Possible Sites to Expand the Town Outwards

Poole Local Plan Site Assessments: Appendix 3 – Possible sites to expand the town outwards

November 2017

List of sites promoted for expansion of the town outwards:-

Site Reference Site Name Recommendation B1 Oaks Garden Centre SHLAA B2 Merley Park REJECT B2ai / NEW16 / MTP Merley Court Touring Park SHLAA B2aii / NEW17 Merley Park Road - North REJECT B3 North of Oakley Lane See B3i B3i / UE1 North of Oakley Lane ALLOCATE B4 South of Queen Anne Drive REJECT B5 Rear of Merley Ways REJECT B6 Land off B3073 REJECT B7 Magna Business Park See B7a / U2 & E2 B7a / U2 Magna Business Park ALLOCATE B8 Canford Park REJECT B8ab / UE2 Canford Park - North of Bearwood ALLOCATE B9 Moortown Aerodrome REJECT

Poole Local Plan. Site Assessments. Appendix 3. November 2017 2 B1 Oaks Garden Centre

Ward Merley and Bearwood Ownership Private Site Area 1.7 ha Current/Last Land Garden centre Use Current Policy • Green Belt Designation • Safeguarded Minerals Environmental The site is outside of 400m but within 5km of Dorset heathland and Poole Harbour which are SSSI, Designations SPAs and Ramsar sites. Planning History • In 1992 a CLEUD application for use of the site as nurseries and garden centre was approved (ref: 26837/1). • In 1965 planning permission to develop approximately 15.5 acres of land (north and south of Queen Anne Drive) for residential purposes was refused because the area was not zoned for general development in the plan and there was no justification for the release of this land for residential development in view of the amount of land available for this purpose within the rest of the borough. The land north of Queen Anne Drive was however, subsequently permitted and now forms part of Merley. Previous • In the consultation on options for the Local Plan Review (carried out in Spring/Summer 2016), Consultation there were 174 comments submitted in relation to this site (on completed consultation forms). The Feedback main concerns related to loss of Green Belt / open space / countryside; traffic congestion; lack of infrastructure and loss of shops. • It was suggested by 101 responses as a preferred site (42 from Merley, 13 from Bearwood and 46 from elsewhere). Other Known Constraints

Poole Local Plan. Site Assessments. Appendix 3. November 2017 3 B1 Oaks Garden Centre Site Description The site forms part of the larger site B4. The site is principally a garden centre although there are a number of other ancillary retail premises which occupy a range of different scale buildings across the site. There are some areas of soft landscape however, for the most the landscape is predominantly hardstanding and gravel surfacing. The northern boundary of the site adjoins to Queen Anne Drive whilst the other boundaries adjoin to woodland and residential properties set in verdant woodland landscape. Surrounding • To the north of Queen Anne Drive is the residential estate of Merley built in 1970s and has a Context typical layout of that era with houses of repetitive style set out in cul-de-sacs around feeder roads. • Also on the north side of Queen Anne Drive/Magna Road but further to the north-east is Canford Magna, which is a much older village which was formed around the Canford Magna School (previously Canford Magna Manor). To the south of the site there are residential properties which back on from Arrowsmith Road. The dwellings set out in large spacious and verdant plots (much like the properties within the site) which are set in amongst fields and woodland. Green Belt • The site lies within Green Belt. In the Poole Green Belt Review (2017) the site was assessed under parcel 17, and sub parcel 17D which is considered to make a medium overall contribution to the purposes of the Green Belt. • However, the existing Green Belt designation does not preclude the site from being developed given that it is previously developed land. This site could therefore be considered to be a previously developed site within the Green Belt and on this basis, the existing policy guidance in the NPPF would support some redevelopment or infilling of this sub-parcel without it being removed from the Green Belt designation. Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • There are no heritage assets within the site itself or in close proximity. • There are several locally listed buildings in Arrowsmith Road to the south of the site. In the wider area to the north further along Gravel Hill, there is Merley House (which is a G. I Listed Building), the garden walls and Orangery and Merley Mews (which are G.II Listed Buildings); the Castleman Trailway, Higher Merley Farm, 1 Oakley Hill which are all locally listed. The Ashington Conservation Area is also to the north and within it there are a number of listed and locally buildings within it. Further to the east of the site on the opposite side of Queen Anne Drive is Canford Magna Conservation Area and within it a number of listed and locally listed buildings including Canford School (previously Canford Manor). • Having regard to the distance from these heritage assets, the development of the site is not likely to have any impact upon their setting. • There are no known ancient monuments within the site itself however, there are numerous in the surrounding area and having regard to this and the relatively undeveloped nature of the site, there is a higher likelihood of archaeological presence.

Due to the Step 1 analysis no further detailed assessment is required Trees and • There is an area tree preservation order (TPO/67/00043) which covers part of the site to the west Landscape and also covers land adjoining the site to the south and east. • There are only a few trees within the site itself however; there are numerous trees on land adjoining the east, south and west boundaries of the site and a line of trees along the north boundary adjacent to Queen Anne Drive. • There are a few grassed areas however; most of the site is occupied by the buildings or hardstanding. • Land adjoining to the south and east is identified as site 92 which are likely significant for flora and fauna. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. The HRA advises that there is no evidence that would support developing areas of open

Poole Local Plan. Site Assessments. Appendix 3. November 2017 4 B1 Oaks Garden Centre land in North Poole at the present time, which prevents the Council from allocating such sites at the present time. This site, however, is already previously developed and similar in form to the existing urban area. In this context it is likely that development on this site could proceed without giving rise to a significant adverse effect although this would need to be confirmed through a site-specific HRA to accompany any application on this site. • A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential units or more. It is currently unclear how this would be secured. However, if a SANG can’t be provided a care home could be considered as an alternative which would not require a SANG. Geo- There are no known issues of contamination. environmental Although the site itself is not safeguarded minerals, there is a large area to the south which is safeguarded, although there is alternate access to this area from off Gravel Hill. Transport • Work has been recently undertaken on Gravel Hill to improve several junctions including to the Queen Anne Drive intersection which may provide additional capacity. The site currently has one vehicular access point via single carriageway Queen Anne Drive, which is approximately 150m from the junction with Gravel Hill. This is a priority T-junction access on the northern boundary with no pedestrian facilities. The existing junction is likely to require some improvement/upgrades. There is potential opportunity for a secondary access in the north east boundary onto Queen Anne Drive or alternatively opposite Rempstone Road to the north which would create a cross road junction and mitigate against any visibility constraints that currently exist. • The current location of the existing access may be acceptable, although the exiting layout may require road widening to allow for a right turn facility in from Queen Anne Drive (this would be subject to further traffic assessment). In addition visibility to the west of the current access could be a constraint to use of current facilities. Accessibility • In terms of buses, Queen Anne Drive forms part of a bus route facilitating services in both directions. The westbound stop gives access to two bus services, one of which has peak period service every 15 minutes to Poole whilst the eastbound stop provides three school bus services. A short walk to Rempstone Road, north of the site, gives access to additional bus services to Merley and Wimborne. • The closest train stations are Hamworthy, Poole, Parkstone and Branksome approximately 6 to 7km from the site. • For walking and cycling provision there is a footway and provision for cyclists can be found on the northern verge of the Queen Anne Drive. There is very little footpath provision on the southern verge of Queen Anne Drive adjacent to the site boundary. Only a small section of footpath links the existing access and the bus stop on the southern carriageway of Queen Anne Drive. There is signalised traffic lights and a toucan crossing at the Gravel Hill/ Queen Anne Drive T-junction, however again no footpath on the southern side on Queen Anne Drive. There is potential for footpaths through the site. Other Site Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of CIL Specific however, additional infrastructure may be required which may need to be secured through Infrastructure developer contributions (i.e.S106). Additional infrastructure on this site could include:- •biodiversity mitigation (Nightjars) • Improvements to the transportation network/junctions (see above) Residential • The nearest designated open space is in Merley or along the Castleman Trailway which is within Amenity relative walking distance of the site. There are plenty of areas in the countryside which can also be used for roaming and in the wider area there are also several areas proposed for Suitable Alternative Natural Greenspace (SANG) although these may not be within easy walking distance of this site. • The adjacent Canford Heath provides some open space, although this is not encouraged as an intensification of the heathlands for recreation would result in harm to the SSSI, Ramsar and SPA. Air Quality/Noise There are no known issues of air quality or noise. Flood Risk • The site is outside of any existing flood risk area and there are no known issues of surface water flooding within or adjacent to the site. • The site may be potentially viable for SUDs.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 5 B1 Oaks Garden Centre Viability and • Infrastructure requirements would need to be taken into account in terms of viability. Market Attractiveness Suitability Suitable for development including housing or a care home:- including Historic • As the site is previous developed land, development that accords with the relevant provisions of England Advice the NPPF would not necessitate removal or alterations to the Green Belt. Note 3 – Step 5 • However, as an isolated semi-rural site, accessibility is not ideal but there is access to bus services, and in the wider area there is access to more services/facilities in Merley. • As the site is previously developed and similar in form to the existing urban area, it may be able to proceed without giving rise to a significant adverse effect upon Nightjars, although this would need to be confirmed through a site-specific HRA. It is also currently unclear how a SANG would be secured although if one can’t be provided, a care home would be an alternative. • Safeguarded minerals may need to be extracted prior to development being built which could affect delivery timescales. Availability Available - promoted by the landowner although a developer has not been secured. Achievability Achievable – Subject to a site-specific HRA the landowner is exploring whether the site could be redeveloped as a brownfield site in the Green Belt, allowable under national policy, for care home or residential development. There is no opportunity within the ownership to provide a SANG, but one would not be required if the proposal is under 50 units. Redevelopment of existing buildings but assessment will be needed to ensure no adverse effect upon protected species Timescales 2018-2033 Recommendation SHLAA - The site is a developed site within Green Belt and could be redeveloped within the provisions of national Green Belt policy, without the Council having to release the site from the Green Belt. In view of this and given that the site would need to be assessed with a site-specific HRA to ensure that development could come forward in accordance with the Habitat Regulations it is recommended that this site is included in the SHLAA with a capacity of around 50 homes or 60 bed care home.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 6 B2 Merley Park

Ward Merley and Bearwood Ownership Private Site Area 60 ha Current/Last Land Holiday Park Use Current Policy • Green Belt Designation • Safeguarded Minerals Environmental Most of the southern part of the site (B2c) lies within 400 metres of Dorset Heathland which is a Designations SSSI, SPA and Ramsar site. The site is also within 5km of Poole Harbour which is a SSSI, SPA and Ramsar site. Planning History In 2014 an application for a change of use to site holiday lodge caravans in place of touring caravans (up to 83) including demolition of existing buildings at Merley Court Turing Park was approved (APP/14/01672/C). Previous • In the consultation on options for the Local Plan Review (carried out in Spring/Summer 2016), Consultation there were 226 comments in respect of this site (on completed consultation forms). The main Feedback concerns related to loss of Green Belt / open space / countryside; traffic congestion; lack of infrastructure; loss of Cobham Sports; impact on historic character; loss of wildlife; and develop brownfield sites first. • It was suggested by 151 responses as a preferred site (42 from Merley, 23 from Bearwood, and 86 from elsewhere). Overall the most preferred site by Bearwood residents. Other Known Constraints

Poole Local Plan. Site Assessments. Appendix 3. November 2017 7 B2 Merley Park Site Description • The site is formed of 3 areas; B2a; B2b; and B2c. Merley Park Road rungs in between the sites separating B2a and B2b from B2c. • The north part of B2a is the Merley Park touring holiday park which already has permission for up to 83 lodges on site. There is also an associated clubhouse and recreational facilities. The park is laid out around Merley House and walled garden which is a G. I Listed Georgian Manor House used for functions and conferences. There are also a few private houses in amongst the park. The lower part of B2b is occupied by Cobham Sports and Social Club, a sports and recreation facility comprising of a building for social, football field and pitch and putt course. The club also hosts a number of groups including the Flight Refuelling Amateur Radio Society and the South Western Model Railway which has a model passenger railway to the south. • There are some telecommunication masts within the site adjacent to Gravel Hill. • B2c is agricultural and comprises of several open fields associated to the farm which adjoins the southern boundary of the site. Surrounding The site lies just outside of the existing built area of residential known as Merley. There is a row of Context houses which runs along Merley Park Road which are outside of the site but lies in between B2a/B2b and B2c. To the north of B2a and B2b is Merley pond which is surrounding by trees with open fields stretching all the way across to Willet Road. There is woodland adjacent to the west of B2a and B2c. To the south-east of B2c are the farm and more agricultural fields. Green Belt • The site lies within Green Belt. In the Poole Green Belt Review (2017) the site was assessed under parcel 8 and concluded to make a medium contribution to Green Belt purposes. The parcel is comprised of several different sub parcels A to G some of which are more compromised by urban development than others. The Green Belt Review concluded that sub parcels 8A, B, C and F could be developed without causing significant harm to the Green Belt whereas parcels D, E and G made a stronger contribution to Green Belt given their openness and relationship with open countryside.

Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • Within the site is Merley House which is a G. I Listed Building, the garden walls and Orangery and Merley Mews which are G. II Listed Buildings. • Outside of the site in the surrounding area is Ashington Conservation Area (where there are a number of locally listed Lady Wimborne Cottages); Tubbs Cottage, Merley Park Road (which is locally listed); Higher Merley Farm, 3 Merley Park Road (which is locally listed); 1 Oakley Hill (which is locally listed); 9 Oakley Hill and Oakley Lane Conservation Area (where there are a number of G. II and locally listed buildings). • There is one ancient monument identified within the site itself which is adjacent to the garden walls and orangery. • However, there are numerous ancient monuments in the surrounding area. Having regard to this and the relatively undeveloped nature of most of the site, there is a higher likelihood of archaeological presence.

