case a public local inquiry would be held. If the Secretary of State chooses not to call the application in, then the decision of the Panel would stand.

3 The application is supported by a planning application statement which covers the following:

• A design and access statement

• A statement of need

• Site selection

• Pre-planning consultations

• Flood risk assessment

• Traffic statement

• Health and safety

• Noise

• Management of the site

• Community safety and community input

• Sustainability issues

• Nature conservation issues

• Traveller preferences

A copy of the statement is attached as Appendix A to this report. In addition to the submitted plans, separate reports dealing with ecology, noise, tree issues and contamination accompany the application

4 The Key issues to be considered in dealing with the application are as follows:

(i) Policy considerations including site selection and need

(ii) Impact on the surrounding area

(iii) Highway and other safety considerations. 7 ITEM NO. 10 (iv) Access to utilities and services

SITE AND SURROUNDINGS

5 The application is in respect of open land with an area of 0.336 hectares on the east side of Stoneham Way and immediately south of the boundary with Eastleigh Borough Council. To the north of the site is open grassed land; to the east is the wooded watercourse known as Monks Brook and to the south is further open grassed land which gives way to a wooded area. The Stoneham Way frontage of the site is formed by a post and rail fence, trees and hedges. An access to the site and adjacent land from Stoneham Way is formed by a field gate.

6 A public footpath runs approximately east west between Monks Brook and Stoneham Way to the north of the site. The footpath links into the footpath which crosses Monks Brook and runs to the south alongside the brook eventually leading to Mansbridge Road. The footpath to the east also crosses the main Southampton to London railway line by means of an uncontrolled level crossing, eventually linking with Wide Lane opposite the Ford factory. The footway also turns north where it meets Stoneham Way. It continues to the north parallel with but separated from Stoneham Way by a fence and hedge until it reaches the pedestrian underpass beneath Stoneham Way and to the south of the M27 Motorway. Stoneham Way between its junction with High Road and the Motorway has no pedestrian footways. It is a classified (A335) dual carriageway with a 70 mph speed restriction on the northbound side of the dual carriageway is a lay by.

7 On the west side of Stoneham Way opposite the site there is open land and playing fields. To the south-west is the residential area encompassing Channel’s Farm Road, Bassett Green Road and Stoneham Lane. To the east of the site and of the railway line is Wide Lane with a mixture of commercial uses, the large Ford factory and associated car parking and the residential area encompassing Claudeen Close, Mardon Close and Grange Court. Further to the south is the High Road shopping centre which serves the surrounding community.

APPLICATION DETAILS

8 The application is for full permission for the development of a transit site for Gypsies and Travellers with associated access for vehicles and pedestrians.

9 The development will include the following:-

(i) a transit site for up to 12 caravans on 6 pitches (ii) each of the pitches within the site would be fenced and gated. Each would have its own single storey, heated utility block comprising a shower room with WC; and a washing room. The blocks would be built in brick and blockwork with a monopitch, metal panel roof. On each pitch there would be an electricity supply and parking for up to 3 vehicles .A raised grassed area would provide an amenity area and some separation between each of the plots. 7 ITEM NO. 10 (iii) a single storey management block providing an office, overnight accommodation and storage area; (iv) a childrens play area; (v) a refuse/waste storage area; (vi) the boundary treatment to the site would involve planted bunding or mounding around the north, east south and most of the west boundaries. Fencing would be provided as follows:-

• 1.8 meter high concrete panel fencing on the bunding along the south, east and part of the west boundaries;

• 2 meter high close-boarded acoustic fencing along the western boundary facing Stoneham Way

• 2.4 meter high close-boarded timber fencing along the north boundary

10 The access has been designed to satisfy traffic speeds on Stoneham Way of 50 mph. A traffic regulation order will be promoted to introduce this reduction in the speed limit from 70 mph. The access would incorporate a bell-mouth measuring 11 meters wide at its narrowest and 20 meters deep to enable a towed caravan to pull-off the carriageway. The proposed gates would be double leafed steel gates with a height restriction barrier and designed to maintain the safety of children and to control dogs. The works would include the provision of a barrier on the central reservation of the dual carriageway to prevent right turns. The access would enable vehicles to enter the site where a large turning area would be provided. Outside the site a footway would be provided along the eastern edge of Stoneham Way linking the site back to High Road. No other access whether pedestrian or for vehicles would be provided to the site.

11 The proposed site would be approximately 140 m from the nearest dwellings in Claudeen Close on the east side of the railway line ; and approximately 230m from the nearest flats in Greenlea Crescent to the west of Stoneham Way .

POLICY CONTEXT

12 Government planning policy on Gypsy and Travellers sites is set out in Circular 02/06. The advice was updated because of a failure to deliver adequate sites in many areas over the last 10 years. The intentions of the Circular include the following:-

(a) to create and support sustainable, respectful and inclusive communities where Gypsies and Travellers have fair access to suitable accommodation, education, health and welfare provision, where there is mutual respect towards the environments in which they live and work (b) to reduce the number of unauthorised encampments and to make enforcement more effective (c) to increase significantly the number of sites in appropriate locations over the next 3 - 5 years 7 ITEM NO. 10 (d) to help to avoid Gypsies and Travellers from becoming homeless through eviction from unauthorised sites without an alternative to move to.

13 The Circular sets out a process whereby assessments of Gypsy and Traveller accommodation needs are identified. These needs are expected to be fed into the regional planning process which should identify the number of pitches required for each Local Planning Authority. The Local Development Framework should then identify specific site allocations to satisfy the required number of pitches.

14 Local authorities are advised to consider its own land in identifying specific sites together with consideration of un-used or under-used land owned by public bodies and other vacant land. Early consultation in the community is encouraged. Where a local planning authority has not allocated sufficient sites for Gypsy and Traveller needs the Inspector examining the Development Plan Document (DPD) as part of the local development framework could recommend that additional sites are included or may conclude that the DPD is unsound and should be withdrawn.

15 Transitional arrangements are set out in the Circular where, as in this case, the South East Plan has not identified a need in terms of pitch numbers. Where there is clear and immediate need evidenced through the presence of significant numbers of unauthorised encampments local planning authorities are encouraged to bring forward DPD’s in advance of regional assessments. Local planning authorities are expected to demonstrate that they have considered a range of information on need for and supply of pitches before any decision to refuse a planning permission for a Gypsy and Traveller site.

