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SHL180 Crondall Bee Farm Hart District Council Local Plan Site Assessment: Stage 2 – High Level Site Assessment – SHL180 (Crondall Bee Farm) May 2016 High Level Site Assessment Proforma Site Reference SHL180 Site Name Crondall Bee Farm Parish Dogmersfield Site Address Crondall Bee Farm, Dogmersfield Capacity Assessment and Categorisation Site Size (ha) 11.26ha (developable area: Estimated Capacity 30 1.25ha) Comments on capacity Much of the site is designated SINC (Coxmoor Wood), leaving a developable area of approximately 1.25ha. The capacity was calculated using an average density of 30 dph (in accordance with gross-to-net ratio of 80%). Housing Strategy Category(s) Other: (small sites isolated in Land Supply Category Category D: Sites not adjoining existing urban areas countryside) (potential rural exceptions sites, or exceptional allocations) Key to Site Assessments: No overriding constraint to development of the site Constraint requiring further detailed assessment Major constraint undermining suitability of site Site Assessment Assessment Criteria Assessment comments Coloured assessment Accessibility to o Bus Stop: (bus routes 10, 410 and 610 – Downsland Copse stop) – 1.5km Employment and o Railway Station: (Fleet) – 8km services o Employment Centre: (Redfields Park – Church Crookham) – 3.5km o Public Open Space – (Croft Lane Recreation Ground) 4.2km o Health facility: (Crondall New Surgery) – 3.1km o Primary School: (Crondall Primary School) – 4km o Secondary School – (Calthorpe Park School) 6.1km o Supermarket: (Sainsburys – QEB, Fleet) – 4.4km Infrastructure • Education: There is pressure for places at primary education level. Primary, Junior or Infant schools within provision the Hook / Odiham area they are known to be full or close to full, and there is a projected (2019) deficit of 4.1% for infant/primary schools in the Fleet / Crookham / Crondall area. The nearest primary school (Crondall) is currently oversubscribed. Expansions are planned at 4 Infant or Junior schools in the Hook / Odiham area. Expansions are planned at both Robert May’s School and Calthorpe Park Secondary School. Adams Hendry Consulting Ltd 1 Hart District Council Local Plan Site Assessment: Stage 2 – High Level Site Assessment – SHL180 (Crondall Bee Farm) May 2016 • Health: There are no planned expansions of health facilities in the Hook / Odiham area and it is likely that any significant level of development in the centre of the District will require additional provision. The nearest surgery (Crondall New Surgery) is currently accepting new patients. • Retail: The closest service centre to the site is Fleet. There is currently a modest deficit of retail (convenience and comparison) floor space in the town; additional housing will increase demand. • Transport (Road): The Hart Transport Assessment Mitigation Corridor Study Report proposes improvements to the B3349 Reading Road/Griffin Way (Hook) to A287 south of M3 Junction 5. The measures include an additional lane on the B3349 and A287 approach plus widening of the roundabout circulatory carriageway to 3 lanes throughout. This will improve access from the site to the M3 and Hook. There are no other specific projects identified in the HCC transport statement project schedule. • Transport (Other): The site is not well serviced by public transport. Bus routes 10, 410 and 610 (Farnborough via Fleet) are very low frequency (1/2 return journeys per day, Mon-Fri only). • Green Infrastructure: There are no public parks or sports facilities within convenient walking or cycling distance. The site is located within the catchment area of the Hitches Lane SANG. Further assessment will be required to determine whether the SANG has capacity to provide for new development at the site. There is a lack of schools/GI capacity in the area and the site suffers from very poor public transport connectivity. The site is not considered large enough to provide new on-site infrastructure, small amenity space apart. Current Use and Much of the site is woodland (part of Coxmoor Wood, a designated SINC). Woodland apart, the site (1.25ha) Relevant Planning consists of a narrow strip of land (part hardstanding, part meadow) containing a single dwelling house and a History number of small workshops / sheds, some or all of which are used for beekeeping. No relevant planning history was identified. Nature Conservation Much of the site is designated SINC and Ancient Woodland. The site area includes a stretch of the south bank of the Basingstoke Canal, a SSSI. The sheds on site may be habitat for bats, protected species. Development on this site is highly likely to result in harm to some or all of these nature conservation interests, be it through habitat destruction, effects arising from construction, generalised disturbance or