Due to this site being unsuitable for other reasons no further detailed assessment is required Trees and • There is an area tree preservation order on land adjacent to the north of B2a and B2b Landscape (TPO/12/00002). • There is also a woodland tree preservation order on land adjacent to the west boundary of B2a (TPO/95/00011). • There is group tree preservation order on the boundaries with properties backing onto B2b from Merley Park Road and Oakley Hill (TPO/07/00021). • There are several areas identified as site 92 - woodland - Broadleaved and Mixed which is one of the ancient woods, although the flora is quite poor in places, mainly due to an intrusion of Rhododendron. The lichens too are limited, with only one old forest species being recorded. The western boundary is small stream providing a humid environment and a better range of species. The trees are mainly beech, oak and downy birch, with hazel and blackberry in the shrub layer. Another area of woodland - Broadleaved and Mixed although the shrubbery is of little interest as it

Poole Local Plan. Site Assessments. Appendix 3. November 2017 8 B2 Merley Park is now partly garden and caravans like the rest of the grounds, there is a remnant of wood (birch, ash, sycamore and recently planted alder) on the east side, but the ground flora is ruderal in nature. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. The HRA advises that there is no evidence that would support developing areas of open land in North Poole at the present time, which prevents the Council from considering allocating such sites at the present time. Although there are parts of developed land within the site, which may not be considered open land, the rest of the site would be regarded as open land and these areas cannot be taken forward until such time they would accord with the Habitats Regulations an demonstrate there would not be likely significant effects to Canford Heath. • A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential units or more. It is also currently unclear how this would be secured. Geo- • There are no known issues of contamination. environmental • The majority of the site is safeguarded minerals which would potentially need to be extracted before any development could take place. Transport • Work has been recently undertaken on Gravel Hill to improve several junctions including to the Queen Anne Drive intersection which may provide additional capacity. • The existing site has three vehicular access points; the first Merley House Lane lies on the northern boundary of B2a the second a single lane access on the south eastern boundary; and the third access which also intersects Merley Road is located to the south of the site, approximately 150m west of the existing Merley Social and Sports Club access. • Junctions to the A349 Oakley Hill / A31 / Merley House Lane roundabout and Merley roundabout and in particular Merley Park Road / A349 Oakley Hill would likely be impacted and would require infrastructure changes. As there would be a significant number of site generated trips to be accommodated, this would likely require distribution over multiple accesses and some potential upgrades to Merley Park Road maybe required to facilitate additional traffic. Accessibility • The nearest doctor’s surgery is in Merley Lane approximately 0.5 miles away and nearest dentist surgery is in Wimborne approximately 1 mile away. • The nearest bus stops are in Merley and there are services which run every 30 mins (Mon-Sat) with at least one service every hour to Poole, Merley and Wimborne. • The closest train stations are 7-8km crow fly distance. • For walking and cycling provision there is a traffic free route which passes the eastern boundary of site B2c and connects with a provision for cyclists along busy routes along the B3073 Oakley Hill northeast of the site. There is a bridleway to the north of the site joining Willett Road and the B3073 Oakley Hill. There is no footway of cycle provision along Merley House Lane and no pedestrian crossings at the A31/ A341/ Merley House Lane roundabout. There is also no existing pedestrian provision on Merley Park Road. There is a pelican crossing with tactile paving southeast of the site on the A341 Oakley Hill. Other Site Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of CIL Specific however, additional infrastructure may be required which may need to be secured through Infrastructure developer contributions (i.e.S106). Residential • The nearest designated open space is in Merley or along the Castleman Trailway which is within Amenity walking distance of the site. There are plenty of areas in the countryside which can also be used for roaming and in the wider area there are also several areas proposed for Suitable Alternative Natural Greenspace (SANG) although these may not be within easy walking distance of this site. • The Canford Heath to the south provides some open space, although this is not encouraged as an intensification of the heathlands for recreation would result in harm to the SSSI, Ramsar and SPA. Air Quality/Noise There may be some potential issues of noise (for B2b) arising from the adjacent A31/A341.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 9 B2 Merley Park Flood Risk • The site is currently outside of any existing or future flood risk zones, however it should be noted that the future flood risk areas for fluvial flooding have not yet been modelled. There is a stream which runs along to the west of the site, and the future flood risk for fluvial may extend close to or within the site. • There is a small area towards the junction of Merley Park Road and Gravel Hill/Oakley Hill which may be at risk of surface water flooding. • The site is potentially viable for SUDs. Viability and • No certainty - developers have indicated concerns over the deliverability of the site, due to the Market complexity of multiple ownerships and the setting of the listed building. Developers have informed Attractiveness the Council that there is no willingness of landowners to collaborate in a joint scheme. Therefore there are presently significant doubts over the viability and market attractiveness of the scheme. • Infrastructure requirements would need to be taken into account in terms of viability. Suitability • Based on the current level of evidence, strategic level allocation / development of the site would including Historic likely have a significant adverse impact upon the Nightjars and would not accord with the Habitats England Advice Regulations making the overall site unsuitable for a housing allocation at the present time. Note 3 – Step 5 • Furthermore, it is also currently unclear how a SANG would be secured. • In addition, overall some parts of the wider site perform well against Green Belt purposes, which would need to be considered further against exceptional circumstances to justify any proposed release. • However, although within the Green Belt a constrained by HRA issues, some parts are previously developed land and would not require removal from the Green Belt for some development to take place subject to a site-specific HRA.

Availability Not available - only two of a number of landowners have indicated a willingness to develop the site. Achievability Not currently achievable - the site needs a co-ordinated development between willing landowners to (i) secure improvements to the setting of the listed building (Merley House), secure improved access to Gravel Hill and (iii) secure a SANG. The landowners would also need to undertake studies of nightjar flightpaths and foraging areas. Timescales 2023-2033 Recommendation REJECT - The Council consulted on the site with the aim of a landowner or developer coordinating the various landowners to promote a scheme for the entire site and undertake work on master planning. This has not been forthcoming, landowners have different ambitions for their holdings and as a result there are still a number of outstanding issues that are fundamental to the deliverability of the site. Therefore the site is not in a position where the Council can be assured that is suitable, achievable or deliverable for this local plan. The site should therefore remain in the Green Belt and not be allocated. However, there is some potential for the previously developed elements to be included within SHLAA should they be able to come forward within the provisions of NPPF Green Belt policy and subject to a site-specific HRA (see B2ai).

Poole Local Plan. Site Assessments. Appendix 3. November 2017 10 B2ai/NEW16/MTP Merley Park Road – North

Ward Merley and Bearwood Ownership Private Site Area 3 ha Current/Last Land Holiday Park Use Current Policy • Green Belt Designation • Safeguarded Minerals Environmental The site is outside of 400m but within 5km of Dorset heathland and Poole Harbour which are SSSI, Designations SPAs and Ramsar sites. Planning History In 2014 an application for a change of use to site holiday lodge caravans in place of touring caravans (up to 83) including demolition of existing buildings at Merley Court Turing Park was approved (APP/14/01672/C). Previous • See B2 for the consultation on options for the Local Plan Review (carried out in Spring/Summer Consultation 2016). The site was consulted upon as part of larger site for B2 but has since been promoted Feedback separately. Other Known Constraints Site Description The site is the Merley Park touring holiday park which already has permission for up to 83 lodges on site. There is also an associated clubhouse and recreational facilities. The park is laid out around Merley House and walled garden which is a grade I listed Georgian Manor House used for functions and conferences. There are also a few private houses in amongst the park. Surrounding Immediately surrounding the site is mostly open fields. The south of the site was considered as Context part of the larger site of B2. To the north in between the site and the A31 there are also ponds and woodland. To the north-east on the other side of the A31 is a small area of land promoted as B5 and adjacent to this is small residential area knowns as Merley Ways. The River Stour is also located to the north adjacent Merley Ways.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 11 B2ai/NEW16/MTP Merley Park Road – North Green Belt • The site lies within Green Belt. In the Poole Green Belt Review (2017) the site was assessed under parcel 8, and sub parcel (8F) which is considered to make a low contribution to the purposes of the Green Belt. It could be developed without causing significant harm to the purposes of Green Belt. The openness of the sub-parcel is already compromised by urbanising development. This could be considered to be a previously developed site within the Green Belt. On this basis, the existing policy guidance in the NPPF could support redevelopment or infilling of this sub-parcel without it being removed from the Green Belt designation. Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • Within the site is Merley House which is a G. I Listed Building, the garden walls and Orangery and Merley Mews which are G. II Listed Buildings. • Outside of the site in the wider surrounding area is Ashington Conservation Area (where there are a number of locally listed Lady Wimborne Cottages); Tubbs Cottage, Merley Park Road (which is locally listed); Higher Merley Farm, 3 Merley Park Road (which is locally listed); 1 Oakley Hill (which is locally listed); 9 Oakley Hill and Oakley Lane Conservation Area (where there are a number of grade II and locally listed buildings). • There is one ancient monument identified within the site itself (which is adjacent to the garden walls and orangery) and there are numerous more ancient monuments in the surrounding area. Having regard to this and the relatively undeveloped nature of a lot of the site, there is a higher likelihood of archaeological presence.

Step 2 – What contribution does the site makes to the significance of the heritage asset

The site is part of the heritage asset’s setting although compromised by existing development

Step 3 – What impact might allocation have on that significance

Allowing unrestricted redevelopment could harm the heritage assets including over-urbanising what is currently an area with rural character

Step 4 – What is required to maximise enhancements to avoid harm

High quality and sensitive design. Any application must be supported by a heritage statement.

Trees and • The southern boundary of the site is lined with trees and there is an area of woodland to the east Landscape of the site. There is no tree preservation order on the site but the woodland and ponds directly adjoining to the north boundary are protected by an area tree preservation order TPO/12/00002. •There is also an area of ancient woodland which directly adjoins the west boundary of the site. • There are two areas identified as site 92; both woodland - Broadleaves and Mixed. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. The HRA advises that there is no evidence that would support developing areas of open land in North Poole at the present time, which prevents the Council from considering allocating such sites at the present time. This site, however, is already previously developed and similar in form to the existing urban area. In this context it is likely that development on this site could proceed without giving rise to a significant adverse effect although this would need to be confirmed through a site-specific HRA to accompany any application on this site. • A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential units or more. It is currently unclear how this would be secured. Geo- • There are no known issues of contamination. environmental • The majority of the site is safeguarded minerals which would potentially need to be extracted before any development could take place.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 12 B2ai/NEW16/MTP Merley Park Road – North Transport As per initial assessment under B2. Accessibility As per initial B2 assessment:- • The nearest doctors surgery is in Merley Lane approximately 0.5 miles away and nearest dentist surgery is in Wimborne approximately 1 miles away. • The nearest bus stops are in Merley and there are services which run every 30 mins (Mon-Sat) with at least one service every hour to Poole, Merley and Wimborne. • The closest train stations are 7-8km crow fly distance. Other Site Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of CIL Specific however, additional infrastructure may be required which may need to be secured through Infrastructure developer contributions (i.e.S106). Additional infrastructure on this site could include:- • Improvements to the transportation network/junctions (see above). Residential • The nearest designated open space is in Merley or along the Castleman Trailway which is within Amenity walking distance of the site. There are plenty of areas in the countryside which can also be used for roaming and in the wider area there are also several areas proposed for Suitable Alternative Natural Greenspace (SANG) although these may not be within easy walking distance of this site. • The Canford Heath to the south provides some open space, although this is not encouraged as an intensification of the heathlands for recreation would result in harm to the SSSI, Ramsar and SPA. Air Quality/Noise There are no known issues of air quality or noise. Flood Risk • The site is currently outside of any existing or future flood risk zones, however it should be noted that the future flood risk areas for fluvial flooding have not yet been modelled. There is a stream which runs along to the west of the site, and the future flood risk for fluvial may extend close to or within the site. • There is a small area towards the junction of Merley Park Road and Gravel Hill/Oakley Hill which may be at risk of surface water flooding. • The site is potentially viable for SUDs. Viability and • Viable and Attractive - the developer of the site and land agent indicates that the change the use Market of the site from holiday accommodation to residential is viable and attractive to the market. Attractiveness • Infrastructure requirements would need to be taken into account in terms of viability. Suitability Suitable for development including housing:- including Historic • Although the site is within the Green Belt it is previously developed land, and development would England Advice not require removal or alterations to the Green Belt. Note 3 – Step 5 • As the site is previously developed and similar in form to the existing urban area, it may proceed without giving rise to a significant adverse effect upon Nightjars, although this would need to be confirmed through a site-specific HRA. • However, as an isolated semi-rural site, accessibility is not ideal but there is access to bus services, and in the wider area there is access to more services/facilities in Merley or Wimborne. • A SANG would need to be secured to serve the development. • Safeguarded minerals may need to be extracted prior to development being built which could affect delivery timescales. Availability Available - promoted by the landowner. Site is already under construction for chalets. Achievability Achievable - site has permission for 83 holiday chalets (that can be lived in for 11 months of the year) and landowner wishes to change the use to residential with little alteration to the existing plans. Site is already under construction and therefore deliverable. Timescales 2018-2023 Recommendation SHLAA - This promotion is part of a wider site consulted on by the Council in 2016 (Site ref B2) around Merley Court. There are a number of land ownerships within Site B2, but only two came forward through the consultation (NEW 16 and NEW 17), and, for two separate proposals, rather than a comprehensive plan for the entire site. This proposal is to change the use of 83 permitted holiday lodges to permanent housing. There is no strong physical boundary that could be used to justify removing this site from the Green Belt to include the site within the Poole Local Plan. However, the landowner could consider submitting a planning application for the redevelopment of

Poole Local Plan. Site Assessments. Appendix 3. November 2017 13 B2ai/NEW16/MTP Merley Park Road – North this brownfield site for housing as an exception allowed by national Green Belt policy, without the need for a local plan allocation or removal from the Green Belt. Include in SHLAA as a deliverable site for the period 2018-2023.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 14 B2aii / NEW17 Merley Park Road - North

Ward Merley and Bearwood Ownership Private Site Area 9.24 ha Current/Last Land Holiday park Use Current Policy • Green Belt Designation • Safeguarded Minerals Environmental The site is outside of but directly adjoins the 400m buffer to Dorset heathland which are SSSI, Designations SPAs and Ramsar sites. The site is also within 5km of Poole Harbour SSSI, SPAs and Ramsar sites. Planning History None relevant. Previous • See B2 for the consultation on options for the Local Plan Review (carried out in Spring/Summer Consultation 2016). The site was consulted upon as part of a larger site for B2 but has since been promoted Feedback separately. Other Known Constraints Site Description The site is largely comprises of a number of open fields. Surrounding To the north is Merley Touring Park which is promoted as a separate site under B2ai. Context To the south the site is bordered by Merley Park Road and on the opposite side of the road are further open fields. Green Belt • The site lies within Green Belt. In the Poole Green Belt Review (2017) it was concluded that the sub parcel (8E) which the site lies within makes a medium contribution to the purposes of the Green Belt. It is evident that if this land were to be developed it would result in a loss of openness from the Green Belt. Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • To the north of the site is Merley House which is a G. I Listed Building, the garden walls and Orangery and Merley Mews which are G. II listed buildings.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 15 B2aii / NEW17 Merley Park Road - North In the wider surrounding area is Ashington Lane Conservation Area (where there are a number of locally listed Lady Wimborne Cottages); Tubbs Cottage, Merley Park Road (which is locally listed); Higher Merley Farm, 3 Merley Park Road (which is locally listed); 1 Oakley Hill (which is locally listed); 9 Oakley Hill and Oakley Lane Conservation Area (where there are a number of G. II and locally listed buildings). • There are no known ancient monuments within the site itself. However, there are numerous ancient monuments in the surrounding area and having regard to this and the undeveloped nature of the site, there is a higher potential for archaeological finds.

This site is unsuitable for other reasons and therefore no further assessment is required.