16 Local authorities are advised to consider the following in assessing planning applications.

(a) the likely impact on the surrounding area (b) the level of provision and need for sites in the area (c) the availability or lack of alternative accommodation (d) the promotion of peaceful and integrated co-existence between the site and the local community (e) the wider benefits of easier access to shops, local services, GP’s and other health services and schools (f) not locating sites in areas of high flooding, including functional floodplains, given the particular vulnerability of caravans (g) the potential for noise and other disturbance from traffic and on site business activities

17 Government advice in PPG 17 “Planning for open space , sport and recreation” is also relevant to this application .This says that:

(a) Existing open space should not be built on unless an assessment has been undertaken which has clearly shown the open space to be surplus to requirements. “Surplus to requirements' should include consideration of all the functions that open space can perform. Not all open space is of equal merit and some may be available for alternative uses. In the absence of a robust and up-to-date assessment by a local authority, an applicant for planning permission may seek to demonstrate through an 7 ITEM NO. 10 independent assessment that the land is surplus to requirements. Developers will need to consult the local community and demonstrate that their proposals are widely supported by them.

(b) The recreational quality of open spaces can be eroded by insensitive development or incremental loss of the site. In considering planning applications - either within or adjoining open space - local authorities should weigh any benefits being offered to the community against the loss of open space that will occur.

(c) Local authorities should:

• avoid any erosion of recreational function and maintain or enhance the character of open spaces; • ensure that open spaces do not suffer from increased overlooking, traffic flows or other encroachment; • consider the impact of any development on biodiversity and nature conservation.

18 The City of Southampton Local Plan Review sets out a permissive, criteria based policy H15 for Gypsy accommodation on temporary transit sites. The policy is intended to deal with temporary sites where the site is occupied of no more than 4 weeks in any year by the same group rather than the current application which is for a permanent transit site. The criteria are as follows:-

(i) The location is such that there is not adverse impact on the amenities of existing nearby residential or business uses; (ii) The site has a satisfactory means of access, and adequate parking provision and turning space, in order to accommodate the occupants in a satisfactory manner; (iii) The site will not generate traffic of a scale or type inappropriate to the locality, and which is likely to cause a hazard to road safety; (iv) The site is capable of accessing utilities; (v) The site is located within a reasonable distance of local facilities, such as schools and welfare services; (vi) The site is capable of being landscaped and screened from surrounding uses; (vii) The site is occupied for no more than four weeks in any calendar year by the same group; (viii) The use of the site does not damage nature conservation interests

19 The planning application should also be considered against Policy CLT4 which is intended to safeguard amenity open space from development unless the site has no overall landscape or nature conservation value; the site has no recreational value; and conditions are imposed to cover retention of landscape features, regime fencing and restrict building works.

20 Other general policies in the Local Plan Review are as follows are relevant to the planning application and need to be taken into account:-

SDP1 - quality of development SDP2 - integrating transport and development SDP3 - travel demands 7 ITEM NO. 10 SDP4 - development access SDP5 - parking SDP7 - context SDP9 - scale massing and appearance SDP10 - safety and security SDP11 - availability and movement SDP12 - landscape and biodiversity SDP13 - resource consideration SDP16 - noise SDP20 - flood risk NE3 - sites of importance to nature conservation ( SINC) H7 - residential environment TI2 - vehicular access

CONSULTATION AND NOTIFICATION

21 Prior to the planning application being made a considerable amount of publicity has been given to the proposal since the proposals were brought forward in the report to Council in January of this year. The planning statement (Appendix A) sets out the details in paragraphs 40 -42 and its Appendix 2 which included the following:-

(a) notification letters to households in the vicinity of the site on 9 January 2007

(b) publication of the Cabinet report on 9 January 2007

(c) receipt of over 900 letters and emails and petition of 685 residents mostly opposing the proposal

(d) Council meeting on 17 January 2007 with deputation

(e) Cabinet consultation meeting on 22 January 2007

(f) Cabinet with deputations decision meeting on 26 February 2007

(g) officers met residents of Bray Court on 7 February 2007

(h) public information day with 2 drop-in sessions and public meeting on 10 February 2007 attended by approximately 450 people

22 Publicity for the planning application has been carried out as follows:-

(i) site notices displayed in the vicinity of the site

(ii) press advertisement in the Advertiser

(iii) display of proposals and details on the Council’s web-site

(iv) notification letters sent to 334 households and business addresses in the vicinity of the site in the following roads:-

Wide Lane Claudeen Close 7 ITEM NO. 10 Mardon Close Wessex Lane Mansbridge Road Walnut Avenue Burgess Road Willis Road Philimore Road High Road Fleming Road Parkville Road Channels Farm Road Greenlea Crescent

23 As a result of publicity for the planning application over 400 letters of objection have been received from residents and businesses. The matters raised in these objections are set out in Appendix B. The letters include standard type letters signed by individuals. The objections are from addresses in the vicinity of the site but also include letters from Maybush, Lordshill, Freemantle, West End, Midanbury, Woolston, Marchwood, Eastleigh, Hedge End, Sarisbury Green, Fareham and Bishops Waltham

24 Responses from interest groups and associations have been received as follows:

(i) Swaythling Housing Association No objection

(ii) Southampton Commons and Parks Protection Society The Society are familiar with the area which they consider is a rare area of open space in the City. Its development will set a precedent for the rest of the open space in the locality. Fencing as proposed will not contain the users leading to litter and contamination of ground and waterway of Monks Brook. Water contamination would be disastrous for the Salmon Pool at Woodmill.These matters are addressed below.

(iii) Eastleigh Group of the Ramblers Association

Object on the grounds of no fencing along the northern boundary adjacent to “Footpath No.28 Eastleigh”. Gaps in the proposed bunds appear to enable or permit pedestrian access to the north. As a consequence users of the footpath would have no protection from aggressive dogs from the site. This problem has been experienced on nearby land as a result of unlawful encampments. Effective fencing is required. These matters are addressed below .

