Land at Manydown, shaping a place, creating a community MSD1R: Design and Access Statement Including Lighting Strategy - Appendix 2

Revision July 2018

Note: This document is a revision and supersedes the version submitted March 2017.

shaping a place, creating a community

MSD1R: Design and Access Statement

Q addition of an area of ‘Strategic Multi-Functional Green Space: Green corridors Summary of changes to application material and Buffers’ south of A339 where the potential location of allotments is Since the original submission in March 2017, there have been a number of changes identified; to the planning application in response to comments from Statutory Consultees, Q addition of ‘Strategic Multi-Functional Green Space: Green Corridors and members of the public and the Local Planning Authority. In summary, these changes Buffers’ to the south of the B3400 and ‘Strategic Multi-Functional Green are as follows: Space: Biodiversity and Landscape Features’ to the north of the B3400; Q confirmation that the Proposed Development will be for approximately 3,200 Q extension of the 25 metre noise and vibration buffer adjacent to the railway on homes (up to a maximum of 3,520 homes). Within the ES submitted as part of the Open Space and Landscape Parameter Plan so that this extends to the full the planning application in February 2017, assessments had adopted up to 3,520 developable frontage with the railway; residential dwellings as a sensitivity test; Q the key on the Open Space and Landscape Parameter Plan has been updated Q changes have been made to the building heights for each of the areas on the to note that the areas of ‘Strategic Multi-Functional Green Space: Visual Building Heights and Density Parameter Plan. The building height for buildings Buffers’ also include biodiversity features; of up to 2 storeys and up to 3 storeys have been reduced by 1m to 10m and 13m respectively. The maximum building height for buildings up to 4 storeys and up Q the locations of some of the primary sustainable drainage (SuDS) features have to 5 storeys have been reduced by 2m to 15m and 18m respectively; been amended to take account of the amendments to other elements of the Proposed Development. These primary SuDS features are however all retained Q the key on the Building Heights and Density Parameter Plan has been amended within the strategic areas of the Site required for the proposed surface water to state they are ‘up to’ a maximum number of storeys; drainage strategy; Q reduction in maximum building heights on Worting Road (reduced to a Q amendment of proposed green corridors, buffers and strategic green space maximum of up 2 and up to 3 storeys) and the western boundary of the Worting to accommodate the amended principal access junction designs and revised Conservation Area, which has been reduced to up to 3 storeys maximum; alignment of Worting Road; Q reduction in the maximum proposed overall height of buildings around Worting Q change in the design and layout of the primary access junction into the Site Wood Cottage to up to 4 storeys maximum; from the A339. This junction previously comprised improvements to the existing A339 / Roman Road roundabout, closure of the Roman Road arm Q reduction in the maximum proposed height of buildings fronting the Central of the roundabout and construction of a new arm to the roundabout that Neighbourhood park and existing lane to up to 4 storeys maximum; would link to Main Street. The amended junction layout has been designed in Q reduction in the area of higher density development in the vicinity of Church Lane, consultation with HCC Highways to improve the through flow of traffic along with the frontage of this area of development moved further east, away from the the A339. It still proposes closure of the Roman Road arm of the existing Lane; roundabout but introduces a new roundabout on the A339 to the west of the existing, which provides the northern junction with Main Street. The updated Q reduction in the building height for small scale ancillary buildings outside built layout also introduces a new highway layout for the section of the A339 development zones, so that these are limited to up to a maximum of 2 storeys between the two roundabouts; and up to 10m maximum; Q change in the design and layout of the primary access junction into the Site Q an overlap has been introduced between the development areas and the from the B3400 Worting Road; from a single crossroads junction to a layout neighbourhood parks to reflect the fact that the exact outline shape of the park with two junctions: a roundabout and a crossroads. This amended junction will be determined through reserved matters. Development of these overlapping layout includes amendments to the alignment of Worting Road and a new areas will generally relate to the proposed building heights and densities in the section of Main Street and will reduce traffic flows through the southern adjacent development areas; neighbourhood centre; Q changes have been made to the proposed residential density ranges shown on Q change in the design and layout of the northern and southern sections of Main the Building Heights and Density Parameter Plan. These were 15 to 30, 25 to Street through the Site; and 45 and 40 to 60 in the original submission and these have been amended to 15 to 30, 30 to 40, 40 to 60 and up to 60 dwellings per hectare for the mixed-use Q updates to pedestrian and cycle routes between the Site and the wider centres within the revised submission; Basingstoke area. Q a note has been added to the Building Heights and Density Parameter Plan noting that where density ranges are stated with a lower limit (ie. 15-30, 30-40 & 40-60 dph) there is an allowance for some parcels to come forward below (only) A note regarding changes to application material the lower range, where the masterplanning phase ahead of reserved matters demonstrates improved design outcomes; In the light of the changes to the application some of the application material has been revised and other additional material is supplemented by an addendum, in realignment of the residential parcel closest to the A339 to take account of the Q response to requests for further information or clarification. revised junction design and alignment; This is arranged so that where a document has been fully updated and replaces Q realignment of residential parcels to accommodate changes in layout; the original it is identified with an ‘R’ after its reference number e.g. MSD2R. In this Q confirmation that five permanent Gypsy and Traveller pitches will be provided at a case the original document is no longer a relevant consideration in relation to the single location; application. In general throughout these documents the changes are highlighted in blue so that they can be clearly identified. Q reduction in the number of potential secondary school sites, from three to one. The preferred location for the secondary school site has been advised by HCC Where additional material is provided as an addendum that is to be read alongside subsequent to the planning application being submitted; the originally submitted document it is identified with an ‘A’ after its reference number e.g. MSD5A which is to be read alongside MSD5. Q introduction of icons to show the approximate location for the primary school(s) and the secondary school, with their likely size being shown at the same scale in For a full list of application documents please refer to the covering letter dated July the key; 2018. Q amended the annotation of the mixed-use areas on the Land Use Parameter Plan to clarify that these show the approximate location and extent of the mixed-uses, with the exact boundaries to be determined through reserved matters; Q the northern neighbourhood park has been amended so that the main street no longer cuts through the middle of it, and it has been located further from the A339 than in the original planning application. The park measures 3.5 hectares in area; Q it has been clarified in the key to the Open Space and Landscape Parameter Plan that each of the neighbourhood parks will meet the adopted Green Space Standards (July 2013) minimum size requirement of being 2ha; ] Executive Summary