Trees and • The site is largely open grass fields. There is a line of trees in between Merley Touring Park Landscape along the northern boundary although there is no tree preservation order. There is also an area of ancient woodland which directly adjoins the west boundary of the site. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. The HRA advises that there is no evidence that would support developing areas of open land in North Poole at the present time, which prevents the Council from allocating such sites at the present time. Although there are pockets of developed land within the site, which may not be considered open land, the rest which is regarded as open land cannot be taken forward at the present time as they would not be in accordance with the Habitats Regulations. A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential units or more. It is currently unclear how this would be secured. Geo- • There are no known issues of contamination. environmental • The majority of the site is safeguarded minerals which would potentially need to be extracted before any development could take place. Transport • As per initial assessment under B2. Accessibility As per initial B2 assessment:- • The nearest doctors surgery is in Merley Lane approximately 0.5 miles away and nearest dentist surgery is in Wimborne approximately 1 miles away. • The nearest bus stops are in Merley and there are services which run every 30 mins (Mon-Sat) with at least one service every hour to Poole, Merley and Wimborne. • The closest train stations are 7-8km crow fly distance. Other Site Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of CIL Specific however, additional infrastructure may be required which may need to be secured through Infrastructure developer contributions (i.e.S106). Additional infrastructure on this site could include:- • Improvements to the transportation network/junctions (see above) Residential • The nearest designated open space is in Merley or along the Castleman Trailway which is within Amenity walking distance of the site. There are plenty of areas in the countryside which can also be used for roaming and in the wider area there are also several areas proposed for Suitable Alternative Natural Greenspace (SANG) although these may not be within easy walking distance of this site. • The Canford Heath to the south provides some open space, although this is not encouraged as an intensification of the heathlands for recreation would result in harm to the SSSI, Ramsar and SPA. Air Quality/Noise There are no known issues of air quality or noise. Flood Risk • The site is currently outside of any existing or future flood risk zones, however it should be noted that the future flood risk areas for fluvial flooding have not yet been modelled. There is a stream which runs along to the west of the site, and the future flood risk for fluvial may extend close to or within the site. • There is a small area towards the junction of Merley Park Road and Gravel Hill/Oakley Hill which may be at risk of surface water flooding.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 16 B2aii / NEW17 Merley Park Road - North • The site is potentially viable for SUDs.

Viability and • Attractive, but viability needs further consideration. A developer has indicated an interest in the Market site, however initial discussions have not resolved the viability of securing an access and a SANG Attractiveness and not harming the setting of a listed building. • Infrastructure requirements would need to be taken into account in terms of viability. Suitability Unsuitable for development:- including Historic • Development of the site would result in loss of openness to the Green Belt and would need England Advice exceptional circumstances to justify its release. Note 3 – Step 5 • Development of the site would likely have an adverse impact upon the Nightjars and would not accord with the Habitats Regulations making the site unsuitable for development including housing. •It is also unclear how a SANG would be secured. • Development of the site would also likely impact upon the setting of Merley House which is a grade II listed building. • Fluvial future flood risk may also preclude the west of the site from being developed. Availability Available - promoted by the landowner and has a house builder lined up Achievability Accessibility issues would need to be resolved and may be reliant upon access through third party land which is not known to be available, if existing junction cannot be improved. Site would need a SANG and the current proposal would not satisfy the design criteria to function as a SANG. There is also the unresolved issue of nightjar flightpaths and foraging areas and no research has been done to understand if they would be affected by development of this site. The precautionary principle applies with the habitat regulations and therefore the site is not achievable at the current time. Timescales 2018 - 2033 Recommendation REJECT - This promotion is part of a wider site consulted on by the Council in 2016 (Site ref B2) around Merley Court. There are a number of land ownerships within Site B2, but only two came forward through and consultation (NEW 16 and NEW 17) ,and, for two separate proposals, rather than a comprehensive plan for the entire site. This proposal is for an unspecified number of homes and open space to mitigate the impact upon heathland. The proposal does not provide a suitable SANG to mitigate heathland impact. For the scheme to be deliverable there is a need for third party land for a SANG (of which none has been promoted). In addition there could be a potential adverse impact upon nightjars that reside on Canford Heath but fly and forage in the wider area and mature trees that cover much of the site. Access to the site from Gravel Hill via Merley Park Road would also need further consideration. Development of the site is likely to have an impact on the setting of the listed Merley House. There is no strong physical boundary that could be used to justify removing this site from the Green Belt to include the site within the Poole Local Plan. Site should remain as Green Belt.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 17 B3 North of Oakley Lane

Ward Merley and Bearwood Ownership Private - multiple Site Area 40 ha Current/Last Land Agricultural farmland Use Current Policy Green Belt (except for a small area within B3c) Designation Environmental The site is outside of 400m but within 5km of Dorset heathland and Poole Harbour which are SSSI, Designations SPAs and Ramsar sites. Planning History None relevant. Previous • Initially promoted in call for sites 2014. Consultation • In the consultation on options for the Local Plan Review (carried out in Spring/Summer 2016), Feedback there were 242 comments in respect of this site (on completed consultation forms). The main concerns related to loss of Green Belt / open space / countryside; traffic congestion; lack of infrastructure; loss of wildlife; impact upon historic character; risk of flooding; and develop brownfield sites first. • It was suggested by 75 responses as a preferred site (15 from Merley, 10 from Bearwood, and 50 from elsewhere). Other Known Constraints Site Description • The site comprises of 6 sections which are divided into areas; B3a B3b; B3c; and B3d. B3a is the largest section which lies in between Oakley lane and the A31 and another lane. B3b and B3c are both in two sections each with section either side of the A31. B3d is one section attached to the east boundary of B3a.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 18 B3 North of Oakley Lane Surrounding • The residential estate of Merley to the south was largely built in 1970s. To the east of Merley is Context Canford Magna Village and Canford School is more historical which is one of the oldest in the area. Oakley Lane to the south-west is also more historical. • There is a set of roundabouts to the west of Oakley Lane which joins the A349; B3073; and A31. Further to the West is Merley Touring Park. To the north is Merley Ways which forms part of the Merley residential area but is somewhat isolated or detached by the road network. Beyond the River Stour to the north is Wimborne. Green Belt • The site lies within Green Belt. In the Poole Green Belt Review (2017) sections B3a; B3d; and part of B3c were considered under sub parcel 9B. Whilst the other part of section B3c was considered under sub parcel 9A. The flood risk zone areas were excluded from consideration. • Both 9A and 9B make a medium contribution to the purposes of the Green Belt. It is considered that sub parcel 9A could be developed without causing significant harm to the purposes of Green Belt. The development would not project out beyond the existing northern extent of Merley Ways. The former carriage drive, which also demarcates the southern edge of the flood risk area associated with the River Stour floodplain, would form a strong and permanent boundary to the Green Belt on the northern edge. The same applies to Sub parcel 9B, which could be developed without causing significant harm to the purposes of Green Belt. Heritage and [See B3i] Archaeology Step 1 – Which heritage assets might be affected by the potential site allocation Step 2 – What contribution does the site makes to the significance of the heritage asset Step 3 – What impact might allocation have on that significance Step 4 – What is required to maximise enhancements to avoid harm

Trees and • There is an area tree preservation order (TPO/76/00092) which covers the entirety of B3d. Landscape • The southern section of B3c adjoins to land which is covered by an area tree preservation order (TPO/85/00161) and as such, any trees close to the boundary with the site will be protected. • There are numerous trees within and adjacent to the site. However, except for a few, most are located around the boundaries of the sections of the site. There is a line of trees which runs along the lane in between B3a and B3b, and B3b and B3c, and there is another line of trees running along the side A31. • The rest of the landscape consists mainly of open grass fields. • Areas within both sections of B3b and a small part of the northern section of B3c were previously identified as a site 92 and may have some biodiversity interest. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. The HRA advises that there is no evidence that would support developing areas of open land in North Poole at the present time, which prevents the Council from considering developing such sites at the present time. However, Section 6 of the HRA clearly identifies that land which has a significantly built up area between it and Nightjar flight paths can go forward as the existing development already interrupts any potential Nightjar paths. In respect of this site, there is the existing built up area of Merley which is directly to the south. On this basis, the HRA supports this site going forward (subject to suitable SANGs mitigation) in accordance with the Habitat Regulations. • A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential units or more. The site promoter has confirmed that a sufficient SANG will accompany any such scheme coming forward. • In the records for S41 Species, Soprano Pipistrelle (bats) was found within the site and within 100m. Also Noctule (bats) and European Otter were found with 100m. Geo- • There are no known issues of contamination. environmental • The majority of the site is safeguarded minerals which would potentially need to be extracted before any development could take place.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 19 B3 North of Oakley Lane Transport • At present there is no vehicular access to the site however there is some potential for vehicular access onto Oakley Lane (ideal multiple) so access is deliverable. Consideration would need to be given to existing conditions and traffic calming measures. The speed limited of 40mph along Oakley Lane would likely need reviewing to allow for safer pedestrian access and the opportunity of developing new bus routes or adjust existing routes would need to be explored to accommodate proposed development and improve modal share of sustainable access. It is also assumed that the size and location of the development may allow for improved sustainable access infrastructure. Accessibility • Taken from Silverwood Close, the nearest doctor’s surgery is in Merley Lane which is approximately 0.4 miles away and the nearest dentists surgery is in Wimborne which is approximately 0.9 miles away. • There are several bus stops in Oakley Lane which run four daily services to Poole and Bournemouth. Oakley House stop to the west of Oakley Lane provides additional bus services to Poole, Bournemouth, and Wimborne and nearby schools with higher frequencies. • The closest train stations are Hamworthy, Poole, Parkstone and Branksome approximately 7-8km from the site. Other Site Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of CIL Specific however, additional infrastructure may be required which may need to be secured through Infrastructure developer contributions (i.e.S106). Additional infrastructure on this site could include:- •SANG •Biodiversity mitigation (Nightjars) • Improvements to the transportation network/junctions (see above) Residential • The nearest designated open space for recreation is in Merley however, there are areas in the Amenity countryside which can be used for roaming. The SANG to the north of Merley also provide open space. Air Quality/Noise • There may be some potential issues of noise arising from the adjacent A31. Flood Risk • B3b is a flood plain and lies within flood zones 1 and 2. There is also a minor encroachment of the flood zones into B3c (towards the northern boundary). B3b is also largely flood plan and lies within flood zones 1 and 2. • There is a strip of land running vertical down the middle of B3a which is at risk of surface water flooding as well as parts of the adjacent Oakley Lane to the south and other lane to the north. There are also minor area to the west corner of B3a and B3c which are also at risk of surface water flooding as well as parts of the adjacent A31. • Outside of flood risk areas, the site is potentially viable for SUDs. Viability and • Infrastructure requirements would need to be taken into account in terms of viability. Market Attractiveness Suitability Suitable for development including a mix of housing, SANG and other community uses:- including Historic • Although within the Green Belt, the parcels could be developed without causing significant harm England Advice to the Green Belt. Note 3 – Step 5 • The site is open land but there is land preceding it to the south which already interrupts the flight pattern of the Nightjars. Therefore, on this basis the HRA supports this site going forward (subject to suitable SANGs mitigation) in accordance with the Habitat Regulations. • The flood risk issues rules out any housing within B3b. However, this area is likely suitable for a SANG which Natural England have confirmed could be appropriate. •Safeguarded minerals may need to be extracted prior to development being built which could affect delivery timescales. The development of B3d would impact upon the setting of the Canford Magna Conservation Area, Canford Magna Church and lodge and other listed/locally buildings; whilst the development of B3c would likely impact upon the setting of the Oakley Lane Conservation Area and listed/locally buildings within. Development would require careful consideration so as to ensure that these heritage assets are preserved and enhanced with a mitigation strategy. Suitability Available - Landowner has option agreement with Richborough Estates to promote the land and including Historic sell on to house builders.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 20 B3 North of Oakley Lane England Advice Note 3 – Step 5 Achievability Achievable - site includes a SANG that meets the design requirements, and within the same ownership. Access can be resolved through improvements to Willets Arms junction. There are no issues of nightjar flightpaths and foraging due to location to the north of Merley with urban development between the site and the heathland. Timescales 2018-2023 Recommendation SEE B3i - Site is suitable for to deliver a minimum of 500 homes. The supporting exceptional circumstances paper concludes that there is a case to justify releasing this land from the Green Belt. The SANG will need to be provided to mitigate the development and the new boundary of the Green Belt reinforced through structural planting. Careful design will be needed to ensure the setting of the conservation areas is not affected.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 21 B3i (B3a; B3c partly; and B3d) / UE1 North of Oakley Lane

Ward Merley and Bearwood Ownership Private - multiple Site Area 24.83 ha Current/Last Land Agricultural farmland Use Current Policy Green Belt (except for a small area towards the south-west) Designation Environmental The site is outside of 400m but within 5km of Dorset heathland and Poole Harbour which are SSSI, Designations SPAs and Ramsar sites. Planning History None relevant. Previous • See B3 for the consultation on options for the Local Plan Review (carried out in Spring/Summer Consultation 2016). The site was consulted upon as part of a larger site for B3 but has since been promoted Feedback separately. Other Known Constraints Site Description • The site comprises of two sections from that originally consulted upon for options B3a; and B3d. The remaining sections of B3b and B3c are flood plain areas which could be suitable for a SANG. • The site abuts the existing residential estate of Merley to the south. The A31 runs along the north-west boundary and a track runs from the east along the north boundary to meet the A31. The other side of the track is a small stretch of land in between the River Stour. The most eastern section B3d lies close to the Canford Magna Conservation Area whereas the south-west corner lies close to the Oakley Lane Conservation Area. • The site largely undeveloped and predominantly grass fields. Adjacent to the south-west corner is Cruxton Farm. There a row of houses and Oakley House, which is an NHS health facility? Surrounding • The residential estate of Merley to the south was largely built in 1970s. To the east of Merley is Context Canford Magna Village and Canford School is more historical which is one of the oldest in the area. Oakley Lane to the south-west is also more historical. • There is a set of roundabouts to the west of Oakley Lane which joins the A349; B3073; and A31. Further to the West is Merley Touring Park. To the north is Merley Ways which forms part of the Merley residential area but is somewhat isolated or detached by the road network. Beyond the River Stour to the north is Wimborne.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 22 B3i (B3a; B3c partly; and B3d) / UE1 North of Oakley Lane Green Belt The site lies within Green Belt. In the Poole Green Belt Review (2017) the site was considered under sub parcel 9B which makes a medium contribution to the purposes of the Green Belt:- Sub parcel 9B could be developed without causing significant harm to the purposes of Green Belt. The development would not project out beyond the existing northern extent of Merley Ways. The former carriage drive, which also demarcates the southern edge of the flood risk area associated with the River Stour floodplain, would form a strong and permanent boundary to the Green Belt on the northern edge. Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology B3d lies adjacent to the Canford Magna Conservation Area. There are numerous listed and local listed buildings within the Canford Magna Conservation Area including the Grade I Listed Canford Manor House with the Charles Barry designed Lodge and G.I Listed Canford Parish Church. • The southern section of B3c lies adjacent to the Oakley Lane Conservation Area where there are several G.II Listed Buildings (including Lady Wimborne Cottages and Cruxton Farm workers Cottages) and some locally listed buildings. • The western section of B3a and B3b; and northern section of B3c is in close proximity to the Lady Wimborne Bridge which is G. II Listed and in the wider area, the Canford Bridge and viaduct, and Wimborne Lodge (with gates, piers and railings) which are G. II Listed Buildings. • There are no known ancient monuments within the site itself however, there are recorded sites in the surrounding area and having regard to this and the relatively undeveloped nature of the site in the Stour River valley, within what was the farm to an ancient manor, there is a high potential for archaeological finds

Step 2 – What contribution does the site makes to the significance of the heritage asset

The site provides the setting to both Canford Magna and Oakley Lane Conservation Areas which are linked historically (as Cruxton Farm was owned by the manor) and the Heritage Assets within and around them. The open, undeveloped land is a series of farm fields, defined by field boundaries, across and around the site, the carriage drive from Wimborne Lodge and the open lawn facing Canford School Lodge. The site is still used today for grazing cattle as it was used in the past though less intensively. Oakley Lane CA also has railway workers housing associated with the important railway centre at Wimborne.