(iv) Hampshire and Isle of Wight Wildlife Trust

The trust objects on the grounds of the high ecological value of the site and adjacent SINC which would be harmed particularly through fly- tipping and pollution of Monks Brook .This could lead to harm to the River Itchen SSSI .Also, there is no consideration of long term impact of the developoment which would be contrary to Local plan Review policy NE3 .Only development directly connected with education and 7 ITEM NO. 10 management of the site should be permitted .The development would also be contrary to PPS9 which states that local SINCs have a fundamental role in meeting overall bio-diversity targets and contributing to the quality of life and well-being of the community.

25 Responses to formal consultations on the planning application are set out below:-

(i) Hampshire County Council As a Local Planning Authority the County Council has no comment. As land owner of adjacent land the County Council do not object in principle but are concerned that the proposed close-boarded timber fence and bund on the northern boundary of the site may be breached enabling access to adjacent land

(ii) Eastleigh Borough Council Raise no objection to the proposal

(iii) Hampshire Constabulary The proposal is generally supported although the police have concern relating to the pedestrian route across the railway line,

(v) Network Rail Not commented

(vi) Highways Agency/Department for Transport Not commented

(vii) Natural England Not commented

(viii) BAA Not commented

(ix) Environment Agency No objection subject to recommended conditions dealing with protection of habitats and species, landscape details and contamination

(x) Southern Gas No concerns about the safety of its gas pipeline

(xi) Southern Water No objection 7 ITEM NO. 10 26 Advice from officers is incorporated into the planning considerations set out below .Particular responses are as follows:-

(i) the Neighbourhood Renewal Team Supports the proposal on the basis of need and promotion of social inclusion.

(ii) the Council’s Scientific Officer recommends conditions to address possible contamination.

(iii) the Environmental Health Officer accepts the noise analysis.

(iv) the Rights of Way Officer comments as follows:-

• the development would not obstruct any right of way .

• the area is used as a local recreational area by ramblers and dog walkers • Monks Brook is subject to flooding • no formal application has been made to stop up the level crossing route over the railway. Objections are likely to be received for any such application. There is unlikely to be increased traffic over the level crossing as a result of proposed transit site • the proposed footway alongside Stoneham Way is fully supported • the proposed fencing of the site it supported

(v) the Tree Officer raises no objection and comments as follows:-

• the southern part of the site is planted with a mixture of young trees in formal rows. The development would result in the loss of 50 - 60 young trees. The sight lines at the access way result in some further loss of trees. Mitigation is required in the form of a tree management plan and to include further thinning of the plantation; replacement planting; rabbit-proof tree protection and maintenance. • the site includes no other trees • site drainage could impact on trees in the Monks Brook Greenway. This should be addressed by Condition Responses from other officers are incorporated into the consideration of issues below .

PLANNING CONSIDERATIONS

Policy considerations and need for the development.

27 The planning application should first be considered against the policy issues revised by Government advice in Circular 02/06 and PPG17, the Local Plan Review and the Local Development Framework.

28 The planning application has been submitted in advance of the process envisaged by Circular 02/06 involving the identification of a regional need and of appropriate sites through the LDF process. The reason for this approach is 7 ITEM NO. 10 based on the clear and immediate need for a site and the delays that would be incurred if the matter was addressed through the Land Development Framework. The delay would be the order of 3 or 4 years, leading to the problems associated with unlawful encampments and failure to address the housing need. The Circular accepts that provision may be brought forward in advance of regional plans being finalised.

29 The draft South-East Plan has not yet identified a need for a precise number of pitches. However, the planning statement accompanying the application demonstrates the need based on the following:-

(a) records of encampments in the City of the last 10 years. Since 2000 between 8 and 22 encampments have been recorded made up of 8 - 10 caravans

(b) the permanent site for 36 caravans at Kanes Hill is always fully occupied with a waiting list

(c) no other lawful site in the City

(d) the Council spends approximately £100,00 per annum to move travellers from unlawful encampments but the full use of enforcement powers cannot be used unless alternative provision is available such as a transit site

(e) a 6 pitch site taking up to 12 caravans is consistent with the experience of unlawful encampments of up to 10 caravans. Larger groups than 12 are likely to be less cohesive, larger to manage and with a greater input. Gypsies and travellers prefer smaller sites.

30 On the evidence of this need it is reasonable for the proposed transit site to be considered in advance of the Local Development Framework. The provision of a larger site for a greater number of caravans would not be justified by the recent evidence and would lead to a greater impact of the development.

31 The site has recreational value primarily for walking and observation of nature. The site also has landscape and nature conservation value. Some of the landscape characteristics including trees and open grassland nature of site could not be safeguarded by planning conditions if the scheme were to proceed. Similarly the development would involve the construction of several small buildings on the land which could not be prevented by condition: fencing would be controlled by condition. For these reasons the development is contrary to Policy CLT4 of the Local Plan Review which resists the loss of amenity land .As it is a departure from the Local Plan review the application would need to be referred to the secretary of State for a possible call-in public inquiry if the Panel are minded to approve it .

32 The development must also be considered against Government advice in PPG17 (see paragraph 17 above ). In 2004 the Council carried out an assessment of open space as recommended. The distribution of different types of open space was assessed by Neighbourhood Partnership Areas (NPA’s). This found that the North NPA (which includes Swaythling) was relatively well represented with natural and semi-natural green space and green corridors although still below the guidance used by Natural England. 7 ITEM NO. 10 The City overall is well below this guidance level although stakeholder surveys indicated a majority who felt provision was “about right” or even at a surplus. Most of the population is within 15 minutes walk of an urban green space of at least half a hectare. Overall across the City the audit showed shortfalls in formal parks and gardens, natural and semi-natural urban green space, sports fields, amenity space and facilities for teenagers and children. The current site could not therefore be regarded as “surplus to requirements” for the purposes of PPG17. It is clearly the case that the wider area of open space in the vicinity of the site would be eroded by the development.

33 It is necessary to consider therefore whether the failure to comply with Policy CLT4 of the Local Plan Review would cause sufficient harm to justify a refusal of planning permission; and whether there are other considerations to weigh against the considerations in PPG17.