This Design and Access Statement (DAS) is an update to the Q the planning of routes that get people where they want to go one submitted in March 2017. It has been updated following in a way that feels safe and pleasant; comments from statutory consultees and the Local Planning Q the creation of a distinctive character, including squares, Authority. Where new text is provided it is coloured [blue]. For parks and groups of buildings and a strong urban grain that ease of reading and interpretation, where text/ data has been creates a legible new part of town; and replaced or is superseded, it is not shown as deleted. The DAS is a supporting document to the Outline Planning Application for Q a clear understanding of how good existing places work and Proposed Development at the allocated site at Manydown to the learning from the character of the local area. west of Basingstoke (‘the Site’). In summary the Proposed Development, presented in this The application is made by Borough document, includes:

Council and County Council (the Applicant) who Q a new local centre, focussed around a high quality new urban hold a long lease interest of 999 years and follows significant square, located in the east of the Site near to The Country engagement with local residents and stakeholders. Park and including a foodstore, a range of shops and other This Outline planning application seeks approval for: services, small scale employment uses, community uses a) Residential development of approximately 3,200 homes and new homes; (up to a maximum of 3,520 homes) within Class C2 and Q a second centre in the west of the Site that can be delivered C3; in a later phase and include a mixture of smaller shops, land b) Local centres including non-residential development for a new health centre and new homes, set around a linear (Class A1, A2, A3, A4, A5, D1, D2, B1); urban square; c) Development of two primary schools; Q two new primary schools and land for a new secondary d) Land for one secondary school; school; e) Open spaces including a Country Park with related ancillary facilities (Class A1, A3, D1, D2), Neighbourhood Q a broad range of new homes, across a range of types, sizes Parks, natural green spaces, allotments, outdoor sports and affordabilities. This will include higher density homes facilities and associated amenities, play provision, around the centres and low density homes with larger informal open space and landscaping; gardens on the edge of the site; f) Indoor sports facilities (Class D2); Q a new 101ha Country Park in the north of the Site that will g) Primary means of access from the surrounding highway provide an important new leisure resource for the wider network; Basingstoke area; h) A central street (The ‘Main Street’) through the Site; Q three new neighbourhood parks, that will ensure existing and i) Associated secondary means of access, parking, footpaths, cycle links and related transport facilities; new residents have good access to larger open spaces for recreational play; j) Provision of five permanent Gypsy and Traveller pitches; and Q a linear park along Roman Road to provide some separation k) Infrastructure works to provide drainage, utilities and for existing residents and a focus for north-south pedestrian associated services. and cycle movements;

All matters are reserved except the primary means of vehicular Q a series of green spaces, buffers, small greens, squares access onto the A339, B3400 and Roman Road. and other incidental open spaces designed to ensure that The Vision for Manydown (as detailed in Section 3 of this everyone has good access to open space; document) is to create a place that responds positively to its Q new playing fields and sports facilities, well located to create relationship with the existing residential areas of , a sports hub south of Worting Road; , , Worting and Oakley. This is to be achieved through careful location of open spaces, routes that Q new community facilities to ensure that residents have good connect with the surrounding areas, as well as the design and access to a range of opportunities for social and community character of new homes. activities; and The Proposed Development will be a place that works for all. Q a new Main Street that will act as the high street for the new This will be achieved through: development and that will carefully balance the need for road capacity to support movement with the need to provide a Q careful consideration of the environment, ecology and place with a distinctive and positive character and to support biodiversity of the Site; other modes of transport such as buses, cyclists and pedestrians.

Land at Manydown, Basingstoke MSD1R: Design and Access Statement ©TIBBALDS REVISION JULY 2018 5556 | Revision July 2018 ] Illustrative Masterplan

Rooksdown Northern Neighbourhood Park

defining the northern entrance into A339 the Proposed Development.

Wootton St Lawrence The Country Park The Country Park hub

Link to The Church Lane Greenway, School square this open Country linking Worting to Proposed space will provide as a Park Development and Country Park gathering area before and after school.

Winklebury ‘The Green’ is formed Roman Road around an existing The Country Park cluster of trees. Square - The eastern centre as focus of activity for retail and community uses

Winklebury Way Green Finger, offering Secondary Primary school site landscaping and contributing to school site Central Neighbourhood the transition into countryside Park providing an open space for new and Provision of linear greenway existing communities above the pipeline Main Street designed Primary to provide an school site attractive environment Worting Village Green buffer creates Western centre and soft transition to southern gateway built up area Worting Road B3400 Playing Fields

Buckskin Mother’s Copse Railway Line

Southern Neighbourhood Park N 0500m1km provides focal point south of Worting Road. The park This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller contributes to the sports hub of Her Majesty’s Stationery Office © Crown Copyright and database rights 2017. All rights reserved. HCC 100019180. with additional sport fields.