Step 3 – What impact might allocation have on that significance

The site excludes Cruxton farm itself which has severed the farm buildings association with the farm fields that supported it. This may have an adverse impact on the attractive group of extant farm buildings which could become isolated and appear obsolete- particularly if development is allowed behind them to the north, in the space to the tree line. Similarly the roofline silhouettes and distinctive chimneys of the properties on the north side of Oakley Lane CA will lose their distinctive character, which sets them apart from the modern developments of Merley, if they are merged into a new development to the immediate north of them. Views through and across the green space from some distances to Canford School could be lost. Development to the eastern edge of the site will enclose and change the distinctive, open appearance of the former manor farm fields when viewed from the entrance to Canford Magna CA, by the church. Residential development will also have a detrimental impact on the Listed Lady Wimborne Bridge unless a buffer is established around it as it meant to be seen alone in open landscape.

Step 4 – What is required to maximise enhancements to avoid harm

New development will place more pressure on existing landscape features and their use and they will need improving and protecting. This includes features such as the carriage drive from Wimborne Lodge to Canford School which needs a buffer zone to keep it as a tranquil trail. A

Poole Local Plan. Site Assessments. Appendix 3. November 2017 23 B3i (B3a; B3c partly; and B3d) / UE1 North of Oakley Lane design layout needs to take advantage of existing landscape features and retains areas of green space, field boundaries and open space along the NW edge and the east end and integration with the farm complex. Cycling and pedestrian links needs to be established to encourage alterative modes of travel. An archaeological study/ field survey would be required to establish any potential at a pre-application stage. A detailed Heritage and Setting Study/ Design and Access Statement will be required to address the above-noted landscape and heritage asset setting issues. Trees and • There is an area tree preservation order (TPO/76/00092) which covers the eastern part of the Landscape site. • The south-west corner adjoins to land which is covered by an area tree preservation order (TPO/85/00161) and as such, any trees close to the boundary with the site will be protected. • There are numerous trees within and adjacent to the site. However, except for a few, most are located around the boundaries of the sections of the site. There is a line of trees which runs along the lane running parallel to the north boundary and there is another line of trees running along the north-west boundary adjacent the A31. • The rest of the landscape consists mainly of open grass fields. Ecology • In the records for S41 Species, Soprano Pipistrelle (bats) was found within the site and within 100m. Also Noctule (bats) and European Otter were found with 100m. • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. The HRA advises that there is no evidence that would support developing areas of open land in North Poole at the present time, which prevents the Council from considering developing such sites at the present time. Although the site is open land, the land preceding it to the south is the existing residential area of Merley and this already interrupts the flight pattern of the Nightjars. However, is already previously developed and similar in form to the existing urban area. In this context it is likely that development on this site could proceed without giving rise to a significant adverse effect although this would need to be confirmed through a site-specific HRA to accompany any application on this site. Geo- • There are no known issues of contamination. environmental • The majority of the site is safeguarded minerals which would potentially need to be extracted before any development could take place. Transport See initial assessment under B3. Accessibility • Taken from Silverwood Close, the nearest doctor’s surgery is in Merley Lane which is approximately 0.4 miles away and the nearest dentists surgery is in Wimborne which is approximately 0.9 miles away. • There are several bus stops in Oakley Lane which run four daily services to Poole and Bournemouth. Oakley House stop to the west of Oakley Lane provides additional bus services to Poole, Bournemouth, and Wimborne and nearby schools with higher frequencies. • The closest train stations are Hamworthy, Poole, Parkstone and Branksome approximately 7-8km from the site. Other Site Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of CIL Specific however, additional infrastructure may be required which may need to be secured through Infrastructure developer contributions (i.e.S106). Additional infrastructure on this site could include:- •SANG •Biodiversity mitigation (Nightjars) • Improvements to the transportation network/junctions (see above) Residential • The nearest designated open space for recreation is in Merley however, there are areas in the Amenity countryside which can be used for roaming. The SANG to the north of Merley also provide open space. Air Quality/Noise The proximity to the A31 would need to be assessed as part of any detailed plans.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 24 B3i (B3a; B3c partly; and B3d) / UE1 North of Oakley Lane Flood Risk • There is a strip of land running vertical down the middle of B3a which is at risk of surface water flooding as well as parts of the adjacent Oakley Lane to the south and other lane to the north. There are also minor area to the west corner of B3a and B3c which are also at risk of surface water flooding as well as parts of the adjacent A31. • Outside of flood risk areas, the site is potentially viable for SUDs. Viability and Viable and Attractive - the site with SANG in the same land ownership as a deliverable package is Market likely to secure developer interest once marketed and should be viable due to no known abnormal Attractiveness costs Suitability Suitable for development including housing:- including Historic • Although within the Green Belt, the parcel could be developed without causing significant harm to England Advice the purposes of the Green Belt. Note 3 – Step 5 Safeguarded minerals may need to be extracted prior to development being built which could affect delivery timescales • The site is open land, however there is land preceding it to the south which already interrupts the flight pattern of the Nightjars and on this basis the HRA concludes that this site can go forward (subject to suitable SANGs mitigation) in accordance with the Habitat Regulations. • Given the above requirements are satisfied there is potential for a sustainable development that ensures that heritage assets are preserved as an integral part of the site layout, and actively repaired and maintained to mitigate any harm.

Availability Available - Landowner has option agreement with Richborough Estates to promote the land and sell on to house builders. Achievability Achievable - site includes a SANG that meets the design requirements, and within the same ownership. Access can be resolved through improvements to Willets Arms junction. There are no issues of nightjar flightpaths and foraging due to location to the north of Merley with urban development between the site and the heathland. Timescales 2018-2023 Recommendation ALLOCATE - Site is suitable for to deliver a minimum of 500 homes. The supporting exceptional circumstances paper concludes that there is a case to justify releasing this land from the Green Belt. The SANG will need to be provided to mitigate the development and the new boundary of the Green Belt reinforced through structural planting. Careful design will be needed to ensure the setting of the conservation areas is not affected.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 25 B4 South of Queen Anne Drive

Ward Merley and Bearwood Ownership Private - multiple Site Area 45 ha Current/Last Land Mixed - residential, garden centres and woodland Use Current Policy Green Belt Designation Environmental The site is largely outside of the 400 metre but within 5km of the Canford Heath and Corfe and Designations Barrow Hills Heathland which are SSSIs, SPAs and Ramsar sites. It should be noted however, that the southern boundary of the site adjoins the 400 metre buffer. Planning History None relevant. Previous • In the consultation on options for the Local Plan Review (carried out in Spring/Summer 2016), Consultation there were 185 comments in respect of this site (on completed consultation forms). The main Feedback concerns related to loss of Green Belt / open space / countryside; traffic congestion; lack of infrastructure; loss of wildlife; develop brownfield sites first; and impact on historic character. • It was suggested by 68 responses as a preferred site (18 from Merley, 10 from Bearwood, and 40 from elsewhere). Other Known Multiple land ownerships. Constraints Site Description • The site is one large section which is comprised of multiple plots in separate land ownerships. The northern boundary of the site is defined by the road Queen Anne Drive whereas the southern boundary is defined around the 400m heathland buffer. • The site includes separately promoted sites B1; NEW2; NEW5; and NEW15. • A large part of the site is comprised of individual houses set in spacious plots.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 26 B4 South of Queen Anne Drive Surrounding • The site stretches across a wide area. To the north of Queen Anne Drive is the residential estate Context of Merley built in 1970s and has a typical layout of that era with houses of repetitive style set out in cul-de-sacs around feeder roads. • Also on the north side of Queen Anne Drive/Magna Road but further to the north-east is Canford Magna, which is a much older village which was formed around the Canford Magna School (previously Canford Magna Manor). Adjacent to the southern boundary there are residential properties which back onto the site from Arrowsmith Road. This development has a much courses grain (compared with Merley. The dwellings set out in large spacious and verdant plots (much like the properties within the site) which are set in amongst fields and woodland. Green Belt • The site lies within Green Belt. In the Poole Green Belt Review (2017) the site was assessed under parcel 17. The relevant sub parcels 17C; and 17D are both considered to make a High/Medium contribution to the purposes of the Green Belt. Despite being affected by some urbanising development within them, these sub parcels contribute relatively significantly to Green Belt purposes. On the basis of the higher contribution to the Green Belt, it would likely cause greater harm to remove compared with other sites and on this basis it would not be preferred. Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • The Canford Magna Conservation Area lies to the north of the site on the opposite side of Queen Anne Drive/Magna Road. There are numerous listed and local listed buildings within the Canford Magna Conservation Area including Canford Magna School (previously Canford Manor). • There are three ancient monuments identified within the site itself; two which are within the Gravel Hill Plantation (one of these, the bowl barrow is scheduled ref: SM29592); and another within Whitecroft, Arrowsmith Road. There are numerous more ancient monuments in the surrounding area. Having regard to this and the relatively undeveloped nature of a large proportion of the site, there is a higher likelihood of archaeological presence.

This site is unsuitable for other reasons and therefore no further assessment is required.

Trees and • There is one large area order tree preservation order which covers most of the side Landscape (TPO/67/00043). In addition there are several individual, group and woodland tree preservation orders including Gatcombe Chase, Arrowsmith Road and Merriwood, Harvey Road (TPO/01/00003); Robin Hood, Brooklands, Tanglewood, Old Gate and Greeholm, Arrowsmith Road and Cherri Mimosa, Harvey Road (TPO/00/00075); Coldstream, Westwood, Pennington’s and Badgers house, Arrowsmith Road (TPO/01/00026); Redwoods, Arrowsmith Road (TPO/01/00027); Bentley House, Beeches Brook & the Cedars, Arrowsmith Road and Danes Court, Queen Anne Drive (TPO/01/00028); Danes Court and land to the northwest, Queen Anne Drive (TPO/01/00035); Land adjacent Queen Anne Drive and Arrowsmith Road (TPO/01/00047); Blackwater Farm (TPO/00/00072); • There are numerous areas identified as site 92 which are either woodland - Broadleaved and Mixed or grassland. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. The HRA advises that there is no evidence that would support developing areas of open land in North Poole at the present time, which prevents the Council from allocating such sites at the present time. Although there are pockets of developed land within the site, which may not be considered open land, the rest which is regarded as open land cannot be taken forward at the present time as they would not be in accordance with the Habitats Regulations. • A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential units or more. It is currently unclear how this would be secured.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 27 B4 South of Queen Anne Drive Geo- • There are no known issues of contamination although any areas previously used for industrial or environmental agricultural operations would require further investigations. • Large parts of the site are safeguarded minerals which would potentially need to be extracted before any development could take place. Transport • Access to the site is considered deliverable, particularly due to the use of the existing accesses which provides multiple options for access. However there would need to careful consideration in relation to the use of access on Gravel Hill which would require significant upgrades dependent on the increase in usage. If were a significant increase in trip generation, multiple access points would be needed to distribute trips onto the wider network in a balanced manner. There could be issues with the suitability of Blackwater Drive both in terms of its intersection with Gravel Hill and the safety and operation in general along its length. Accessibility • The nearest doctors surgery is in Merley Lane which is approximately 0.5 miles • The nearest dentist surgery in Broadstone 1.6-1.7 miles • There are several bus stops along Queen Anne Drive (eastbound and westbound with school services) which operate services every 30 mins. Northbound and southbound stops close to the Gravel Hill and Blackwater Drive T-Junction has two infrequent services to Poole and Wimborne. • The closest train stations are Hamworthy, Poole, Parkstone and Branksome approximately 6 to 7km from the site. Other Site •Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of Specific CIL. No other infrastructure needs are identified at this stage, however if further infrastructure is Infrastructure required, this would need to be secured through developer contributions (i.e.S106). Residential • There are designated greenspaces and open spaces in Merley and Bearwood although neither is Amenity within easy walking distance of the site. However, there are plenty of areas in the countryside which can be used for roaming and there are also several areas proposed for Suitable Alternative Natural Greenspace (SANG) in the wider area although these may not be within easy walking distance of this site. • The adjacent Canford Heath provides some open space, although this is not encouraged as an intensification of the heathlands for recreation would result in harm to the SSSI, Ramsar and SPA. Air Quality/Noise • There are no known issues of air quality or noise. Flood Risk • There is a large strip of land in the east of the site around the stream which is within flood zones 2 and 3. • The area surrounding the stream is also at risk of surface water flooding as well as another thin strip and some scattered area in the east of the site, and along Queen Anne Drive. • The site is potentially viable for SUDs. Viability and Should be viable and attractive - the existing dwellings set within spacious plots are well sought Market after. Infill plots should be very attractive to the market. Attractiveness Suitability Largely unsuitable for development including housing:- including Historic • The parcels make a higher contribution to the Green Belt, and as such their removal would likely England Advice cause greater harm to the purposes of the Green Belt, compared with other sites. Note 3 – Step 5 • Development of the site would also likely have an adverse impact upon the Nightjars and would not accord with the Habitats Regulations making the site unsuitable for development including housing. • Flood risk issues would be a significant constraint to any housing development. Schemes would need to undergo a sequential test and having regard to other sites which could be made available outside of flood risk areas, would likely fail the test. • It is also unclear how a SANG would be secured. • Safeguarded minerals may need to be extracted prior to development being built which could affect delivery timescales. Availability Only available in part • The extensive number of multiple ownerships and value of existing properties could affect the viability and delivery of the site. Only a handful of landowners responded to the consultation to indicate a willingness to consider infill development.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 28 B4 South of Queen Anne Drive Achievability Only achievable in part • Would require a multitude of landowners to willingly bring forward land for development, for which there appears to be little appetite. The result would be a minimal increase in supply. Two garden centres within the wider site could come forward with redevelopment schemes. Timescales 2018-2033 Recommendation REJECT - Other than the two garden centres (promoted and assessed separately) there is limited appetite from landowners to intensify development within the site. There are also strategic HRA issues affecting this land. Therefore there is no justification reason to consider allocation of the site in the Local Plan

Poole Local Plan. Site Assessments. Appendix 3. November 2017 29 B5 Rear of Merley Ways