34 The site is not allocated nor safeguarded for any form of open space nor for any other purpose in the Local Plan Review. Such an absence of any specific allocation is commonly called “White land” . The development would occupy a relatively small part of the extensive open are between the motorway the railway or the northern limit of built development at the edge of the City. The development of the site would still leave extensive natural and semi-natural areas in the vicinity of the site available and accessible for recreation purposes and as a visual buffer . These areas include the length of Monks Brook, land to the south of the site and the area to the north within Eastleigh’s area. Although informal paths over the site would disappear, the formal footways to the north and east of the site would remain.

35 The application site consists of an area of neutral grassland bounded by further grassland, a wooded stream valley, plantation woodland and a dual carriageway road. The site lies within 1100m of the River Itchen Special Area of Conservation (SAC) and River Itchen Site of Special Scientific Interest (SSSI). It is immediately adjacent to the Monks Brook Greenway Site of Importance for Nature Conservation (SINC). The Monks Brook is a tributary of the River Itchen. Policy NE3 of the Local plan Review resists development that would harm a SINC unless there are reasons that clearly outweigh the substantive nature conservation value of the site .

An Ecological assessment of the development has been carried out and details submitted with the application. This included a field summary and analysis of records of protected species collected by the Council, the Hampshire and Isle of Wight Wildlife Trust, the Hampshire Biodiversity Information Centre and the Eastleigh Borough Council. This found that the site supports an important diversity of wildlife. A range of flora are to be found. No animal species other than rabbits were seen but the nature conservation designations for Monks Brook indicate otters and water voles. Several species of birds use the site. There is evidence of kingfishers nesting along the banks of the Brook. An increase in visitor numbers could result in an adverse impact on the range or plants. There is a risk that increased use of the site will have an adverse impact on birds using the site. The Ecological and nature conservation value of the site is high. During works special care is needed to limit the impact on the surrounding grassland habitat, Monks Brook and woodlands to include the control of any pollution. Vegetation clearance should be undertaken outside the bird breeding season or with close 7 ITEM NO. 10 ecological management to avoid damage to nests. Japanese knotweed identified on the site needs to be eradicated.

36 Officers advice is as follows:

(i) The development is notproposed within the SINC but adjacent to it.

(ii) Development of a transit site will have a negative impact on the biodiversity of the site through a reduction in the area of neutral grassland and subsequent loss of foraging habitat.

(iii) However, the habitat concerned is not ancient in origin and is not covered by any nature conservation designation.

(iv) The development is sufficiently distant from the River Itchen Special Area of Conservation (SAC) and River Itchen Site of Special Scientific Interest (SSSI) to avoid direct impacts.

(v) Indirect impacts on the SAC and SSSI are also unlikely. To date no evidence as been found of protected species listed on the SAC and SSSI designations, including otter, water vole and white-clawed crayfish, using the Monks Brook. In addition appropriate site design will prevent surface runoff from reaching the Monks Brook.

(vi) Due to limitations in the value of ecological data collected early in the year further survey work is being undertaken. This work is repeating earlier checks made for protected species, extending the search area for great crested newt breeding habitat to 500m and undertaking new work covering reptiles, invertebrates, breeding birds and bat foraging.

(vii) The degree of adverse impact can be minimised through the use of mitigation and enhancement measures including:

• Robust drainage measures within the transit site to prevent runoff from entering the Monks Brook;

• Physical protection of the adjacent SINC during construction;

• Careful site clearance, including appropriate timing of work, carried out under the supervision of a suitably qualified ecologist;

• Habitat creation measures incorporating species already present on site;

• Enhancement measures including bird and bat boxes;

• Long term management measures for new and existing habitats.

The development of a transit site for Travellers adjacent to the Monks Brook Greenway SINC will have a negative impact on local biodiversity however, the impact can be reduced through the use of a biodiversity mitigation and 7 ITEM NO. 10 enhancement plan. Taking into account the need for the development and Ploicy NE3 of the Local plan Review the development is acceptable subject to conditions to require the provision of such a plan.

37 The development would be visible from nearby footpaths nearby roads and open areas. Any view from nearby houses would be limited by reason of the distance between it and houses, the topography of the land and screening by vegetation. Although there would be some tree and shrub removal on the south side of the site, this would be mitigated by replacement planting, new landscape treatment, the proposed bunding and fencing of the site. The impact of the relatively long fence on the northern boundary of the site when viewed from the north would be softened by new planting. The buildings proposed are single storey and would not be prominent. Similarly the visual impact from the motorway would be limited .From Stoneham Way , an important entrance to the city, the site would be largely screened by vegetation and new fencing .Lighting would of course be visible at night but would not otherwise impact on the landscape character. Conditions in respect of landscaping, tree planting and fencing are recommended. On this basis it is concluded that although the development is contrary to Policy CLT4, it would not cause unacceptable harm in terms of its impact on the recreational and landscape value of the site, nature conservation interests and visual impacts.

38 In order to address PPG17 the applicants have carried out an extensive site selection exercise to assess whether there are other more suitable sites. This looked at Council - owned land and privately - owned sites. Forty six sites were initially considered and reduced to a short list. Details of the selection process and of the sites have been submitted with the application (see Appendix 1 to the Planning Statement at Appendix A ). Many sites were rejected because of their:- • Availability • Size • Access • Unsuitability for practical physical reasons

39 The resulting shortlist of the sites were considered against a range of factors including the following:-

• Community impact including safety considerations • Traveller preference • Legal and planning requirements • Sustainability • Area and regional strategies • Road safety and access • Screening and environmental impact

40 The merits of the application site are considered in more detail below. The other sites were considered to be less preferable based on the following planning considerations:-

(i) Land at Test Lane • It is allocated in the Local Plan Review for employment development 7 ITEM NO. 10 • It would be closer to business premises than the application site • The site is known to be contaminated • The site is near to the River Test area of international and national protection of nature conservation interests. • It is the (joint) least favoured in the police and community safety assessment. The site is considered to be more favourable than the application site in respect of access.

(ii) Land at Botley Road

• It is safeguarded in the Local Plan Review for public open space, designated as Strategic Gap and identified as of importance in terms of nature conservation. • It is the (joint) least favoured site in the police and community safety assessment

The site is however more favourable than the application site in respect of access.

(ii) Bakers Drove

• The site would be very close to existing houses and was not favoured in the police and community safety assessment • The site is safeguarded as open space in the Local Plan Review The site was more favourable than the application site in respect of access.