Figure i: Illustrative Masterplan, showing how the Site at Manydown could be developed to create a place with distinct character, positive open spaces and clear routes that connect well into the western edge of the town (updated July 2018)

©TIBBALDS REVISION JULY 2018 Land at Manydown, Basingstoke MSD1R: Design and Access Statement ] Contents

1 Introduction 1 5 Creating character 100 1.1 Introduction to this document 1 5.1 Strategic Character Generators and Character Areas 100 1.2 Introduction to Manydown 6 5.2 Strategic Character Generator 1: The Main Street 102 1.3 Project team 6 5.3 Strategic Character Generator 2: 1.4 Structure of this document 8 The Country Park Edge 104

2 Site and development influences 10 5.4 Strategic Character Generator 3: The Roman Road Edge 106 2.1 The Site 10 5.5 Strategic Character Generator 4: 2.2 The context 14 Worting Road 108 2.3 Summary of Planning Policy and guidance 26 5.6 Character Area 1: 2.4 Summary of Consultation and Masterplan Evolution 28 The Northern Gateway 110 5.7 Character Area 2: 3 Vision 48 The Avenue Area 114 3.1 Introduction 48 5.8 Character Area 3: The Eastern Centre and School Quarter 117 3.2 A new neighbourhood for Basingstoke 48 5.9 Character Area 4: 3.3 The development principles 51 The Country Park Edge and Greenway 124 3.4 Developing concepts and ideas 52 5.10 Character Area 5: The Western Centre and Southern Gateway 131 4 The proposals 59 5.11 Character Area 6: 4.1 Introduction 59 The Western Edge 133 4.2 Land Use 60 5.12 Character Area 7: 4.3 Scale and Density 70 Area South of Worting Road 138 4.4 Movement and Access 76 5.13 Character Area 8: The Country Park 142 4.5 Landscape and Open Spaces 88 4.6 Urban Design Framework 96 Appendix 1 147 Securing design quality through planning 147

Appendix 2 149 Lighting Strategy 149

A note regarding changes to application material In the light of the changes to the application some of the application material has been revised and other additional material is supplemented by an addendum, in response to requests for further information or clarification. This is arranged so that where a document has been fully updated and replaces the original it is identified with an ‘R’ after its reference number e.g. MSD2R. In this case the original document is no longer a relevant consideration in relation to the application. In general throughout these documents the changes are highlighted in blue so that they can be clearly identified. Where additional material is provided as an addendum that is to be read alongside the originally submitted document it is identified with an ‘A’ after its reference number e.g. MSD5A which is to be read alongside MSD5. For a full list of application documents please refer to the covering letter dated June 2018.

Land at Manydown, Basingstoke MSD1R: Design and Access Statement ©TIBBALDS REVISION JULY 2018 ] 1 Introduction

building heights and densities in the adjacent development 1.1 Introduction to this areas; document Q changes have been made to the proposed residential This Design and Access Statement (DAS) is an update to the density ranges shown on the Building Heights and Density one submitted in March 2017. It has been updated following Parameter Plan. These were 15 to 30, 25 to 45 and 40 to 60 comments from statutory consultees and the Local Planning in the original submission and these have been amended Authority. Where new text is provided it is coloured [blue]. For to 15 to 30, 30 to 40, 40 to 60 and up to 60 dwellings ease of reading and interpretation, where text/ data has been per hectare for the mixed-use centres within the revised replaced or is superseded, it is not shown as deleted. submission; Summary of changes Q a note has been added to the Building Heights and Density Parameter Plan noting that where density ranges are stated Q confirmation that the Proposed Development will be for with a lower limit (ie. 15-30, 30-40 & 40-60 dph) there is an approximately 3,200 homes (up to a maximum of 3,520 allowance for some parcels to come forward below (only) homes). Within the Environmental Statement (ES) submitted the lower range, where the masterplanning phase ahead of as part of the planning application in February 2017, reserved matters demonstrates improved design outcomes; assessments had adopted up to 3,520 residential dwellings as a sensitivity test; Q realignment of the residential parcel closest to the A339 to take account of the revised junction design and alignment; Q changes have been made to the building heights for each of the areas on the Building Heights and Density Parameter Q realignment of residential parcels to accommodate changes Plan. The building height for buildings of up to 2 storeys and in layout; up to 3 storeys have been reduced by 1m to 10m and 13m Q confirmation that five permanent Gypsy and Traveller pitches respectively. The maximum building height for buildings up will be provided within one permanent residential plot for to 4 storeys and up to 5 storeys have been reduced by 2m to Gypsy and Traveller families. 15m and 18m respectively; Q reduction in the number of potential secondary school sites, Q the key on the Building Heights and Density Parameter Plan from three to one. The preferred location for the secondary has been amended to state they are ‘up to’ a maximum school site has been advised by HCC subsequent to the number of storeys; planning application being submitted; Q reduction in maximum building heights on Worting Road Q introduction of icons to show the approximate location for the (reduced to a maximum of up 2 and up to 3 storeys) and the primary school(s) and the secondary school, with their likely western boundary of the Worting Conservation Area, which size being shown at the same scale in the key; has been reduced to up to 3 storeys maximum; Q amended the annotation of the mixed-use areas on the Q reduction in the maximum proposed overall height of Land Use Parameter Plan to clarify that these show the buildings around Worting Wood Cottage to up to 4 storeys approximate location and extent of the mixed-uses, with maximum; the exact boundaries to be determined through reserved Q reduction in the maximum proposed height of buildings matters; fronting the Central Neighbourhood park and existing lane to Q the northern neighbourhood park has been amended so that up to 4 storeys maximum; the main street no longer cuts through the middle of it, and Q reduction in the area of higher density development in the it has been located further from the A339 than in the original vicinity of Church Lane, with the frontage of this area of planning application. The park measures 3.5 hectares in development moved further east, away from the Lane; area;