light pollution. Minerals Resources The Hampshire County Council Minerals and Waste Plan (M&WP) Policies Map indicates that small parts of the site (its north-eastern and southern tips) are subject to minerals safeguarding for sharp sand and gravel (Hampshire M&WP Policy 15). Adams Hendry Consulting Ltd 2 Hart District Council Local Plan Site Assessment: Stage 2 – High Level Site Assessment – SHL180 (Crondall Bee Farm) May 2016 Landscape HCC Landscape Character Assessment (2012) Landscape character area: Loddon Valley and Forest of Eversley West Landscape type: Lowland mosaic: medium scale Hart Landscape Character Assessment (1997) Landscape character area: Dogmersfield Landscape type: Mixed farmland & woodland: large scale Main features of the Dogmersfield LCA: A strong landscape structure of woods and hedgerows that provide a backdrop to open fields. The LCA features the Basingstoke canal, which is attractively wooded along much of its length. The LCA has a quiet, rural character with few scattered settlements, a mostly rural road network and a network of power lines that intrude on this unspoilt area. Summary Assessment: Owing to intervening woodland / banks of trees, no long-range views are achievable of the part of the site (1.25ha) that is considered developable. Short-range views out of / into the site (1.25ha) into / from the garden of Coxmoor Farm, the sole adjacent property, are likely to be achievable. Agricultural Land The site is located on non-agricultural land. Heritage Assets The north end of the site is within the Basingstoke Canal Conservation Area, but not considered developable on account of the nature conservation interests described above. An extensive stretch of dense woodland separates the conservation area from the developable area (1.25ha). No impact on the conservation area or any other heritage asset is foreseeable. Water resources and Most of the site is within a groundwater source protection zone (Zone 3). quality Air Quality No local sources of pollution or causes of poor air quality were identified. Flood risk The site’s north-eastern and southern tips (this latter including the site access point) are located within Flood Zone 3 and prone to surface water flooding (1 in 30 year AEP). With respect to the access point, the site may therefore be classified as a dry island in its current configuration. These areas apart, the site is largely free from natural flood risk (parts of the site may be at limited risk of artificial flooding from the Basingstoke Canal). Adams Hendry Consulting Ltd 3 Hart District Council Local Plan Site Assessment: Stage 2 – High Level Site Assessment – SHL180 (Crondall Bee Farm) May 2016 Location and scale of Much of the site is designated SINC and ancient woodland. The remainder (1.25ha) is part-previously-developed. development As currently accessed, the site is a dry island. It appears neither likely that a) suitable access to the 1.25ha can be provided; nor b) that any significant development could be realised within the 1.25ha without harming the surrounding natural habitat. If these constraints were overcome, the landscape impact of development would be limited (assuming that the woodland on site were retained). The site is very isolated in the countryside; its remoteness would be an issue for accessing services and neighbouring communities. Un-neighbourly Uses The site is adjacent to a very substantial electricity substation to the west. Four separate overhead power transmission capes traverse the site from west to east. These may represent a constrict to the level of development that would be possible to achieve. Availability The landowners have confirmed (Jan 2016) that the site is available. No delivery timescale has been indicated. Assessment Site Access The site is accessed from the A287 via two connected stretches of single-width rural laneway (Rye Common Lane and unnamed lane). The lanes have a combined length of 550m, up to 300m of which is located within Flood Zone 3 or areas prone to surface water flooding (1 in 30 year AEP). The lanes may be on common or private land (subject to further assessment), and are not suited in their current form to accommodate increased traffic. Summary of • Most of the site is designated SINC and ancient woodland; Constraints • As currently accessed, the site is a dry island; • Road access to the site is wholly inadequate; • The site is very isolated in the countryside; • Access to all key facilities and services is very poor; • Infrastructure deficiencies have been identified: particularly primary school capacity, public transport and GI; • Most of the site is within a groundwater source protection zone (Zone 3). Summary of • Part of the site (1.25ha) is previously developed and its re-use for purposes other than residential
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