Ward Merley and Bearwood Ownership Private Site Area 1.5 ha Current/Last Land Whiteland – grassland Use Current Policy Green Belt Designation Environmental The site is outside of 400m but within 5km of Dorset heathland and Poole Harbour which are SSSI, Designations SPAs and Ramsar sites. Planning History None relevant. Previous • In the consultation on options for the Local Plan Review (carried out in Spring/Summer 2016), Consultation there were 163 comments in respect of this site (on completed consultation forms). The main Feedback concerns related to loss of Green Belt / open space / countryside; traffic congestion; lack of infrastructure; loss of wildlife; develop brownfield sites first; and impact on the bridleway. • It was suggested by 70 responses as a preferred site (30 from Merley, 8 from Bearwood, and 32 from elsewhere). Other Known No existing access. Constraints Site Description The site is a rectangular shaped piece of land to the south of Merley Ways which is an existing built development. The site is mainly grassland except for a tree on the eastern side and a single storey building to the centre. There is a line of trees and a footpath which runs along the northern boundary in between a row of properties which back onto the site from Merley Ways. Running along the southern boundaries are the A31 and a roundabout connecting the A31, A341 and Merley House Lane? There is no existing vehicular access but there is pedestrian access via the footpath which leads from Oakley Hill.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 30 B5 Rear of Merley Ways Surrounding To the north of the site is a small residential area which is comprised of detached houses or Context bungalows. To the south east is an isolated parcel of agricultural land which is promoted as B6 and beyond this is Merley, a large existing residential estate built in 1970s. To the east in between Merley and the A31, and in between the A31 and River Stour is a larger area of fields (which is promoted as B3). To the south-west are open fields and Merley Pond but beyond this is Merley Touring Park (promoted as B2). Green Belt The site lies within Green Belt. In the Poole Green Belt Review (2017) it was concluded that the sub parcel (8A) which the site lies within makes a medium contribution to the purposes of the Green Belt although the report also recognises that it could be developed without causing significant harm to the purposes of Green Belt. Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • To the east of the site on the opposite side of the road is Oakley Lane Conservation Area where there are a number of G. II and locally listed buildings; and 9 Oakley Hill which is a locally listed building. In the wider area is Merley House which is a G. I listed building, the garden walls and orangery and Merley Mews (which are G. II listed buildings); Ashington Lane Conservation Area (where there are a number of locally listed Lady Wimborne Cottages); Tubbs Cottage, Merley Park Road (which is locally listed); Higher Merley Farm, 3 Merley Park Road (which is locally listed); 1 Oakley Hill (which is locally listed); Lady Wimborne Bridge (which is G.II listed); and Wimborne Lodge, Oakley Hill (which is G.II listed). • Although there are none within the site, there are a number of ancient monuments which have been identified in the surrounding area. Having regard to this and the undeveloped nature of most of the site, there is a higher likelihood of archaeological presence.

This site is unsuitable for other reasons and therefore no further assessment is required.

Trees and • There is an area tree preservation order covering the trees to the rear of properties in Merley Landscape Ways which back onto the site and another tree which sits directly in the middle of the site (TPO/86/00192). There is another woodland tree preservation order covering a dense area of trees to the west of the site (TPO/10/00025). •Mostly identified as a site 92 - grassland. Rather similar to Dawson's Copse, but with more downy birch and honeysuckle. The field to the east is semi-improved and of reasonable diversity. It was separated from the woods of Merley Park by the new road. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. The HRA advises that there is no evidence that would support developing areas of open land in North Poole at the present time, which prevents the Council from allocating such sites at the present time. The site is regarded as open land as such, cannot be taken forward at the present time as it would not be in accordance with the Habitats Regulations. •A Suitable Alternative Natural Greenspace (SANG) would also be require to serve a development for housing and it is unclear how this would be secured. Geo- There are no known issues of contamination. environmental A small part of the site to the west is safeguarded minerals which would potentially need to be extracted before any development could take place. Transport • There is no existing access onto the site. The formation of an access directly onto the adjacent A31 is unlikely to be supported by the Highways Authority. Therefore, an access would need to be sought via Merley Ways and this could only be formed if one of the existing properties could be acquired and demolished which relies upon a 3rd party. • Trip generation from the development not considered particularly significant, will have some impact on Merley Ways junctions but closely connected to wider network therefore trips are likely to be dispersed after that junction.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 31 B5 Rear of Merley Ways Accessibility • The nearest doctor’s surgery is in Merley Lane which is approximately 0.6 miles away and the nearest dentist surgery is in Wimborne which is approximately 0.7 miles away. • The nearest bus stops are on Oakley Hill which is 250 crow fly metres. There are services to Poole and Wimborne which runs every 30 mins and also three school services. • The closest train stations are Hamworthy, Poole, Parkstone and Branksome which are over 7km from the site. Other Site •Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of Specific CIL. Some other infrastructure needs could be secured through developer contributions (i.e.S106). Infrastructure Residential The nearest designated open space for recreation is within/adjacent to Merley (Fenners creation Amenity ground and the Castleman Trailway). However, there are plenty of areas in the countryside which can be used for roaming. There are also several areas proposed for Suitable Alternative Natural Greenspace (SANG) in the wider area although these may not be within easy walking distance of this site. Air Quality/Noise • There may be some potential issues of noise arising from the adjacent A31.

Flood Risk • There is a very minor area which encroaches within the north west corner of the site which may be at risk of surface water flooding. • The site is potentially viable for SUDs. Viability and Should be viable and attractive - a green field site would be attractive to the market subject to there Market being no 'ransom strip' from securing access Attractiveness Suitability Unsuitable for development including housing:- including Historic • Although within the Green Belt, it could be developed without causing significant harm to the England Advice purposes of Green Belt. Note 3 – Step 5 • However, development of the site would also likely have an adverse impact upon the Nightjars and would not accord with the Habitats Regulations making the site unsuitable for development including housing. • It is also unclear how a SANG would be secured. •The lack of existing access is significant constraint and could affect delivery of any development. A new access could be formed onto Merley Ways, although this would require acquisition of and demolition of an existing dwelling adjacent to the site which may not be practical or feasible as willing 3rd parties may not be forthcoming and it would impact upon the overall viability of a scheme. • Safeguarded minerals may need to be extracted prior to development being built which could affect the delivery timescales. Availability Available - promoted by the landowner, but no developer yet secured. Achievability No certainty over achievability at the current time due to HRA and access issues. Would require purchase of third party land to secure an access to the site, through the purchase and demolition of a property at Merley Ways. There is no evidence that this could be achieved in the short term. Timescales 2023-2033 Recommendation REJECT - Site does not meet exceptional circumstances for release from Green Belt as does not provide sufficient strategic benefits. HRA issues are unresolved. Although access to the site is not currently achievable this could be secured though the purchase of a property along Merley Ways in the future. A site of this size would not be required to provide a SANG. Site should not be allocated as there is no justification at the current time to release the site from the Green Belt.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 32 B6 Land off B3073

© Crown Copyright and database right 2017. Ordnance Survey 1000124248. Ward Merley and Bearwood Ownership Private Site Area 1.2 ha Current/Last Land Agricultural and Residential Use Current Policy Green Belt Designation Environmental The site is outside of 400m but within 5km of Dorset heathland and Poole Harbour which are SSSI, Designations SPAs and Ramsar sites. Planning History • In 2015 planning permission was granted for an open cattle barn (APP/14/00558/F) and in 2016 planning permission was granted for an additional structure for storage in association to the cattle barn (16/000958/F). Both are permitted for temporary periods up to 10 years. There are several other applications associated with the agricultural or equestrian use of the site. • However, in 2006 an outline planning application was submitted proposing to erect a block of 75 studio flats (06/24078/006/P). The application was withdrawn but a subsequent application for the same was submitted in 2007 (07/24078/007/P). Also in 2007 an outline application proposing 13 houses was submitted (07/24078/008/P). Both applications were refused as they were considered to be inappropriate development within the green belt and impact upon the openness of the green belt and countryside. There were also concerns that the developments would be cramped and out of character, with loss/impact upon trees and landscape. Also that the access was substandard which would prejudice the free flow of the distributor road and that increased traffic and parking would impact upon highway safety with no encouragement towards other modes of transport. Previous • In the consultation on options for the Local Plan Review (carried out in Spring/Summer 2016), Consultation there were 154 comments in respect of this site (on completed consultation forms). The main Feedback concerns related to traffic congestion; loss of Green Belt / open space / countryside; and lack of infrastructure. • It was suggested by 72 responses as a preferred site (26 from Merley, 8 from Bearwood, and 38 from elsewhere).

Poole Local Plan. Site Assessments. Appendix 3. November 2017 33 B6 Land off B3073 Other Known Constraints Site Description • The site is in an isolated location with busy classified roads surrounding on all sides (A349, B3072 and A31). There are trees and dense vegetation on an embankment in between the highway to the A31 and A349 and trees and hedging along the boundary with the B3073. • The site is currently used for agricultural purposes and primarily for rearing specialised cattle. There is a large open barn which houses the cattle and an existing stable block which is used for housing hens etc. The rest of the site is mainly open fields. • There is an existing access onto Oakley Hill (B3073). Surrounding • To the south of the site is no.9 Oakley Hill which is a residential property which has its own Context separate access onto Oakley Hill. The site together with no.9 is bordered on all sides by busy roads. In the wider surrounding area there are two separate residential areas, one north and the other east. Although both known as Merley, residential areas are clearly segregated by the A31 which runs in between. • To the west is Merley Park which is also promoted site B2. To the north west is a long and narrow land which is open fields and woodland. This is also another promoted site B5. Green Belt • The site lies within Green Belt. In the Poole Green Belt Review (2017) it was concluded that the sub parcel (8B) which the site lies within makes a low contribution to the purposes of the Green Belt and could be developed without causing significant harm to the purposes of Green Belt. The openness of the sub-parcel is already compromised by urbanising development and it is surrounded by the permanent physical boundaries of classified roads. Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • No.9 Oakley Hill in the south of the site is a locally listed building. The demolition of this building would be resisted and even with retention, development of the rest of the site could impact upon the setting of the building. • To the east of the site on the opposite side of Oakley Hill is the Oakley Lane Conservation Area and within it are a number of listed and locally listed buildings. The Castleman Trailway which is locally listed also runs along the east side of Oakley Hill and ends up to the Willett Arms. In the wider area to the west is Merley House which is a G I listed country house, the garden walls and orangery and Merley Mews (which are G. II listed buildings) • Although there are none within the site, there are a number of ancient monuments which have been identified in the surrounding area. Having regard to this and the undeveloped nature of most of the site, there is a higher likelihood of archaeological presence.

This site is unsuitable for other reasons and therefore no further assessment is required.

Trees and • There is a Tree Preservation Order along the south boundary shared with No.9 (TPO/99/00040). Landscape • Almost half the site and the adjacent embankments to the west and north have been identified as a site 92 as the woodland areas may have some significance in terms of flora and fauna. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. The HRA advises that there is no evidence that would support developing areas of open land in North Poole at the present time, which prevents the Council from considering developing such sites at the present time. Although there is partially developed land within the site, the rest is regarded as open land cannot be taken forward at the present time as they would not be in accordance with the Habitats Regulations. • A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential units or more. It is currently unclear how this would be secured.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 34 B6 Land off B3073 Geo- • As the site has previously been used for and is still currently being used for agricultural purposes, environmental there may be some ground contamination. Further investigations would be required as remediation as necessary. Transport • Access to this site is problematic. Accesses would have to keep a reasonable distance from existing roundabouts, queuing at any of the surrounding junctions is likely to impact access to/from the site. Visibility at the accesses would need further investigation given the curve of the road and proximity to junctions. There could also be tree constraints. The junction to the north east of the site (Oakley Lane and B3073) currently operates as a three arm signalised junction. Further investigation would ascertain whether adding a forth arm to provide access to the site would be a viable option in engineering terms although for a low number of dwelling (25) the additional costs could affect viability. This may require that the access be secured elsewhere on the eastern boundary. • There would be likely a low level of trips generated considering the existing traffic on surrounding road network, especially as site will have direct connections to A and B roads. The additional access may have more potential to affect flow of traffic on these roads and further infrastructure may be required. Accessibility • The nearest doctor’s surgery is in Merley Lane which is approximately 0.5 miles away and the nearest dentist surgery is in Wimborne which is approximately 0.9 miles away. • There is a bus stop on the eastern boundary of the site but this operates three school services only. Further bus stops are in Oakley Hill where services operate to Wimborne and Poole run every 30 minutes. • There are no shops or amenities within convenient walking distance except for the public house and restaurant The Willett Arms which is opposite on Oakley Hill. • The closest train stations are Hamworthy, Poole, Parkstone and Branksome approximately 6 to 7km from the site. • There is a pre-school and first school in Merley which is within east walking distance. Other Site •Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of Specific CIL. No other infrastructure needs are identified at this stage, however if further infrastructure is Infrastructure required, this would need to be secured through developer contributions (i.e.S106). Residential • The nearest designated open space for recreation is within/adjacent to Merley (Fenners creation Amenity ground and the Castleman Trailway). However, there are plenty of areas in the countryside which can be used for roaming. There are also several areas proposed for Suitable Alternative Natural Greenspace (SANG) in the wider area although these may not be within easy walking distance of this site. Air Quality/Noise • There may be some potential issues of noise arising from the adjacent roads (particularly the A31). Flood Risk • The site is outside of any flood risk areas and is not identified as being at risk of surface water flooding. • The site is potentially viable for SUDs. Viability and One of the landowners has indicated that there may be viability issues due overage clause from Market previous landowner. Attractiveness Suitability No certainty over suitability at the current time:- including Historic • Although within the Green Belt, the site makes a low contribution to the purposes of the Green England Advice Belt and its removal would not cause significant harm. Note 3 – Step 5 • However, development of the site would likely have an adverse impact upon the Nightjars and would not accord with the Habitats Regulations making the site unsuitable for development including housing. • The loss of the locally listed building would also be resisted and there is also the potential of development around the building affecting the setting of the building. This would not completely inhibit development but it would be an added constraint. • The site is currently being used for agricultural use and development of the site would result in the loss of this use.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 35 B6 Land off B3073 Availability Available - promoted by the two landowners, but not developer yet secured. Achievability No certainty over achievability at the current time • Both properties are available, but one landowner has indicated that there may be viability issues due overage clause from previous landowner. The landowners have submitted a masterplan to the Council to illustrate how 30 homes could be delivered and access achieved. Timescales 2018-2033 Recommendation REJECT - Site does not meet exceptional circumstances for release from Green Belt as does not provide sufficient strategic benefits. HRA issues are unresolved. A site of this size would not be required to provide a SANG. Site should not be allocated as there is no justification at the current time to release the site from the Green Belt.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 36 B7 Magna Business Park