Q reduction in the building height for small scale ancillary Q it has been clarified in the key to the Open Space and buildings outside built development zones, so that these Landscape Parameter Plan that each of the neighbourhood are limited to up to a maximum of 2 storeys and up to 10m parks will meet the adopted Green Space Standards (July maximum; 2013) minimum size requirement of being 2ha;

Q an overlap has been introduced between the development Q addition of an area of ‘Strategic Multi-Functional Green areas and the neighbourhood parks to reflect the fact Space: Green corridors and Buffers’ south of A339 where that the exact outline shape of the park will be determined the potential location of allotments is identified; through reserved matters. Development of these overlapping areas will generally relate to the proposed

©TIBBALDS REVISION JULY 2018 Land at Manydown, Basingstoke MSD1R: Design and Access Statement 1 Q addition of ‘Strategic Multi-Functional Green Space: Green Q change in the design and layout of the northern and southern Corridors and Buffers’ to the south of the B3400 and sections of Main Street through the Site; and

‘Strategic Multi-Functional Green Space: Biodiversity and Q updates to pedestrian and cycle routes between the Site and Landscape Features’ to the north of the B3400; the wider Basingstoke area. Q extension of the 25 metre noise and vibration buffer adjacent The DAS has been updated in line with the above changes. to the railway on the Open Space and Landscape Parameter This Design and Access Statement (DAS) supports the Outline Plan so that this extends to the full developable frontage with Planning Application for land at Manydown, Basingstoke. the railway; This Site and planning application is being brought forward Q the key on the Open Space and Landscape Parameter by Basingstoke and Deane Borough Council and Hampshire Plan has been updated to note that the areas of ‘Strategic County Council (the Applicant) in their role as joint landowner. Multi-Functional Green Space: Visual Buffers’ also include The application documents have been carefully assembled in biodiversity features; response to the site allocation for Manydown (Policy SS3.10) set out in the Basingstoke and Deane Local Plan (2011-2029), Q the locations of some of the primary sustainable drainage and the adopted Development Brief for Manydown (December (SuDS) features have been amended to take account 2016). of the amendments to other elements of the Proposed Development. These primary SuDS features are however all It is one of a suite of documents that have been prepared to retained within the strategic areas of the Site required for the support of the Outline Planning Application. These application proposed surface water drainage strategy; documents are set out in full in the Planning Statement and are as follows: Q amendment of proposed green corridors, buffers and MSD1R Revised Design and Access Statement strategic green space to accommodate the amended (June 2018) principal access junction designs and revised alignment of Worting Road; MSD2R Revised Planning Statement (June 2018) MSD3R Revised Landscape Strategy (June 2018) Q change in the design and layout of the primary access junction into the Site from the A339. This junction previously MSD4R Revised Affordable Housing Statement (June 2018) comprised improvements to the existing A339 / Roman Road roundabout, closure of the Roman Road arm of MSD5 Statement of Community Involvement the roundabout and construction of a new arm to the (March 2017) roundabout that would link to Main Street. The amended MSD5A Addendum to Statement of Community Involvement junction layout has been designed in consultation with HCC (June 2018) Highways to improve the through flow of traffic along the MSD6R Revised Phasing Plan, Schedule of Development A339. It still proposes closure of the Roman Road arm of and Delivery Strategy (June 2017) the existing roundabout but introduces a new roundabout MSD7R Revised Community Development Strategy (June on the A339 to the west of the existing, which provides the 2017) northern junction with Main Street. The updated layout also MSD8R Revised Infrastructure Development Strategy introduces a new highway layout for the section of the A339 (June 2017) between the two roundabouts; MSD9R Revised Economic Statement (June 2018) Q change in the design and layout of the primary access MSD10 Construction Statement (March 2017) junction into the Site from the B3400 Worting Road; from a MSD11 Outline Construction Environment Management single crossroads junction to a layout with two junctions: a Plan (March 2017) roundabout and a crossroads. This amended junction layout MSD12 Environmental Statement (March 2017) includes amendments to the alignment of Worting Road and a new section of Main Street and will reduce traffic flows MSD12aR Revised Transport Assessment (June 2018) through the southern neighbourhood centre; MSD12bR Revised Framework Travel Plan (June 2018)