The details of the assessments of the other shortlisted sites at Lordshill Recreation Ground and Stoneham Lane are set out in Appendix A.

41 The assessment includes judgements based on Traveller preference and value for money which although important to the users and the Council as developer should be given relatively little weight for the purposes of the planning application. The impact on the community in terms of residential and business premises is an entirely reasonable factor and consistent with both Local Plan Review Policy H15 and Circular 02/06. The community safety assessments are based on impact from the policy and Community Safety Team.

42 As a process the site selection exercise is an entirely reasonable approach to identify the preferred site and to enable judgements to be made on its acceptability against important policy considerations. The fact that all options to satisfy the need for a transit site have been considered and that other sites have been rejected for legitimate reasons may be weighed against the non- compliance with Policy CLT4 of the Local Plan Review and against the advice in PPG17. Although the development results in the loss of open space and the land cannot be regarded as “surplus to requirements” it is in any case acceptable because the development of other sites would be more harmful and a more suitable site cannot be found.

43 The issue of the strategic gap has been raised in objections and at public meetings. For clarification, the site is not included in any strategic gap safeguarded by the Local Plan Review. It was previously included in the 1995 7 ITEM NO. 10 City of Southampton Local Plan as a strategic gap between Southampton and Eastleigh. This plan has now been superseded. The initial proposal to exclude the land from the Local Plan was published and publicised in the Local Plan Review process in 2002. Objections could have been made to the proposed deletion and would, if made, have been put before the Inspector at the public inquiry into the Local Plan Review in 2004. No such objections were made. The Local Plan Review came into force in March 2006 when it was adopted. The neighbouring land to the north of the site which falls within Eastleigh is safeguarded as Strategic Gap in the Eastleigh Local Plan Review. It is unlikely therefore that permission would be granted for a further transit site to the north but clearly this would be a matter for Eastleigh Borough Council.

IMPACT ON SURROUNDING AREA

44 The impact on landscape , recreation and nature conservation has been addressed above. Other impacts which should be taken into account are set out below:-

(i) Residents and businesses fear of crime .

Fear of crime is a material consideration which should be taken into account. This would be likely to apply in any location proposed for a transit site in the city where the local community would be likely to experience the same fears. Local residents and business already consider there to be a high incidence of crime in the area. The fear has lead to expectations of business closures in the Swaythling shopping centre. The Police have considered this aspect and have not objected to the planning application. Both the Police and the Community Safety Manager of the Council consider it a better choice of site than those others considered in the site selection process. The Police have committed to working with the Council, local people, businesses and travellers to address any policing issues raised. The site will be managed by the Council. The submitted Management policy includes close contact with the Police, local residents and businesses. A local management group will be established to comprise representatives of residents and businesses. A formal complaints procedure and telephone hotline will also be established. The site itself will be capable of some natural surveillance from Stoneham Way. CCTV and lighting will be installed. Experience has shown few crimes attributable to lawful encampments. Whilst fear is acknowledged, it has been properly addressed and would not justify the refusal of permission. The proposed operation of the transit site with the management and measures for involvement of the community set out above would promote a peaceful and integrated co-existence between the site and the local community.

(ii) Fear of attack by dogs 7 ITEM NO. 10 This was a particular concern in respect of the use of nearby footpaths. Management of the site would not allow dogs to roam freely. Individual plots within the site are fenced and the surrounding fencing and gates will contain dogs on the site.

(iii) Noise disturbance from dogs and on-site activities.

On-site management would control such impacts. Travellers using the site would have access to electricity and would not need to use generators. The site is a considerable distance from the nearest housing and surrounded by fencing and bunding. Traffic noise generated by the site would not be noticeable against background noise levels.

(iv) Fear of incursion onto adjacent land

The site would be bunded on all sides and fenced. Although the northern fence is proposed as a close-boarded timber fence this is acceptable because of the additional bunding. The management regime would provide further reassurance.

HIGHWAY CONSIDERATIONS

45 Stoneham Way at present has a speed limit of 70 mph with two-way flows over 12 hours of approximately 35000 vehicles. Ordinarily a new access on such a road would require slip roads for access and egress. The access design is based on a reduction in the speed limit to 50 mph. On this basis slip roads are not required. This is acceptable only on the basis that the speed limit is actually reduced. A traffic regulation order would be required for this purpose.It is recommended that this matter be addressed by condition 19.The agreement of Hampshire County Council would also be required to maintain visibility to the north of the access .

46 The design is also based on relatively small numbers of traffic movements onto and off the site of about 60 trips per day. Most movements will not involve towed caravans. Such movements are acceptable as there will be gaps in southbound traffic arising from the signal controlled roundabout at Junction 5 of the motorway. Towed vehicles arriving at the site would normally be anticipated through booking arrangements and the gates opened. The access bell-mouth is of sufficient size to enable a towed caravan to be pulled off the carriageway entirely before it reaches the gates. A lay-by is also proposed immediately to the north of the access with a length of 40m. Adequate sight - lines can be achieved although there would be some removal of trees to provide these. Vehicles arriving from the south would proceed to the roundabout at the motorway junction to access the site. Vehicles leaving and intending to travel north would proceed south to Thomas Lewis Way and turn back along Portswood Road and High Road. Right turn movements are not allowed to and from the site as this is a dual carriageway. A barrier to the central reservation is proposed to reinforce the point. These are acceptable arrangements for the access and take account of the high traffic flows, the dual carriageway nature of Stoneham Way and traffic speed. Although this is a busy road there is a relatively low incidence of reported accidents with 3 in the 7 ITEM NO. 10 last 3 years. The development would bring the added benefit of a reduction in the speed limit along Stoneham Way .

47 The site is in a low accessibility zone as defined by the Local Plan Review. Access to public transport ( trains and buses) is available to the south at a distance of approximately 1.5km. The proposals include provision of a pedestrian footway alongside Stoneham Way linking the site to the south to the junction with Wide Lane where the footway currently stops. This provides an additional choice for residents of the site to walk to facilities to the south. The footway would be lit by existing street lighting. On the basis of the proposed reduction of the speed limit to 50 mph the footway would provide a safe pedestrian route.