© Crown Copyright and database right 2017. Ordnance Survey 1000124248. Ward Merley and Bearwood Ownership Private Site Area 17 ha Current/Last Land Commercial - employment related Use Current Policy Green Belt Designation Environmental B7b is within 400m of Canford Heath which is a SSSI, SPA and Ramsar site whereas B7a is Designations outside of the 400m of heathland but within 5km. Both sites are within 5km of the Poole Harbour SSSI, SPA and Ramsar sites. Planning History Land South of Magna Road • In 2009 a planning application to use fields for car boot sales on Sundays and Bank Holidays was approved for a temporary period of 3 years. (Ref:09/01060/C) In 2011 a planning application to use the land as football ground to include; two playing pitches, erection of stand and pavilion, erection perimeter fencing, installation of flood lighting, formation of 156 space car park and vehicular access was approved. (Ref:11/01493) In 2013 an outline planning application for the use of land for employment/industrial uses with associated strategic landscape and infrastructure service route to the Site Control Centre (to be accessed from Magna Road) was refused on the basis that it would bring forward development in advance of a review of the Core Strategy without identifying that there was strategic need for the development, contrary to the 'Safeguard' policy applied to the land. Two further reasons related to the risk of flooding on the site and the impact of the development on nearby protected natural habitats and species (13/00271). The applicant appealed this decision and on the basis of the evidence presented at a Public Inquiry the Inspector allowed the appeal, but restricted the amount of floorspace to 16,000 sq.m. In order to avoid harm to the local economy as the reduced scale would not be likely to have a significant effect on the SSSI and other protected sites. The scheme was seen as according with the provisions of the development plan and the Framework and as not

Poole Local Plan. Site Assessments. Appendix 3. November 2017 37 B7 Magna Business Park offending policies for protecting the Green Belt. • In 2015 a reserved matters application was approved, providing the details of the principle established at the above appeal. (15/01434). • In 2017 an outline planning application was submitted for the delivery of up to 16,000 sq.m. of employment floorspace within Use Classes B1c (Light Industrial), Class B2 and B8 uses (not including special industrial groups A-E (use classes B3-B7)) in the Town and Country Planning Use Classes Order (1987), together with associated parking, access from Magna Road and provision of infrastructure link to Canford Magna site control centre, is under consideration (APP/17/00007). The application is not yet determined. • Also in 2017 an application was submitted for the erection of 324 dwellings with associated parking, public open space and related infrastructure accessed from Magna Road and change of use of land north of Magna Road to Suitable Alternative Natural Greenspace (SANG). (Ref: APP/17/00008/F). The application is not yet determined. • Of historical reference in the early 1990s, four separate planning applications were submitted on land to B7a and B7b. The first proposed residential and B1 offices which was withdrawn (30384/0). The latter 3 applications proposing residential development of between 400-500 dwellings were all refused (30384/1; 30384/2; 30384/3). The applications were refused for numerous reasons including being premature pending the preparation of the Local Plan, not being comprehensive, exceeding the level of housing required in the north of Poole; inappropriate within the Green Belt; issues with the environmental standards; and also highway safety and the existing road network being inadequate for the traffic generated. One of the applications was appealed but subsequently dismissed by the Inspector who agreed that the proposal was premature ahead of the Local Plan and with there being an adequate 5 years land supply at that time, there was no sufficient justification for allowing an unplanned site in the Greenbelt. The Inspector also shared concerns regarding the impact upon highway safety and additional pressure upon the existing network. However, the Inspector did not consider that the proposal would have any significant impact I terms of nature conservation. Land North of Magna Road • In 2016 a planning application for mineral extraction and restoration work and change of use from Golf Course to Suitable Alternative Natural Greenspace was refused due to the unacceptable impact of the mineral extraction on the amenities of staff and pupils at Canford School and local residents from noise and dust, (16/00339/Y). • In 2016 an application for change of use of Canford Magna Riverside Golf Course to Suitable Alternative Natural Greenspace was Approved. (16/01064) Previous • In the consultation on options for the Local Plan Review (carried out in Spring/Summer 2016), Consultation there were 162 comments in respect of this site (on completed consultation forms). The main Feedback concerns related to traffic congestion; loss of Green Belt / open space / countryside; lack of infrastructure; loss of wildlife; impact upon historic character; develop brownfield sites first; loss of employment use; risk of flooding. • It was suggested by 173 responses as a preferred site (92 from Merley, 10 from Bearwood, and 71 from elsewhere). Other Known Constraints Site Description • The site comprises of 2 sections; B7a and B7b. The division of the sections are denoted by the 400m heathland buffer with B7a being outside and B7a being entirely within 400m. • Except for the access track running down the centre of the site, B7a is largely grass field. The track leads from Magna Road to a football field located within B8b.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 38 B7 Magna Business Park Surrounding • The site is to the west of Bearwood, which is an existing housing estate built late 1970s to early Context 1980s. The housing layout is typical of that era with cul-de-sacs being arranged around feeder roads. There is a tight grain of development. Houses are a mix of detached, semi-detached and terraces and there are also a few flats which appear as houses. Although the properties vary, the style tends to be fairly repetitive. • In between the site and Bearwood there is also several houses set on more spacious plots, and Bearwood Primary School and Nursery. • To the west of the site are Canford Arena and the recycling centre. Green Belt • The site lies outside of but adjacent to the Green Belt boundary. In the Poole Green Belt Review (2017) the site is assessed as part of parcel 14 and sub parcel 14A to consider whether there is a case to include it in the Green Belt. As sub-parcel 14A has consent to be developed with large scale built form, it cannot be considered to meet the purposes of Green belt. Sub-parcel 14C is already compromised by urbanising development and will be sandwiched between the existing large built-up area of the conurbation at Bearwood and the industrial development to the north, west and south. Therefore, sub-parcel 14 C it would not meet the purposes of Green Belt either. Sub parcels 14 B, D, E and F either make, or would make, a medium contribution to the purposes of Green Belt and all score highly in terms of the essential characteristics of Green Belt, namely Openness and Permanence. The Green Belt review suggests that a new permanent and readily recognisable boundary to the Green Belt could be established (excluding sub-parcels 14 A and 14 C). Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • There are no heritage assets within the site itself however; adjoining to the east is Merton Grange, Wheelers Lane which is a locally listed building. • In the wider area there are a number of heritage assets in particular along Knighton Lane, Moortown, Canford Magna and Arrowsmith Road. • There is one large ancient monument within the centre of B7a (ref: SMR481A-D). There are also a number of ancient monuments which have been identified in the surrounding area (including directly to the east of the site). Having regard to this and the undeveloped nature of most of the site, there is a high likelihood of archaeological presence.

Due to the Step 1 analysis no further detailed assessment is required

Trees and • An area tree preservation order slightly encroaches to the southern boundary of B7a covering a Landscape group of trees within the site. There are some trees close to the boundaries of both sections but on neighbouring land and the majority are covered by tree preservations orders. • Part of B7b is identified as a site 92 - grassland and may have some flora and fauna significance. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. In the HRA this site has been more specifically assessed and it was considered that the potential effects on Nightjar could be suitably mitigated given the context of the previously approved development (and on the presumption that no further open land to the west is developed). In comparison to other sites, this site (or part of the site) already has permission for development. Also the manner in which development is laid out by including a landscaped corridor could mitigate harm. • A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential units or more. The site promoter has confirmed that a sufficient SANG will accompany any such scheme coming forward. • In the records for S41 Species, none were found within the site however Grayling, Small Heath (butterflies) and House Sparrow (birds) were found with 100m.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 39 B7 Magna Business Park Geo- • There are no known issues of contamination although there are several historic landfill sites in the environmental surrounding area. • A large part of the site is safeguarded minerals which would potentially need to be extracted before any development could take place. Transport • A primary access is considered deliverable although this would require some new infrastructure to Magna Road. Some consideration would be needed to establish a potential secondary access. Some particular attention needs to be given to the final location of the employment and the residential sites in order to enhance safety and accessibility for all road users. Suitable and preferably segregated accesses would be recommendable for each of the mentioned land uses. • Significant development in this area would require development of both improved PT services and infrastructure in order to encourage model shift and mitigate the impacts of increased private vehicle use in this area of the network. Accessibility • The nearest doctors and dentists surgery is in Bearwood. There is also a convenience store, local centre, primary school and nursery. • The nearest bus stops are in Bearwood or Magna Road. There are services to Poole or Kinson which run hourly. There are also two school buses which operate. • The closest train stations are Hamworthy, Poole, Parkstone and Branksome which are over 5km from the site. Other Site Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of CIL Specific however, additional infrastructure may be required which may need to be secured through Infrastructure developer contributions (i.e.S106). Additional infrastructure on this site could include:- • Biodiversity mitigation • SANG • Education provision • Improvements to the transportation network/junctions (see above) Residential • The nearest designated open space for recreation is in Bearwood however, there are areas in the Amenity countryside which can be used for roaming. There are also several areas proposed for Suitable Alternative Natural Greenspace (SANG) in the wider area although these may not be within easy walking distance of this site. Air Quality/Noise • There are no known issues of air quality or noise. Flood Risk • The site is outside of any flood risk areas however, areas along the north-west and east boundary of B7a may be at risk of surface water flooding. Viability and • The presence of archaeology could affect the viability of development. Market Attractiveness Suitability Partly suitable for development including housing:- including Historic • The southern part of the site lies within 400m of Canford heath and any net increase in residential England Advice development would cause harm to this SSSI, SPA and Ramsar site which cannot be mitigated. Note 3 – Step 5 • The HRA and environmental impact assessments undertaken conclude that the site can go forward (subject to suitable SANGs mitigation) in accordance with the Habitat Regulations. •The site promoter has confirmed that a sufficient SANG would be secured. •The development of the site for housing would mean a loss of employment however, the latest evidence indicates that employment needs can be met without reliance upon all of this land. Therefore, there may be no longer a need to safeguard all of the land for employment and some could be released for housing development. • The presence of archaeology could also affect viability and delivery of development. • Safeguarded minerals may need to be extracted prior to development being built which could affect the delivery timescales. Availability Available - promoted by the landowner and has option agreement with housebuilder. The site has live planning applications for 320 homes and 5 ha of employment land. Achievability Achievable - mitigation of impacts upon Canford Heath and nightjar are achievable in principle, but have yet to be agreed through the live planning applications. The land already has planning permission for employment and is being actively pursued for a mixed use development of housing

Poole Local Plan. Site Assessments. Appendix 3. November 2017 40 B7 Magna Business Park and employment. Timescales 2018-2023 Recommendation See B7a and B7b – The site is not within the Green Belt. The site already benefits from planning permission for employment and was safeguarded land in the Core Strategy (2009). The main issue is proximity to Canford Heath and the potential for (i) new residents to access the heath and (ii) impact on nightjar flightpaths and foraging areas. Nightjar tracking studies indicate the site could be developed and retain sufficient north/south green flight corridors. Nightjars are known to forage on the site, but the foraging habitats (grassland and gravel path) could be recreated nearby. Therefore in principle this site could be developed for housing and / or employment.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 41 B7a / U2 Magna Business Park

Ward Merley and Bearwood Ownership Private Site Area 13.36 ha Current/Last Land The land has planning permission for commercial - employment uses. Use Current Policy Safeguarded land Designation Environmental B7b is within 400m of Canford Heath which is a SSSI, SPA and Ramsar site whereas B7a is Designations outside of the 400m of heathland but within 5km. Both sites are within 5km of the Poole Harbour SSSI, SPA and Ramsar sites. Planning History Land South of Magna Road • In 2009 a planning application to use fields for car boot sales on Sundays and Bank Holidays was approved for a temporary period of 3 years. (Ref:09/01060/C) In 2011 a planning application to use the land as football ground to include; two playing pitches, erection of stand and pavilion, erection perimeter fencing, installation of flood lighting, formation of 156 space car park and vehicular access was approved. (Ref:11/01493) In 2013 an outline planning application for the use of land for employment/industrial uses with associated strategic landscape and infrastructure service route to the Site Control Centre (to be accessed from Magna Road) was refused on the basis that it would bring forward development in advance of a review of the Core Strategy without identifying that there was strategic need for the development, contrary to the 'Safeguard' policy applied to the land. Two further reasons related to the risk of flooding on the site and the impact of the development on nearby protected natural habitats and species (13/00271). The applicant appealed this decision and on the basis of the

Poole Local Plan. Site Assessments. Appendix 3. November 2017 42 B7a / U2 Magna Business Park evidence presented at a Public Inquiry the Inspector allowed the appeal, but restricted the amount of floorspace to 16,000 sq.m. In order to avoid harm to the local economy as the reduced scale would not be likely to have a significant effect on the SSSI and other protected sites. The scheme was seen as according with the provisions of the development plan and the Framework and as not offending policies for protecting the Green Belt. • In 2015 a reserved matters application was approved, providing the details of the principle established at the above appeal. (15/01434). • In 2017 an outline planning application was submitted for the delivery of up to 16,000 sq.m. of employment floorspace within Use Classes B1c (Light Industrial), Class B2 and B8 uses (not including special industrial groups A-E (use classes B3-B7)) in the Town and Country Planning Use Classes Order (1987), together with associated parking, access from Magna Road and provision of infrastructure link to Canford Magna site control centre, is under consideration (APP/17/00007). The application is not yet determined. • Also in 2017 an application was submitted for the erection of 324 dwellings with associated parking, public open space and related infrastructure accessed from Magna Road and change of use of land north of Magna Road to Suitable Alternative Natural Greenspace (SANG). (Ref: APP/17/00008/F). The application was granted planning permission subject to S106 in July 2017. • Of historical reference in the early 1990s, four separate planning applications were submitted on land to B7a and B7b. The first proposed residential and B1 offices which was withdrawn (30384/0). The latter 3 applications proposing residential development of between 400-500 dwellings were all refused (30384/1; 30384/2; 30384/3). The applications were refused for numerous reasons including being premature pending the preparation of the Local Plan, not being comprehensive, exceeding the level of housing required in the north of Poole; inappropriate within the Green Belt; issues with the environmental standards; and also highway safety and the existing road network being inadequate for the traffic generated. One of the applications was appealed but subsequently dismissed by the Inspector who agreed that the proposal was premature ahead of the Local Plan and with there being an adequate 5 years land supply at that time, there was no sufficient justification for allowing an unplanned site in the Greenbelt. The Inspector also shared concerns regarding the impact upon highway safety and additional pressure upon the existing network. However, the Inspector did not consider that the proposal would have any significant impact I terms of nature conservation. Land North of Magna Road • In 2016 a planning application for mineral extraction and restoration work and change of use from Golf Course to Suitable Alternative Natural Greenspace was refused due to the unacceptable impact of the mineral extraction on the amenities of staff and pupils at Canford School and local residents from noise and dust, (16/00339/Y). • In 2016 an application for change of use of Canford Magna Riverside Golf Course to Suitable Alternative Natural Greenspace was Approved. (16/01064) Previous • See B7 for consultation on options for the Local Plan Review (carried out in Spring/Summer Consultation 2016). Feedback Other Known Constraints Site Description • The southern boundary of the site is denoted by the 400m heathland buffer so it lies outside but in close proximity to Canford Heath. • Except for the access track running down the centre of the site, it is largely grass field. The track leads from Magna Road to a football field located adjacent the south of the site.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 43 B7a / U2 Magna Business Park Surrounding • The site is to the west of Bearwood, which is an existing housing estate built late 1970s to early Context 1980s. The housing layout is typical of that era with cul-de-sacs being arranged around feeder roads. There is a tight grain of development. Houses are a mix of detached, semi-detached and terraces and there are also a few flats which appear as houses. Although the properties vary, the style tends to be fairly repetitive. • In between the site and Bearwood there is also several houses set on more spacious plots, and Bearwood Primary School and Nursery. • To the west of the site are Canford Arena and the recycling centre. Green Belt • The site lies outside of but adjacent to the Green Belt boundary. In the Poole Green Belt Review (2017) the site is assessed as part of parcel 14 and sub parcel 14A. As sub-parcel 14A has consent to be developed with large scale built form it cannot be considered to meet the purposes of Green belt. Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • There are no heritage assets within the site itself however; adjoining to the east is Merton Grange, Wheelers Lane which is a locally listed building. • In the wider area there are a number of heritage assets in particular along Knighton Lane, Moortown, Canford Magna and Arrowsmith Road.