Land at Manydown, Basingstoke MSD1R: Design and Access Statement ©TIBBALDS REVISION JULY 2018 2 MSD12cR Revised Archaeological Desk Based Assessment (June 2018) The Role of this Design and Access Statement MSD12dR Revised Heritage Report (June 2018) This DAS document describes the design principles and concepts that have been applied to the Proposed MSD12e Agricultural Land Classification Assessment (March Development and explains how issues relating to access have 2017) been dealt with. It also explains and justifies the Masterplan MSD12f Land Quality Statement (March 2017) and design approach for the Proposed Development. It MSD12gR Revised Flood Risk Assessment explains how it relates to the technical, planning and site (including groundwater FRA) (June 2018) considerations that have been considered throughout the MSD12h Foul Drainage and Utilities Report (March 2017) design and consultation process. MSD13 Environmental Statement Addendum (June 2018) The Parameter Plans included in section 4 of this document MSD12zR Revised ES Non-Technical Summary (June 2018) set out the fixed parameters of the Proposed Development which have been assessed in MSD12 Environmental Statement. A variety of detailed design approaches within The application includes the following Application Plans and four the parameters of the outline planning permission sought for Parameter Plans: the Proposed Development and scope of the environmental Q Revised Planning Application Boundary (Red Line) Plan, impact assessment, could be acceptable in planning terms Drawing no. 5556/OPA/001/P and would come forward over the period of its implementation. Q Revised Land Use Parameter Plan, Section 5 illustrates how distinctive and site specific character Drawing no. 5556/OPA/002/P can be created across the different areas of the Site. Section Q Revised Building Heights and Density Parameter Plan, 5 is illustrative only and does not establish any further ‘fixed’ Drawing no. 5556/OPA/003/P elements of the Proposed Development. This information Q Revised Principal Access and Movement Parameter would be reviewed and updated as part of future detailed Plan, masterplan documents. Drawing no. 5556/OPA/004/P One of the roles of the DAS is to demonstrate to the planning Q Revised Open Space and Landscape Parameter Plan, authority and other stakeholders that the parameters of the Drawing no. 5556/OPA/005/P Proposed Development are sound and able to create a high quality place in line with the Applicant’s aspirations. Q Revised Primary means of access plan 1: Access to A339 and Roman Road, Following the outline approval it is proposed the Applicant Drawing no. 5556/OPA/006/P will prepare a formal development specification and site wide masterplan for the whole of the Proposed Development, then Q Revised Primary means of access plan 2: phase specific design codes, and area specific development Roman Road / Winklebury Way Signalised Junction, briefs (see figure 1.1 opposite for more details). It is intended Drawing no. 5556/OPA/007/P that these will be approved by the Local Planning Authority Q Revised Primary means of access plan 3: before or alongside any reserved matter applications are Worting Road Access Junction, approved. This interim design stage will allow for the design Drawing no. 5556/OPA/008/P proposals to take on further detail and ensure that the Q Revised Primary means of access plan 4: Proposed Development is delivered to a high standard. Worting Road Southern Secondary Access, Drawing no. 5556/OPA/009/P

For a full list of application documents please refer to the covering letter dated June 2018.

©TIBBALDS REVISION JULY 2018 Land at Manydown, Basingstoke MSD1R: Design and Access Statement 3 Securing Design Quality and Delivery through planning

UpdatedTibbalds 04/05/2018 June 2018

Stage Intended Type of Scope role document Approved 1. Outline Application drawings APPLICATION Application Land Use Building Access and Open Space Primary drawings AND site Parameter Heights Movement Landscape Points of Planning PARAMETER boundary & Plan and Density Parameter Parameter Access Application PLANS Description Parameter Plan Plan Plans Stage of Dev. Plan vision the proposals and intended to explain Illustrative material VISION AND Illustrative Manydown Phasing Plan Urban Design Landscape Creating PROPOSALS Material Vision Framework Strategy Character (principally DAS)

approval RM APPLICATION(S) 2. Advanced Enabling Enabling works/advanced infrastructure Reserved Matters Application(s) Approval works For of advance Enabling Works ecological Note: The scope of any early applications/submissions is to be agreed with the Local Planning mitigation Authority works

3. Site-wide Site-wide UPDATED VISION AND URBAN DESIGN PHASING & DELIVERY OVERALL DETAILED DEVELOPMENT FRAMEWORK STRATEGY MANAGEMENT Framework SPECIFICATION PLAN PLAN For approval Purpose: Firm up the design Purpose: Confirm strategic Purpose: Confirm objectives Purpose: Confirm intent of the proposals and to placemaking principles, specify and principles, likely the strategic approach to establish the provision of areas important code/development interdependencies, triggers and deliver/provide, manage and and facilities. brief requirements and specify broad sequence for delivery, maintain community assets further design approval process. specification of any temporary/ within the development. early community infrastructure provision, particularly covering education and the Country Park For approval 4. Advanced Temporary/ RM APPLICATION(S) Temporary/early community infrastructure Reserved Matters Application(s) Reserved Mat- early ters community Note: The scope of any early applications/submissions is to be agreed with the Local Planning Authority infrastructure

DEVELOPMENT Phase 1 Country Park Phase For approval in accordance with First School Eastern centre 5. Phase Spe- BRIEFS specific Definition Development Brief Development Brief Development Brief FL¼F Masterplan Design Code Delivery Plan condition

Reserved RM APPLICATION(S) 6. First Phase Country Park Phase 1 Phase 1 Built First Com- First School Approval of For approval Linked Re- Matters Reserved Green and development munity Hub Reserved ecological Applications Matters grey infra- Reserved Reserved Matters mitigation served Matters structure Matters Matters works Reserved Matters

Note: advanced ecological mitigation work require specific Note: Details of the above shall be submitted and approved before works commence on the relevant part of the development approvals.