48 The on-site arrangements would provide sufficient space for vehicles including caravans and refuse vehicles to turn. Each plot would be able to accommodate 2 caravans and up to 3 vehicles. Parking would also be available for on-site management staff. The gate would be of a suitable design and would be managed to avoid risk to children and from dogs that might otherwise stray onto Stoneham Way.

OTHER SAFETY CONCERNS

49 The site is relatively close to the uncontrolled pedestrian level crossing over the electrified railway line. The travellers using the transit site would not need to use this route. The obvious and convenient route for pedestrians to shops and other services would be along Stoneham Way. The design of the site places the pedestrian access on its western frontage which is not convenient for the level crossing. The route to the level crossing is not direct involving the level changes across Monks Brook and a stile to the level crossing. It is likely that the route over the railway would be little used by Travellers based at the site. In any case there is no recent history of accidents associated with this crossing. Neither Network Rail nor the department for Transport have objected to the planning application. On this basis the relationship with the railway crossing is acceptable.

50 Concerns have been expressed by residents at the possible danger that might be caused by smoke from bonfires on the site in the vicinity of the airport flight path. There is no greater risk from the development than from the many other residential properties in the vicinity. Such matters would in any case be controlled by the management regime.

52 Concerns about fire risk and gas storage have been expressed. The site can be properly accessed by fire appliances. The caravans would be set apart an acceptable distance to address fire risk. A separate, secure compound is proposed within the site for gas storage, close to the mangers office. Gas storage would not be substantial and is entirely normal for this kind of use.

53 The adjacent public footpath to the north of the site would be screened from the south by the new development. This has raised concerns for the safety of users. However it would still have the same degree of natural surveillance from the west, north and east. There would also be the availability of on-site management and CCTV in the vicinity of the site.

ACCESS TO UTILITIES AND LOCAL SERVICES 7 ITEM NO. 10 54 The site can be adequately serviced with normal utilities including electricity, water, foul sewers and drainage.

55 The submitted Planning Statement (Appendix A ) sets out the details of access to schools health services and shops. Swaythling shopping centre has a wide range of shops and services and is approximately 1.5 km to the south which is no further than many other residential areas in the area. The site is therefore acceptable in terms of access to services.

QUALITY OF THE ENVIRONMENT

56 The application is accompanied by a noise assessment which examines the acceptability of the site in terms of noise from the most significant noise source which is from road traffic, but also from aircraft, the railway and nearby industry. The analysis takes into account the low noise insulation characteristics of caravans. Using guidance in PPG 24 “Planning and Noise” the findings are that noise levels from traffic are such that planning permission should not ordinarily be granted for this form of development unless there are special reasons such as that there are no better sites available and subject to planning conditions to give acceptable noise levels. A narrow fringe immediately adjacent to Stoneham Way would not be normally be acceptable without some screening. On this basis it is essential that the acoustic barrier as proposed is provided along the road frontage. Its provision is recommended as a condition.

57 Concern has been expressed about the water-logged nature of the site. The site was previously included in a flood risk area associated with Monks Brook identified by the Environment Agency. This designation has been changed by the Environment Agency as part of their on-going review of flood risks throughout the country. The site is considerably higher than the normal level of Monks Brook by as much as 5 metres and this is demonstrated in the submitted cross section through the site and the monks Brook valley. Although the site is regularly wet this can be addressed by on site drainage. The site would be hard surfaced with areas of garden or soft landscaping. The Environment Agency have raised no objection to the application and have recommended a number of conditions.

58 The issue of air quality has been raised as a matter of concern including the proximity of the site to the motorway, the airport and other possible causes of air pollution. The site is over 300 m from the motorway which is similar to many other residential properties along the northern edge of the city .It is also similarly located in relation to the airport and Fords factory. The Council have identified a number of Air Quality Management Zones where there are demonstrable problems of air quality. No such zone has been identified in this part of the city. The nearest zone is in Winchester Road.

OTHER MATTERS

59 The proposed development is satisfactory in terms of sustainability for the following reasons:

(i) The design and build principles of Ecohomes is to be adopted for the proposed amenity buildings although they are not dwellings. 7 ITEM NO. 10 (ii) A shared rainwater recovery system will be used to recycle water

(iii) A ground source heat pump for hot water and heating will be installed

(iv) The proposed new footway alongside Stoneham Way will encourage walking.

A condition is recommended to demonstrate how these measures will be delivered.

60 Access for disabled persons will be addressed by the generally level nature of the site; appropriate hard surface treatments; ramps where required; lighting; and the design of the amenity blocks which will be wheelchair accessible.

61. Taking into account of the impact on nature conservation as set out in paragraphs 35 and 36 above the development would satisfy the other requirements of policy H15 of the Local plan Review even though it is intended as a permanent rather than a temporary encampment .

62. The development would not remove the requirement for the Council to take action from time to time against unlawful encampments .However it is likely that such circumstances would be fewer because of the availability of a transit site .This would also increase the legal remedies open to the Council to enforce against unlawful encampments .

CONCLUSION 7 ITEM NO. 10 63 This is an extremely contentious proposal. As a planning application it should be considered on the basis of considerations that are relevant to planning only. It is concluded on balance that planning permission should be granted because the clear and immediate need for this kind of provision outweighs the other policy considerations .The development is contrary to Policy CLT4 of the Local Plan review and to the government guidance in PPG 17. Open space which has some nature conservation value would be lost . However there are good reasons in this case for giving more weight to the need for the site and the policies which support the development. No site has been found that is acceptable in all respects. An extensive site search exercise has been carried out which points to this as the better site. There are many concerns from the local community which are acknowledged and understood. Reasonable responses to these concerns have been put forward. A regime for management of the site has been proposed together with arrangements for involvement of the community in the running of the site. The detailed impact of the development has been assessed and is acceptable .No loss of rights of way would be caused by the development. The benefits to the wider community of the development will be difficult to appreciate for local residents and businesses but are in any case that the Council will be better placed to deal effectively with unlawful encampments elsewhere in the city, and that an important element of residential need would be met. A range of planning conditions are recommended to ensure that the impact of the development is acceptable and that an appropriate environmental quality is delivered. If Members are minded to support the recommendation then the application will be referred to the Secretary of State who would then decide whether to hold a public inquiry into the matter.