• There is one large ancient monument within the centre of the site (ref: SMR481A-D). There are also a number of ancient monuments which have been identified in the surrounding area (including directly to the east of the site). Having regard to this and the undeveloped nature of most of the site, there is a high likelihood of archaeological presence.

Due to the Step 1 analysis no further detailed assessment is required

Trees and • An area tree preservation order slightly encroaches to the southern boundary of B7a covering a Landscape group of trees within the site. There are some trees close to the boundaries of both sections but on neighbouring land and the majority are covered by tree preservations orders. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. In the HRA this site has been more specifically assessed and it was considered that the potential effects on Nightjar could be suitably mitigated given the context of the previously approved development (and on the presumption that no further open land to the west is developed). In comparison to other sites, this site (or part of the site) already has permission for development. Also the manner in which development is laid out by including a landscaped corridor could mitigate harm. • A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential units or more. The site promoter has confirmed that a sufficient SANG will accompany any such scheme coming forward. • In the records for S41 Species, none were found within the site however Grayling, Small Heath (butterflies) and House Sparrow (birds) were found with 100m. Geo- • There are no known issues of contamination although there are several historic landfill sites in the environmental surrounding area. • A large part of the site is safeguarded minerals which would potentially need to be extracted before any development could take place. Transport See B7 for initial transport assessment. Accessibility • The nearest doctors and dentists surgery is in Bearwood. There is also a convenience store, local centre, primary school and nursery. • The nearest bus stops are in Bearwood or Magna Road. There are services to Poole or Kinson

Poole Local Plan. Site Assessments. Appendix 3. November 2017 44 B7a / U2 Magna Business Park which run hourly. There are also two school buses which operate. • The closest train stations are Hamworthy, Poole, Parkstone and Branksome which are over 5km from the site. Other Site Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of CIL Specific however, additional infrastructure may be required which may need to be secured through Infrastructure developer contributions (i.e.S106). Additional infrastructure on this site could include:- • Biodiversity mitigation • SANG • Improvements to the transportation network/junctions (see above) • Provision for education Residential The nearest designated open space for recreation is in Bearwood however, there are areas in the Amenity countryside which can be used for roaming. There are also several areas proposed for Suitable Alternative Natural Greenspace (SANG) in the wider area although these may not be within easy walking distance of this site. Air Quality/Noise There are no known issues of air quality or noise. Flood Risk The site is outside of any flood risk areas however, areas along the north-west and east boundary there may be some risk of surface water flooding. Viability and The recent planning application did not identify any specific issues with viability. Market Attractiveness Suitability Suitable for development including housing:- including Historic • The HRA and environmental impact assessments undertaken conclude that the site can go England Advice forward (subject to suitable SANGs mitigation) in accordance with the Habitat Regulations. Note 3 – Step 5 •The site promoter has confirmed that a sufficient SANG would be secured. •The development of the site for housing would mean a loss of safeguarded employment land. However, the latest evidence indicates that employment needs can be met without reliance upon all of this land. Therefore, there may be no longer a need to safeguard all of the land for employment and some could be released for housing development. • Safeguarded minerals would need to be considered through the planning process. Availability Available - promoted by the landowner and has option agreement with housebuilder. The site has live planning applications for 324 homes and 16,000 s.q.m of employment land. Achievability Achievable - mitigation of impacts upon Canford Heath and nightjar are achievable in principle, but have yet to be agreed through the live planning applications. The land already has planning permission for employment and is being actively pursued for a mixed use development of housing and employment. Timescales 2018-2023 Recommendation ALLOCATE- This site is considered suitable to deliver around 300 homes. The recent approval subject to section 106 confirms that this site is suitable in principle for housing development.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 45 B8 Canford Park

Ward Merley and Bearwood Ownership Public and private - B8a, B8b & B8d are in private ownerships whilst B8c is jointly owned by Borough of Poole & Bournemouth Borough Council. Site Area 222 ha Current/Last Land Mixed - B8a, B8b and B8d is mostly agricultural or white land. B8c is a leisure use. Use Current Policy Green Belt Designation Environmental • The southern part of B8c and B8d encroaches with 400 metres of Dorset heathland which is a Designations SSSI, SPA and Ramsar site. • The site lies with 5 km of Poole Harbour which is a SSSI, SPA and Ramsar site.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 46 B8 Canford Park Planning History • In 2016 an outline application (APP/17/00008/F) was submitted proposing 324 dwellings with associated parking, public open space and related infrastructure, and change of use of land north of Magna Road to Suitable Alternative Natural Greenspace (SANG). The application is on some of the land within B8a; runs through the middle of B8b; and overlaps the boundary of B8d. The application is not yet determined. Also in 2016 an outline application (APP/17/00007/P) was submitted proposing up to 16,000 sq.m. of employment floorspace (B1c, B2 and B8 uses) together with associated parking, access from Magna Road and provision of infrastructure link to Canford Magna site control centre. The application is on some land which overlaps the boundary of B8d. This application is not yet determined. • In 2014 an outline application (APP/13/00271/P) for employment/industrial uses with associated strategic landscape and infrastructure service route to the Site Control Centre was granted on appeal. The reserved matters application (APP/15/01434/R) was subsequently granted in 2016. The applications are on land adjacent (slightly overlapping) the boundary of B8d. • In 2015 an application (APP/15/01501/F) for 3 detached dwellings was refused on the basis that residential development would be contrary to the adopted development plan designation for the land, and until such time as the need for the land to meet the employment needs of Poole has been concluded through a review of the Core Strategy to remove the policy or change its boundaries, the development would sterilise part of the land from performing this function. • In 1991 a planning application (27741/3) was submitted proposing to erect 250 dwellings and a new roundabout along Magna Road on land within B8b. The application was refused for numerous reasons including being premature pending the preparation of the Local Plan, not being comprehensive, exceeding the level of housing required in the north of Poole; inappropriate within the Green Belt; issues with the environmental standards; and also highway safety and the existing road network being inadequate for the traffic generated. • Also in 1991 a planning application (30384/1) was submitted proposing to erect 500 dwellings and a new roundabout along Magna Road on land adjacent to/overlapping with B8d. The application was refused to similar reasons to 27741/3 and both decisions were jointly appealed but subsequently dismissed by the Inspector who agreed that the proposal was premature ahead of the Local Plan and with there being an adequate 5 years land supply at that time, there was no sufficient justification for allowing an unplanned site in the Greenbelt. The Inspector also shared concerns regarding the impact upon highway safety and additional pressure upon the existing network. However, the Inspector did not consider that the proposal would have any significant impact I terms of nature conservation. Previous • In the consultation on options for the Local Plan Review (carried out in Spring/Summer 2016), Consultation there were 234 comments in respect of this site (on completed consultation forms). The main Feedback concerns related to loss of traffic congestion; loss of Green Belt / open space / countryside; lack of infrastructure; loss of wildlife; risk of flooding; too large a development; develop brownfield sites first; and impact on historic character. • It was suggested by 298 responses as a preferred site (113 from Merley, 8 from Bearwood, and 177 from elsewhere). The most preferred site by Merley and elsewhere, and the most preferred site overall. Other Known Constraints Site Description • The site comprises of 4 sections; B8a; B8b; B8c; and B8d. B8a and B8b are on the north side of Magna Road whilst B8c and B8d are on the south side of Magna Road. B8d is a long and narrow section which adjoins Magna Road to the north boundary. There is an existing premise to the north which is occupied by a dog welfare organisation. Except for this small built area, the rest of the site is soft landscape with grass fields, trees and shrubbery. The southern part is mostly trees. B8d is sited adjacent to another promoted site B7 to the east. • B8b adjoins Magna Road to the south. It is mostly open fields but also includes a golf club and course; Knighton Farm; the Canford Garden Centre; and a few dwellings. The golf course also extends into B8a and the main clubhouse buildings are centre to the site along with a few dwellings. The rest of the site is mainly grassland which is framed by trees/wooded areas and

Poole Local Plan. Site Assessments. Appendix 3. November 2017 47 B8 Canford Park hedgerows providing a distinct rural appearance. There are also numerous ponds. • B8c is the Canford Magna Arena which is used for outdoor events as well as being used for car boot sales on Sundays. Surrounding • The River Stour runs along the north and east boundary of the northern section of the site. In Context between and on the other side of the river are mostly open fields. The existing residential area of Bearwood is to the south of B8b and to the east of B8c and B8d. Bearwood is an estate of built late 1970s to early 1980s. The housing layout is typical of that era with cul-de-sacs being arranged around feeder roads. There is a tight grain of development. Houses are a mix of detached, semi-detached and terraces and there are also a few flats which appear as houses. Although the properties vary, the style tends to be fairly repetitive. Green Belt • The site lies within Green Belt. In the Poole Green Belt Review (2017) B8 is considered under parcels 11, 12 and 15:

B8a is within parcel 11, which is considered to make a medium contribution to the purposes of Green Belt.

B8b is within both parcel 11 (sub parcel 11c) and parcel 12 (sub parcels 12 a, b and c) all of which make a medium contribution to the purposes of Green Belt.

B8c and B8d are in Parcel 15, which is assessed as making a high / medium contribution to Green Belt.

The Green Belt review assesses each sub parcel in detail and identifies that some parts of more sensitive than others in terms of impact of Green Belt. In particular the most parts of the site that are most open and removed from the urban area make the strongest contributions to Green Belt purposes and would conversely result in the greatest impact were they to be released for development. The Green Belt review identifies that the land closest to the urban edge would result in the least harm to the purposes of Green Belt was to be developed. Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • Within B8b is Knighton Lane, and the former hamlet of Knighton, there are a number of heritage assets; the Knighton Cottages which are G. II listed buildings; No.43 Knighton Lane which is locally listed; Knighton Farm Barns which are locally listed; the Granary to Knighton Farmhouse which is a G. II listed building. As these buildings would need to be retained and development around the heritage assets would affect the setting of the building, this would restrict the developable area of B8b. • In addition to those within the site itself, there are also a number of heritage assets either directly adjacent or in close proximity. The Canford Magna Conservation Area adjoins to the west boundary of B8a and within it there are a number of listed and locally listed buildings including Canford School (previously Canford Manor). Development adjacent to these heritage assets would likely affect the setting, which would need to be considered sensitively. • Adjoining to the west/south boundary of B8b is Moortown Farm and Moortown Lodge in Moortown Lane which are both locally listed. • To the south-east of B8d is Merton Grange, Wheelers lane which is locally listed. • In the wider area to the west of B8c there are a number of locally listed properties in Arrowsmith Road. • Ancient monuments are identified on a large majority of the land within B8a and B8b and on smaller areas with B8c and B8d. There are also a number of ancient monuments which have been identified in the surrounding area. Having regard to this and the undeveloped nature of a lot of the site, there is a high potential for archaeological finds.

Step 2 – What contribution does the site makes to the significance of the heritage asset

Poole Local Plan. Site Assessments. Appendix 3. November 2017 48 B8 Canford Park The site provides open fields and a spacious setting to the remnant rural landscape and Stour River Valley around the hamlet of Knighton Lane. Views across the tree-lined Knighton Lane from heritage properties are to open fields and field boundaries and hedges. The rural landscape is considered to form part of the significance of the heritage assets.

Step 3 – What impact might allocation have on that significance

Development which harms the rural setting has the potential to harm the significance of the heritage properties on Knighton Lane and their grounds.

Step 4 – What is required to maximise enhancements to avoid harm

Development will need to be carefully presented through detailed Heritage and Setting Studies/ Design and Access Statements as well as archaeological studies/ surveys to establish principals/ layouts that will avoid harm to the setting of the heritage assets. A degree of buffering to the heritage assets and Knighton hamlet which retains their setting, character and open views to the Stour Way will be needed.

Trees and • In B8a to the north extending from Canford School there is an area tree preservation order Landscape TPO/76/00092. Further east and around the rest of the site there are numerous other trees which are largely protected by tree preservation order TPO/92/00311. • In B8b there is a woodland area (surrounding Magna Business Park) which is protected by an area tree preservation order (TPO/81/00053). There are also numerous other trees to the north which are protected by tree preservation order TPO/92/00311. However, there are numerous more trees particularly within the north of the section and along the River Stour where there is a line of trees on either side. • There trees within the rear gardens of numerous properties backing onto this section from Magna Road and Wood Lane and many will be protected by an area tree preservation order (TPO/69/00044. • In B8c being the existing arena there are no trees within this section. There is a woodland area which adjoins the west corner which is covered by a woodland tree preservation order (TPO/01/00009). • In B8d there is a line of tree running down the middle of the section which leads to a woodland area in the south-west of the section. However, despite the number of trees, only a small area is covered by a tree preservation order TPO/01/00010. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. The HRA advises that there is no evidence that would support developing areas of open land that support Nightjar flight paths in North Poole at the present time. This is a considerable constraint that prevents the Council from considering developing such sites at the present time.

There are a few small pockets of developed land within the site (which may not be considered open land), and flight paths on the land directly north of Bearwood are already interrupted that results in there being some potential to provide development in accordance with the Habitats Regulations.

However, any open land that supports Nightjar flight paths cannot be taken forward at the present time as it would not be in accordance with the Habitats Regulations. Given this issue the site as a whole is not suitable for allocation at the present time although a smaller section could be considered separately.