Reserved RM APPLICATION(S) 7. Reserved For approval Provision for essential/exceptional development outside an approved phase Matters - De- Matters Applications velopment Note: This will be accompanied by a statement justifying the exception and the relationship with the Key Phase that has already been defined, and Reserved Matters applications for which have already been outside a Key approved Phase

accordance with DEVELOPMENT Phase For approval in Phase X Subsequent Western 8. Subsequent BRIEFS Definition specific condition School centre Phases Masterplan Development Development Design Code Briefs Brief Delivery Plan

...and on-going

Figure 1.1: Securing design quality through Planning. For further details see ‘Appendix 1 Securing design quality through planning’

Land at Manydown, Basingstoke MSD1R: Design and Access Statement ©TIBBALDS REVISION JULY 2018 4 (This page is intentionally blank)

©TIBBALDS REVISION JULY 2018 Land at Manydown, Basingstoke MSD1R: Design and Access Statement 5 The Proposed Development of the Site will bring a range of 1.2 Introduction to Manydown benefits through the delivery of: The extent of the planning application boundary (the Site) is Q approximately 3,200 homes ( up to a maximum of 3,520 shown outlined in red in figure 1.2 opposite. It forms part of the homes) across a range of types, sizes and affordability; Manydown allocation (Policy SS3.10) within the Basingstoke and Q a new local centre to serve the Site, but which is well located Deane Local Plan 2016 - 2029. However, the Site differs from for the residents on the western edge of Basingstoke and a the allocation area in two ways: smaller secondary centre in the west of the Site. These will both include a range of shops, small scale employment uses Q Firstly, it does not include land around Worting House and and a range of community and other facilities; Scrapps Hill Farm that is not in the ownership or control of the Applicant; and Q land for one new secondary school and the provision of two new primary schools; Q Secondly, it does not include land between the railway line Q new parks, playing fields and open spaces, including access and Pack Lane (previously known as Parcel 6a). This area to 101 hectares of Country Park which will also serve the is physically disconnected from the rest of the Site and not wider Basingstoke area; and required for the delivery of the number of homes and other facilities set out in Local Plan Policy SS3.10. Q new community and social facilities, including a secondary school site and two new primary schools, a new health This Outline planning application seeks approval for: centre and community centres, all to be located in accessible a) Residential development of approximately 3,200 homes locations for the new and existing residents. (up to a maximum of 3,520 homes) within Class C2 and Figure 1.2 shows the extent of the planning application C3; boundary and the land that is in the control of the Applicant. b) Local centres including non-residential development The land south of the railway (also known as parcel 6a) is not (Class A1, A2, A3, A4, A5, D1, D2, B1); included within this application as it is not required to bring c) Development of two primary schools; forward the number of homes or other uses within the allocation. d) Land for one secondary school; And further detail on the Site is set out in section 2.1 e) Open spaces including a Country Park with related ancillary facilities (Class A1, A3, D1, D2), Neighbourhood Parks, natural green spaces, allotments, outdoor sports facilities and associated amenities, play provision, 1.3 Project team informal open space and landscaping; This Design and Access Statement has been prepared on f) Indoor sports facilities (Class D2); behalf of the Applicant by a consultant team that includes: g) Primary means of access from the surrounding highway Q Tibbalds Planning and Urban Design: Masterplanner, network; Planner and Community engagement. h) A central street (The ‘Main Street’) through the Site; i) Associated secondary means of access, parking, Q Campbell Reith: Environmental Impact Assessment, footpaths, cycle links and related transport facilities; socio-economics, ground conditions and contamination, air j) Provision of five permanent Gypsy and Traveller pitches; quality, noise, water resources and flood risk. and Q PCKO Architects: Architects for design testing of phase 1. k) Infrastructure works to provide drainage, utilities and Q CgMs Consulting: Archaeology and heritage. associated services. All matters reserved except the primary means of vehicular Q TEP: Landscape, ecology, arboriculture, and visual impact access onto the A339, B3400 and Roman Road. assessment.

The overarching Masterplan proposals for the planning Q SYSTRA: Highways and transport. application have been developed in accordance with National Q Pinsent Mason: Legal advice. and Local Planning policies. The design proposals have evolved with input from statutory consultees and ongoing discussions Q GVA: Development viability. with Officers from the Borough Council’s Planning, Housing and Landscape teams. An inclusive approach to design, planning and technical input has been adopted, including extensive Key public and community engagement, enabling the Proposed Planning application boundary (red line) Development of the Site to be realised in a positive and Extent of other land in ownership of the Applicant sustainable way. Area outside of the planning application boundary

Area outside of the ownership of the Applicant

Land at Manydown, Basingstoke MSD1R: Design and Access Statement ©TIBBALDS REVISION JULY 2018 6 ] Planning Application Boundary

A339

Rooksdown

Wootton St Lawrence

Road

Roman

Winklebury

Worting Village

B3400 Worting Road Buckskin

See inset plan

Lane Line

Railway

Kempshott

Old Pack Lane FiveOakley ways junction Areas for ecological mitigation purposes.

Kempshott

Inset plan

0 200 300 400 500 600 700 800 900 1000 m This map is reproducedof Her Majesty’s Stationery from Office Ordnance © Crown Copyright and database All rights rights reserved. 2017. Survey HCC 100019180. material with the permission of Ordnance Survey on behalf of the Controller Figure 1.2: The planning application boundary showing the extent of the area covered by this planning application with the red line (updated June 2018)

©TIBBALDS REVISION JULY 2018 Land at Manydown, Basingstoke MSD1R: Design and Access Statement 7 There are no changes to this section of this revised DAS since the original March 2017 submission.