Local Government (Access to Information) Act 1985 Documents used in the preparation of this report Background Papers

1(a), 1(b), 1(c), City Plan Review (Adopted Version – March 2006) Circular 02/2006 Planning for Gypsy and traveller caravan site PPG 17 Planning for open space , sport and recreation

AWS for20.06.07 PROW 7 ITEM NO. 10

CONDITIONS

01. Time Limits The development hereby permitted shall begin not later than three years from the date on which this planning permission was granted.

REASON: To comply with Section 91 of the Town and Country Planning Ac: 1990 (as amended).

02. External Materials Full details of the manufacturers, types and colours of the external materials to be used, including samples, shall he submitted to and approved by the Local Planning Authority before development commences.

REASON: In order to control the appearance of the development in the interests of visual amenity.

03. Drawing Numbers The development hereby approved shall be implemented solely in accordance with drawing numbers EDS 44471, 4472; SCCtrans/07-00101, 00103, 00104, 00105, 00106 and the details set out in the accompanying statement entitled “Planning Application”, Phase 1 Ecological Assessment, Phase 1 Environmental Study, Noise Assessment and Contamination Investigation

REASON: To define the consent and for the avoidance of doubt

05. Wheel Washing During the period of the preparation of the site.excavation for foundations or services and the construction of the development wheel cleaning facilities shall be available on the site and no vehicle shall leave the site until its wheels have been cleaned sufficiently to prevent mud being carried onto the highway.

REASON:

06. Landscaping A detailed Landscaping scheme and implementation timetable, which clearly indicates tie numbers,. Planting densities, types,. planting size and species of trees and shrubs to be planted and treatment of hard surfaced areas, shall be submitted to and approved by the Local Planning Authority before the commencement of any site works Any trees, shrubs. seeded or turfed areas which, within a period 5 years from the date of planting die, fail to establish. are removed or become damaged or diseased. shall he replaced by the Developer in the next planting season with others of a similar size and species unless the Local Planning Authority agree written consent to any variation. The Developer shall be responsible for any replacements for a period of 5 years from the date of planting. The approved scheme shall be 7 ITEM NO. 10 carried out in accordance with an implementation timetable unless otherwise agreed in writing by the Local Planning Authority

REAS0N: To improve the appearance of the site and enhance the character of the development in the interests of visual amenity. to ensure that the development makes a positive contributor to the local environment, in accordance with the duty required of the Local Planning Authority by Section 197 of the Town and Country Planning Act 1990.

07. CCTV Closed circuit television equipment and a monitoring system shall he provided in accordance with a scheme to include a programme of provision to he approved by the Local Planning Authority before the development commences.

REASON: In the interests of public safety.

08. Refuse Facilities The proposed facilities for the storage and removal of refuse shall be implemented before the site is brought into use .The facilities shall include accommodation for the separation of waste to enable re-cycling .

REASON In the interests of visual amenity and the amenities of occupants of the site .

9. External Lighting The development hereby approved shall not be first brought into use until a scheme of external lighting has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented unless otherwise agreed in writing by the Local Planning Authority

REASON In the interests of safety and security and the amenities of the area.

10.Construction The development hereby approved shall not commence until a method statement setting out the means of constructing the development has been submitted to and approved by the Local Planning Authority .The statement shall specify the are the areas to be used for building operatives and contractors vehicle parking and plant; storage of building materials, and any excavated material, huts and all working areas and loading and unloading areas required for the construction of the development hereby permitted shall be submitted to and approved by the Local Planning Authority prior to development commencing or as may otherwise be agreed .The development shall then be implemented in accordance with the approved details and the areas identified for the above purposes shall be retained and kept available for those purposes .

REASON In the interests of highway safety and the amenities of the area. 7 ITEM NO. 10

11. Contamination No development shall commence until the developer has carried out adequate assessments to determine the likely presence of contamination on the site ( a desk study) and assessed the potential risks to human health and the wider environment .If any significant hazards are identified a scheme of further investigation will be required in order to assess any risks .If significant risks are identified a detailed remediation scheme must be devised and implemented to ensure the long term safety of the site .

Documented evidence of the above procedures shall be submitted to the Local Planning Authority for their written approval at each stage .Any remediation scheme required and approved shall be fully implemented and adhered to. Any amendments to the remediation scheme relevant the risk associated with the contamination shall be submitted to the Local Planning Authority for their prior approval in writing .On completion of the remediation works and prior to occupation of the site the developer shall submit written confirmation that the works have been completed in full and in accordance with the approved scheme . The presence of any significant unsuspected contamination that becomes evident during the development shall be brought to the attention of the Local Planning Authority and an investigation and management scheme implemented to its satisfaction .

REASON To identify unacceptable risks to human health and the environment and to ensure investigation , assessment and remediation of the site is to an appropriate standard ( ie. In accordance with guidance in Model Procedures for the Management of Land Contamination , Contaminated Land Report 11 , Environment Agency 2001)

12.Surface Water Surface water drainage works shall be carried out in accordance with details which have been submitted to and approved by the local Planning Authority before the development commences .No surface water drainage into the ground is permitted without the express consent of the Local Planning Authority and where it may be demonstrated that there is no resultant unacceptable risk to controlled waters .

REASON To manage the risk of flooding and to protect the water environment .

13. Archaeology No development shall take place until the implementation of a programme of archaeological work has been secured in accordance with a written scheme of investigation which has been submitted to and approved by the Local Planning Authority .

REASON To safeguard archaeology on the site ..

14. Contamination. Clean uncontaminated soil , aggregate , brick rubble , crushed concrete and ceramics shall only be permitted for infilling and landscaping on the site .Any such materials imported onto the site must be accompanied by documentation to validate 7 ITEM NO. 10 their quality and be submitted to the Local Planning Authority for approval prior to occupancy of the site .

REASON To ensure no ground contamination risks to human health and the environment are introduced onto the development .

15. Tree protection No trees on or overhanging the site shall be pruned/cut, felled or uprooted otherwise than shall be agreed in writing by the Local Planning Authority. Any tree removed or significantly damaged, other than shall be agreed, shall be replaced by the owners of the site with two trees of a size, species, and type, and at a location and before a date to be determined by the Local Planning Authority.

REASON To secure a satisfactory setting for the proposed development and to ensure the retention, or if necessary replacement, of trees which make an important contribution to the character of the area.