1.4 Structure of this document Document structure diagram What the different types of information and plans in this Q Section 1 - Introduction: This section introduces the document mean and where to find them. Design and Access Statement (this section). Masterplan Vision and concept Q Section 2 - Site and development influences: This Q Sections 3.1 to 3.4 section explains the issues and site characteristics that have influenced the design proposals and Masterplan for the Site. These sections set out the overall Vision for the new place and This includes response to feedback from consultation events responds to inputs from the community and other stakeholders. This is supporting information. and stakeholder engagement.

Q Section 3 - Vision: This section sets out the vision for Application plan and Parameter Plans Manydown and explains how it has evolved. Q Section 1: Figure 1.2 Planning Application Boundary (Red Line) Q Section 4 - The proposals: This section explains what is Plan being applied for within the application, the Parameter Plans Q Section 3: Figure 4.1 Land Use; Figure 4.13 Building Heights and Density; Figure 4.26 Principal Access and Movement; and Figure and how these proposals relate back to the vision. 4.54 Open Space and Landscape.

Q Section 5 - Creating character: This section sets out how These form part of the application and are tested as part of a strong and distinctive character can be created for the the Environmental Impact Assessment. These form the ‘fixed’ Site. It identifies a number of Character Areas and Character elements of the application for outline planning permission. Generators and sets out how the development will look and feel within each Character Area. For each area, it includes Creating character a number of design principles to help achieve a varied and Q distinctive place that meets the Vision and aspirations of the Section 5 new community at Manydown. This section sets out ideas for each of the different character areas within the Proposed Development in order to ensure that distinctive places, spaces and buildings are created. These are illustrative at this stage and do not form part of the ‘fixed’ elements of the application for outline planning permission. At a later stage it is envisaged they will help to inform the development of a design code or similar document to ensure appropriate quality is delivered.

Figure 1.3: Masterplan structure diagram

Land at Manydown, Basingstoke MSD1R: Design and Access Statement ©TIBBALDS REVISION JULY 2018 8 2 Site and development influences

The role of this section This section explains the Site and its context as well as the engagement and design and access evolution process. Plans and images in this section are purely illustrative and have no formal status. There are no changes to this section of this revised DAS since the original March 2017 submission. ] 2 Site and development influences

(see request for Environmental Impact Assessment Scoping 2.1 The Site Opinion, Basingstoke and Deane Borough Council reference: 16/02559/ENSC). The other part of the allocated area not The Site covers an area of approximately 321 hectares, of which within this application is the area formerly known as parcel approximately 101 hectares is to be provided as a Country 6a, between the railway line and Pack Lane. This land is in the Park. The Site is on the western edge of Basingstoke and has control of the applicant but is not required to bring forward the an approximate centre National Ordnance Survey (OS) grid number of homes or other uses required in the allocation. This is reference of 51.266686N, -1.144946E. explained further in MSD2 Planning Statement. The Site is bounded in part to the north by the A339 The predominant land use within the Site at present is arable Road, which is an important road connecting both into and agriculture, with the relatively large fields bounded by a network out of Basingstoke from the west and north-west. The eastern of hedgerows, woodland blocks and linear features including boundary of most of the Site is formed by Roman Road, which is roads, public rights of way and railway lines. The only existing a local road running approximately north to south and marking built development within the Site are the Worting Wood Farm the existing western edge of Basingstoke. Roman Road joins buildings, located to the east of Worting Wood. A small cluster to Roman Way at its southern end and this short link meets the of existing buildings near Worting Wood Farm are excluded from B3400 Worting Road at a roundabout junction. Worting Road the Proposed Development area. runs approximately east to west and bisects part of the Site, providing access to the west and southwest of the Site including The topography of the Site generally slopes from the north the village of Oakley. The southern edge of the Site is bounded and north-west towards the south-east, with elevations by the mainline Exeter / Weymouth to railway line, which ranging between approximately 135 metres Above Ordnance is partly in cutting and partly on embankment. Datum (AOD) in the vicinity of Worting Wood to low points of approximately 105 metres AOD adjacent to Roman Way. Whilst Parts of the Local Plan Allocation area north and south of the topography of the Site suggests a general pattern of surface Worting Road (B3400) are excluded from the Proposed water drainage there are no permanent ponds, lakes or running Development. The excluded areas include Worting House and watercourses within the Site. There are a number of seasonally Park, with its existing office and commercial uses, and Scrapps filled watercourses within the Site (known as winterbournes). Hill Farm. It is understood that the area around Worting House The Site is located on chalk bedrock, which is classified by the is being promoted for residential and employment development Environment Agency as a Principal Aquifer. ] The Site in its wider context

North Wessex Downs AONB

Rooksdown

A339

Worting Wootton Wood Farm St Lawrence buildings Worting Wood Roman Road Winklebury Location of figure 2.2 section The Site Basingstoke Railway line Town Centre Worting Village Scrapps Hill Farm B3400 Worting Road

Buckskin

Railway line Pack Lane

Oakley

N

Kempshott Figure 2.1: The Site in its wider context to the west of Basingstoke, showing its relationship to Basingstoke and the surrounding villages of Oakley and Wootton St Lawrence

Land at Manydown, Basingstoke MSD1R: Design and Access Statement ©TIBBALDS REVISION JULY 2018 10 Section across the Site

Country Park Hub Winklebury

Worting Wood Farm Roman Road The site

+130m AOD +125m AOD +113m AOD +112m AOD

Figure 2.2: Section across the Site from the existing development in Winklebury to the east through to the Country Park, showing around a 20m change in height from one side to the other (see figure 2.1 for location of this section).

Site photographs of the Site and wider context

Figure 2.3: View looking south from northern corner of the Site near A339 Figure 2.6: View from within the Site looking north-east towards Winklebury towards Basingstoke and the northern end of Roman Road along north-eastern edge of the Site

Figure 2.4: View looking west away from Roman Road, south Winklebury, Figure 2.7: Aerial view of Worting Wood Farm towards Wootton St Lawrence, showing Worting Wood

Figure 2.5: View from Kenilworth Road looking west, across Roman Road Figure 2.8: Visual screen looking south-east towards Rooksdown at the and towards the lane leading to Worting Wood Farm and Worting Wood junction of the A339 and Rooksdown Avenue at the north of the Site

©TIBBALDS REVISION JULY 2018 Land at Manydown, Basingstoke MSD1R: Design and Access Statement 11 Site features and constraints Ecology The ecology survey work has identified a number of sensitivities: Geo-environmental/ Geotechnical Semi-natural broad-leaved woodland: All areas of semi- natural woodland on Site qualify as habitats of principal The Site is situated upon highly sensitive and often unconfined importance (HPI1) i.e. the list drawn up by the Secretary of bedrock of Principal Aquifer Chalk. Other geotechnical State under section 41 NERC. Most of the woodlands within issues that will impact the overall design and construction of the survey area are also identified as ancient woodland (and foundations, floor slabs, pavements and drainage include the are designated local wildlife sites). A 20m landscape buffer will presence of shrink/swell clays associated with the Clay-with- be provided to the ancient woodlands to ensure that their rich Flints formation in the north of the Site and the presence of habitat is retained and protected. These buffers are secured Made Ground. These issues have been further investigated to through the Parameter Plans that accompany this application. inform the drainage strategy and to ensure that soak-way areas Arable field: Three fields within the Proposed Development and swales as part of a sustainable drainage system are located boundary have been previously identified as supporting in the right places. important rare arable plant assemblages. Pipeline Species rich grassland: Several small pockets of diverse There is an active Pipeline running down the western area of grassland occur across the Survey Area. These grasslands are associated with field margins or other small areas and roosting the Site in a north – south orientation within a 50m consultation bats. zone. The active line has a minimum 3m development easement Badger: The badger activity survey confirmed significant levels which extends in both directions from the centre of the line of activity and widespread distribution of badgers across the and has no vertical limit. Within this 6m zone there can’t be any Site. The majority of activity is confined to woodland areas, with development or tree planting. The number of crossing points remaining activity largely associated with hedgerows. A bait should also be minimised. There is also a decommissioned fuel mark survey has been completed in spring 2016 to identify and pipeline to the west of the active pipeline. map social group structures. Utilities Dormouse: Given the distribution of confirmed dormouse The services which pass across the Site are as follows: presence and the abundance of suitable habitats elsewhere across the Site, dormouse is to be presumed present in all Gas: Medium pressure and 500m in length passing across the woodlands and all suitable hedgerows on Site. north of the Site near the A339. Bats: A maternity roost of brown long-eared bats is present Electricity: There are a number of overhead power cables at Worting Wood Farm. Other bats recorded on site include which cross the Site, of varying voltage. The power cables in common and soprano pipistrelles, which were most abundant, roads/ pavements on the Site have been assumed to be suitable barbastelle, Myotis species, noctule, serotine, Nathusius’ to remain in place (or be upgraded). Those crossing the Site pipistrelle and greater horseshoe bat. Numerous tree roost itself will be diverted and underground wherever possible. opportunities exist for bats across the survey area but surveys have not identified any occupied tree roosts within the Site. For Noise the majority of bat species, commuting is the main function The principal sources of environmental noise in the vicinity of offered by the Site. Woodland edges and hedgerows serve the Site is from road traffic along the A339, Roman Road and as the primary flight corridors in addition to providing localised Worting Road, and from the mainline railway. In addition, the foraging habitat. railway line presents a potential source of vibration. Suitable Birds: The Site contains significant areas of arable land which buffers alongside the A339, Roman Road and the railway line support numerous pairs of nesting skylark. The arable fields are are included within the Parameter Plans. also important for wintering linnet, skylark, redwing, fieldfare, meadow pipit and starling. Red kite nests in Worting Wood and Archaeology the woodlands and hedgerows are also important for other An extensive geophysical survey and programme of pre- nesting birds including marsh tit, dunnock and yellowhammer. determination trial trenching has been undertaken to identify Woodlands on the Site are important to overwintering marsh tit, archaeological features, which include the Catern Crossroads and also for bullfinch and mistle thrush and kestrel. Hedgerows, Scheduled Monument (removed from Schedule of Monuments scrub and field margins in the Site are of importance for 17th January 2017) and other areas of archaeological sensitivity. both nesting and wintering grey partridge, song thrush, Details are provided within the Archaeological Desk Based yellowhammer, starling and dunnock. Barn owl also utilises Survey. field margins and grassland for foraging and a barn owl box is present in a building at Worting Wood Farm, although there has Visual impact been no evidence of recent use. There are a number of views from sensitive points in the surroundings that look onto the Site, in particular the Area Further detail on ‘The Site’ and the results of survey work are of Outstanding Natural Beauty (AONB) to the north-west. In set out in the supporting documents to the Outline Planning these areas care must be taken to ensure visual impact of Application and in particular MSD12 Environmental Statement. new development is kept to a minimum. Important local views have been agreed with the Local Planning Authority and are discussed in the Environmental Statement.

Land at Manydown, Basingstoke MSD1R: Design and Access Statement ©TIBBALDS REVISION JULY 2018 12