16. All trees to be retained pursuant to any other condition of this decision notice shall be fully safeguarded during the course of all site works including preparation, demolition, excavation, construction and building operations. Details of the specification and position of all protective fencing shall be indicated on a site plan and agreed with the Local Planning Authority in writing before any site works commence.

REASON To ensure that provision for trees to be retained and adequately protected throughout the construction period has been made.

17. No operation in connection with the development hereby permitted shall commence on site until the tree protection as agreed by the Local Planning Authority has been erected. The fencing shall be maintained in the agreed position until the building works are completed, or until such other time that may be agreed in writing by the Local Planning Authority following which it shall be removed from the site.

REASON To ensure that trees to be retained will be adequately protected from damage throughout the construction period.

18. Any trees to be felled pursuant to this decision notice will be replaced with a species of tree to be agreed in writing with the Local Planning Authority at a ratio of two replacement tree for every tree removed. The trees will be planted within the site or at a place agreed in writing with the Local Planning Authority. The Developer shall be responsible for any replacements for a period of 5 years from the date of planting. The replacement planting shall be carried out within the next planting season . 7 ITEM NO. 10

REASON

19.Speed Limit

The development shall not be brought into use until the proposed reduction in the speed limit on Stoneham Way to no more than 50 miles per hour has been implemented has been implemented.

REASON In the interests of highway safety .

20. Central Reservation

The development shall not be brought into use until the proposed barrier on the central reservation on Stoneham Way as shown on the approved drawings has been implemented.

REASON To prevent right turn movements on Stoneham Way .

21.Footway The development shall not be brought into use until the proposed footway alongside Stoneham Way as shown on the approved drawings has been implemented.

REASON To ensure that pedestrian access is available to the site .

22.Access No other access to the site whether for vehicles or pedestrians shall be formed other than that single access to Stoneham Way shown on the approved drawings.

REASON In the interests of safety and to protect the character of the area.

23.On-site turning Unless otherwise agreed by the Local Planning Authority the central area of the site outside of the plots and other areas indicated on the approved drawings shall be kept clear and retained for the turning of vehicles

REASON In the interests of highway safety .

24.Gates Details of the design of the access gate shall be submitted to and approved by the Local Planning Authority before the development commences .The gate shall be designed so that it only opens inwards .

REASON To ensure that the appearance and functionality of the gate is acceptable 7 ITEM NO. 10

25.Noise The proposed acoustic fences shown on the approved drawings shall be implemented in accordance with details to be agreed by the Local Planning Authority before the development is first brought into use .

REASON To protect the amenities of occupiers of the site

26.On-site activities Unless otherwise agreed in writing by the Local Planning Authority , no bonfires shall be lit nor shall any industrial processes take place on the site.

REASON To protect the character of the area and the amenities of users of the surrounding area . Site Management

27.Management The development shall be implemented and operated in accordance with the management plan submitted with the application unless otherwise agreed in writing by the Local planning Authority .

REASON To take account of concerns raised in respect of the impact of the development on the surrounding community including businesses and policing .

28.Biodiversity mitigation and enhancement Before the development commences measures for the protection of habitats and species on site shall be submitted to and approved by the Local planning authority to include the following :

(i) Robust drainage measures within the transit site to prevent runoff from entering the Monks Brook; (ii) Physical protection of the adjacent Site of Importance to Nature Conservation during construction; (iii) Careful site clearance, including appropriate timing of work, carried out under the supervision of a suitably qualified ecologist; (iv) Habitat creation measures incorporating species already present on site; (v) Enhancement measures including bird and bat boxes; (vi) Long term management measures for new and existing habitats.

REASON To protect any valuable ecological habitat and avoid impact to species that currently exist on the site .take account of the impact of the development on nature conservation interests.

29.Planting All proposed new planting should be of locally native plant species of UK genetic origin . 7 ITEM NO. 10

REASON The use of locally native plants in landscaping is essential to benefit local wildlife and to help maintain the region’s natural balance of flora .Native insects, birds and other animals cannot survive without the food and shelter that these plants provide .

30.Land fill gas. No development shall be commenced until additional site investigation has been undertaken has been undertaken and a report detailing the presence of landfill gas together with any measures for addressing the risks associated with it has been submitted to and agreed by the Local planning Authority .These measures shall include a scheme for future monitoring and reporting and construction details to prevent the ingress of gas .

REASON There is a history of land fill in the vicinity of the site .

31.Sustainability No development shall take place until details have been submitted to and approved by the Local Planning authority which assess the feasibility of incorporating the following measures into the development :

(i) energy minimisation and renewable energy technologies ; (ii) water efficiency measures (iii) urban drainage systems (iv) waste management and recycling (v) sustainable construction materials

The details shall include an implementation plan showing how these measures will be incorporated into the development. The development shall then be implemented in accordance with the approved details before the first occupation of the site .

REASON To minimise demand for resources and to comply with policy SDP13 of the Local Plan Review .

32 Play area

Details of the proposed play area to include boundary treatment surface treatment and equipment shall be submitted to and approved by the Local Planning Authority and implemented before the site is first occupied .The play area shall thereafter be retained for this purpose.

REASON To ensure an appropriate level of amenity . 7 ITEM NO. 10

REASON FOR GRANTING PERMISSION

The development is acceptable taking into account the policies and proposals of the Development Plan as set out below . The Council has also taken into account the background documents submitted with the application . The need for the development and the absence of other suitable sites outweigh the departure from Policy CLT4 of the City of Southampton Local Plan Review and addresses the guidance in PPG17. Other material considerations do not have sufficient weight to justify refusal of the application. In accordance with Section 38(6) of the Planning and Compulsory Purchase Act 2004 planning permission should therefore be granted. Policies of the City of Southampton Local Plan Review

SDP1 ;SDP2; SDP3; SDP4; SDP5 ;SDP7; SDP9; SDP10; SDP11; SDP12;SDP13; SDP16; SDP20; CLT4;NE3;H7;H15; TI2

NOTES TO APPLICANT

01.A formal application to requisition water infrastructure is required in order to service this development Please contact Southern Water’s Network development team ( Water) based in Chatham, Kent or www.southernwater.co.uk.

02.Any development within 8m of Monks Brook will require written consent from the Environment Agency .