• A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential

Poole Local Plan. Site Assessments. Appendix 3. November 2017 49 B8 Canford Park units or more. The site promoter has confirmed that a sufficient SANG would accompany any such scheme coming forward. Geo- The Environment Agency has previously advised that the majority of B8c and part of B8b and B8d environmental is within a historic landfill. Further investigations would be required and remediation as necessary. Transport • Access is considered feasible following development of current provision of infrastructure, however the number of dwellings proposed would require multiple access points to/from the wider network therefore allowing for the scale of impact of the development will need to be taken into account. • The size and scale of this development will require significant investigation in order to provide appropriate network mitigation in consideration of the scale of the potential trip generation associated with the site. The distribution of approximately 1600 vehicle trips per hour at peak periods would likely require significant improvements at key junctions. The development would likely require that the existing Bear Cross Roundabout to be upgraded in order to cope with the increased number of trips associated with this development. • Significant development in this area would also require improved sustainable transport provision and infrastructure in order to encourage model shift and mitigate the impacts of increased private vehicle use in this area of the network. However, the scale of the potential development is such that it could provide a critical mass to allow greater viability in the provision of sustainable transport improvements. Accessibility • The nearest doctor’s surgery is in Bearwood approximately 0.6 miles away and nearest dentists surgery is in Bearcross approximately 0.8 miles away. • There are several bus stops adjacent to the site along Magna Road and in Bearwood (south of Magna Lane which provide services to Poole and Bournemouth town centres, Bournemouth Hospital and Christchurch although, the services are fairly infrequent. Two school buses operated along Magna Road. • The closest train station is circa 6km from the south. Other Site •Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of Specific CIL. No other infrastructure needs are identified at this stage, however if further infrastructure is Infrastructure required, this would need to be secured through developer contributions (i.e.S106). Residential • The nearest designated open space for recreation is in Bearwood. However, there are areas in Amenity the countryside which can be used for roaming and there are also several areas proposed for Suitable Alternative Natural Greenspace (SANG) in the wider area. Some would be within easy walking distance for the northerly sections of the site although less so to the more southerly sections. • The adjacent Canford Heath provides some open space, although this is not encouraged as an intensification of the heathlands for recreation would result in harm to the SSSI, Ramsar and SPA. Air Quality/Noise There are no known issues of air quality or noise. Flood Risk • The north east corner of B8a is within flood zones 2 and 3 whilst B8b sits outside but borders the flood zones. • The River Stour runs along the north boundary of B8a and B8b. There are numerous ponds with B8a and a stream runs through the middle and leads into the river Stour. Another stream which runs through B8b from Magna Road towards the River Stour. The same stream runs through B8b and B8d. Areas surrounding the river within the north of B8a and B8b are within flood zones 2 and 3. The areas surrounding the streams are also at risk of surface water flooding as well as other small scattered areas throughout the rest of the site which may also be at risk of surface water flooding. • The future flood risk areas for fluvial flooding have not yet been modelled but it is likely that this could affect some parts of the site particularly within B8b.

Viability and Should be attractive and viable. A greenfield site that is relatively unconstrained apart from Habitats Market Regulations issues. Attractiveness

Poole Local Plan. Site Assessments. Appendix 3. November 2017 50 B8 Canford Park Suitability Not suitable at the current time:- including Historic • Development of the whole site would have an adverse impact upon the Nightjars and would not England Advice accord with the Habitats Regulations making the overall site unsuitable for development including Note 3 – Step 5 housing. The easterly part of B8b may have a lesser impact as the existing built development of Bearwood to the south which already obstructs the flight path of the nightjars but would need to be considered separately. • The site is within Green Belt and parts of the site make an important contribution to Green Belt purposes. Exceptional circumstances would need to be demonstrated to overcome the harm to the Green Belt, which is a separate policy consideration. • Housing development within a small part of the site to the south of B8C and B8C would be prohibited as this would cause harm to the SSSI, SPA and Ramsar site and could not be mitigated. Although, this would not in itself prevent a scheme coming forward, as it is such a small area of the site which is affected. • Development would also need to be restricted to areas outside of flood risk, although as a relatively small proportion of the site is affected by flood risk and these areas could be avoided, this in itself would not prohibit development. • Safeguarded minerals may need to be extracted prior to development being built. Availability Available - promoted by consortium of landowners for a new community of 2,500 homes, employment, SANG and community uses and branded as "Canford Park". Consortium has undertaken local public consultation. Achievability Not achievable until issues regarding nightjar can be resolved. A critical part of evaluating this site was a nightjar tracking study undertaken by the landowners upon the recommendation of Natural England. The study shows fields identified for housing development in the promotion may coincide with nightjar flight paths and foraging areas. Further refinement of the study is needed to track more birds and secure more accurate locational data. Until this can be resolved the precautionary principle should be applied under the habitats Regulations and the site not allocated for development. There is also no justification for the additional housing over and above current needs to warrant exceptional circumstances for Green Belt release. Site should not be allocated. Timescales 2023-2033 Recommendation REJECT - Until further investigation of nightjar behaviour within the site is understood the Council cannot consider allocation of the site (the precautionary principle of the Habitats Regulations). There is also no justification at the present time to warrant exceptional circumstances for release from the Green Belt as the Council is able to meet housing needs on less potentially constrained sites. However, a smaller section of the site could be considered subject to HRA. This is covered under B8ab / UE2

Poole Local Plan. Site Assessments. Appendix 3. November 2017 51 B8ab / UE2 Canford Park - North of Bearwood

Ward Merley and Bearwood Ownership Private Site Area 34.38 ha Current/Last Land Agricultural / grazing Use Current Policy • Safeguarded minerals area Designation • Green Belt. Environmental In the wider area outside of 400m are Canford Heath, and Turbury and Kinson commons which are Designations heathlands designated as SSSI and SPAs. Planning History • A planning application (27741/3) was submitted in 1991 proposing to erect 250 dwelling on part of the site and a new roundabout along Magna Road. The application was refused for numerous reasons including being premature pending the preparation of the Local Plan, not being comprehensive, exceeding the level of housing required in the north of Poole; inappropriate within the Green Belt; issues with the environmental standards; and also highway safety and the existing road network being inadequate for the traffic generated. • The LPA decision was appealed but subsequently dismissed by the Inspector who agreed that the proposal was premature ahead of the Local Plan and with there being an adequate 5 years land supply at that time, there was no sufficient justification for allowing an unplanned site in the Greenbelt.

Previous • See B8 for the consultation on options for the Local Plan Review (carried out in Spring/Summer Consultation 2016). The site was included under the consultation as part of larger site B8. Feedback Other Known Constraints Site Description • Much of the site is open fields framed by trees/wooded areas and hedgerows which provide a distinct rural appearance. • However, towards the north of the site are several dwellings and a farm with a number of associated agricultural buildings. • Knighton Lane runs through the site (from north to south). Accessed from Magna Road where there is an existing traffic light system. Knighton Lane provides access the dwellings, farm as well

Poole Local Plan. Site Assessments. Appendix 3. November 2017 52 B8ab / UE2 Canford Park - North of Bearwood as Knighton House and Harry’s Cottage. • Also adjacent is North Street which extends off Knighton Lane into the middle of the site. Despite the street name, there is a steel gate to the entrance and the access is more a track.

Surrounding • Adjoining to the south boundary of the southerly part of the site is a row of dwellings which back Context onto the site from Magna Road and Wood Lane. Further to the south of the opposite side of Magna Road is the existing residential area of Bearwood which was built late 1970s to early 1980s. The housing layout is typical of that era with cul-de-sacs being arranged around feeder roads. There is a tight grain of development. Houses are a mix of detached, semi-detached and terraces and there are also a few flats which appear as houses. Although the properties vary, the style tends to be fairly repetitive. Green Belt • The site lies within Green Belt. In the Poole Green Belt Review (2017) the site was assessed under sub parcels 12a and 12b which were considered to make a medium contribution to the purposes of the Green Belt:- • Sub parcel 12A – although this sub-parcel has a medium contribution to the characteristics and purposes of Green Belt, it is considered that it could potentially be developed without affecting the strategic functions of the South East Dorset Green Belt. The development would not project out beyond the existing western and northern extent of the large built-up area at Bearwood. Knighton Lane would form a strong and permanent eastern boundary to the Green Belt. The hedgerow along the northern edge of the sub-parcel is less strong and would need reinforcement to contain encroachment of built form further to the north. • Sub parcel 12B - Development within this sub-parcel would project out slightly beyond the existing northern extent of the large built-up area at Bearwood; and would sit level with the most northerly point of Kinson. However, Knighton Lane on the western side of the parcel would form a strong and permanent boundary to the Green Belt. The unmade track of the Stour Way would provide a more permanent boundary to the Green Belt than the hedgerow along the northern edge of sub-parcel 12A. Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • Direct adjacent to the site is 44 & 45 Knighton Lane which are G. II listed buildings. They are a pair of mid C19 houses which are Tudor Revival style which form part of a large number of similarly styled estate cottages known as Lady Wimborne Cottages (after the wife of the owner of Canford Manor). • Also adjacent the site are several locally listed buildings; 43 Knighton Lane which is a different styled C19 cottage; and the Knighton Farm Barns which are original agricultural buildings associated with, but separate from, Knighton Farm house. • Also adjacent is Knighton Farmhouse to the north which is a C17 century building which was previously Grade II listed buildings however, much of the internal historic fabric of the building was fire-damaged in the mid C20 and it was de-listed in 2015. • The granary associated with the latter Knighton House and the farm buildings is G. II listed.• The area was historically in-part related to Canford Manor. The site formed part of the deer park associated to the Manor and there is surviving physical evidence of its role as landscaped grounds to the 19th century house in particular the carriage drive from the river crossing at Little Canford to the east across to the grounds of the school. • There are a number of ancient monuments within the site: - SMR521A & B, SMR498, SMR506 A & B, and SMR481 A & B. • There are also further ancient monuments adjacent to the site and in the wider area. • The presence of these unscheduled monuments indicates a high potential for archaeological finds

Poole Local Plan. Site Assessments. Appendix 3. November 2017 53 B8ab / UE2 Canford Park - North of Bearwood investigation which would need further investigation/ mitigation.

Step 2 – What contribution does the site makes to the significance of the heritage asset

The site provides open fields and a spacious setting to the remnant rural landscape and Stour River Valley around the hamlet of Knighton Lane. Views across the tree-lined Knighton Lane from heritage properties are to open fields and field boundaries and hedges. The rural landscape is considered to form part of the significance of the heritage assets.

Step 3 – What impact might allocation have on that significance

Development which harms the rural setting has the potential to harm the significance of the heritage properties on Knighton Lane and their grounds.

Step 4 – What is required to maximise enhancements to avoid harm

Trees and • In terms of topography the site gently slopes down from south to north and to the west although Landscape there is a high point plateau in south east of the site. • The site can be described as being a transitional area between the acidic heathland to the south and the alluvial river valley pastures of the Stour Valley to the north. There is an undulating and varied landscape of marginal farmland areas with inter-connected copses and typical urban fringe land uses such as ‘horsey culture’ dominating. Acidic plants (gorse and bracken) and birch regeneration in field corners provides evidence of the sandy soil substrate and marginal management. • There are open fields framed by trees/wooded areas and hedgerows provide a distinctive rural feel in places. • There is a gradual transition into more 'typical' farmland landscape to the north east of the area towards the Stour Valley pastures. • There are views over the Stour Valley to the north from elevated areas. • A distinctive set of south-north small stream valleys run through the site and drain into the Stour Valley. • There is an area of woodland adjoin the east of the site which is protected by a Tree Preservation Order (TP/69/44). • There is also an area Tree Preservation Order to the majority of residential properties backing onto the site from Magna Road and Wood Lane. • There is an area along Knighton Lane and another area to a small parcel of land outside of the farm which are habitat areas. Knighton Lane is Woodland - Broadleaved and Mixed, whilst the other area is Grassland - Unimproved, acid, neutral; Semi improved, acid, neutral; acid/marshy Grassland. The hedge and grassland likely provide nesting sites and shelter to birds and small animals. Ecology • In the records for S41 Species, none were found within the site or within 100m. However, there are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. Although the site is open land, the land preceding it to the south is the existing residential area of Merley and interrupts the flight pattern of the Nightjars. In this context the HRA concludes that

Poole Local Plan. Site Assessments. Appendix 3. November 2017 54 B8ab / UE2 Canford Park - North of Bearwood development on this site could proceed without giving rise to a significant adverse effect. Detailed mitigation would need to confirmed through a site-specific HRA to accompany any application on this site. • A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential units or more. The site promoter has confirmed that a sufficient SANG will accompany any such scheme coming forward. Geo- • There are no known issues of contamination. environmental Transport • Access is considered deliverable as the site has existing accesses and large boundary with the wider road network. There is a likely need for a further access to be established on the southern boundary of the site where development bounds the local road network. • Dependent on traffic distribution and adjacent developments further upgrades may be required at the core network junctions impacted by trips generated at these sites. • Significant development in this area would require development of both improved PT services and infrastructure in order to encourage model shift and mitigate the impacts of increased private vehicle use in this area of the network. Accessibility • The nearest doctor’s surgery is in Bearwood approximately 1020 metre walking distance and the nearest dentist surgery is in Bearwood approximately 1340 metre walking distance. • There are several bus stops adjacent to the site along Magna Road and in Bearwood (south of Magna Lane which provide services to Poole and Bournemouth town centres, Bournemouth Hospital and Christchurch although, the services are fairly infrequent. There are two school buses which operate along Magna Road. • The nearest train station is 6kms south of the site. Other Site Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of CIL Specific however, additional infrastructure may be required which may need to be secured through Infrastructure developer contributions (i.e.S106). Additional infrastructure on this site could include:- •Biodiversity mitigation (Nightjars) • SANG • Improvements to the transportation network/junctions (see above) Residential There is a designated open space in Bearwood however; there is a number of surrounding Amenity countryside areas which also provide open space. Air Quality/Noise There are no known issues of air quality or noise. Flood Risk • The site is outside of the existing flood zone however, it is directly adjacent to the north and it should be noted that future flood risk areas for fluvial flooding have not yet been modelled. Once carried out, it could affect the northern part of the site (depending on ground levels) which would need to be assessed. • Several small areas within the site and along Knighton Lane may also be at risk of surface water flooding. • The site may be suitable for SUDs. Viability and Attractive and Viable - A greenfield site with development potential. The presence of pylons within Market the site, archaeology and need to secure a secondary access across third party land could affect Attractiveness the viability of development. The pylons are too costly to re-site or underground. Suitability Suitable for development including housing:- including Historic • Although the site is open land, there is land preceding it to the south which already interrupts the England Advice flight pattern of the Nightjars and on this basis the HRA concludes that this site can go forward Note 3 – Step 5 (subject to suitable SANGs mitigation) in accordance with the Habitat Regulations. • The site is outside of the existing flood risk zones but could be affected by future flood risk which would need further assessment. • Safeguarded minerals may need to be extracted prior to development being built. Green Belt impact would need to be assessed against the ability of the site to demonstrate exceptional circumstances. The Council’s supporting exceptional circumstances document concludes that this site would deliver a range of benefits that in the round amount to demonstration of exceptional circumstances.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 55 B8ab / UE2 Canford Park - North of Bearwood Sustainable development in the setting of a former ancient hamlet may be possible given requirements noted-above. The presence of archaeology could affect viability and delivery of development. Availability Available - promoted by a consortium of landowners, but no developer identified as yet. There is the potential for some small strips of land in third party ownership (not yet signed up the consortium) to not be made available for development. These steps are not expected to undermine the development of a deliverable scheme. Achievability Achievable - The site package includes a SANG that already has planning permission. A second access is being secured by the consortium through the purchase of land from a third party. Careful design will be required to create a suitable living environment around the pylons. Timescales 2018-2033 Recommendation ALLOCATE - The site is proposed to be released from the Green Belt and allocated for a minimum of 800 homes for the period 2018-2033.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 56 B9 Moortown Aerodrome

Ward Merley and Bearwood Ownership Public and private - B9a& B9b are in private ownerships whilst B9b and B9c are jointly owned by Borough of Poole & Bournemouth Borough Council Site Area 64 ha Current/Last Land Fields, woodland and sports pitches. Use Current Policy Safeguarded minerals area Designation Green Belt. Environmental The site lies outside of the 400 metre but within 5km of the Canford Heath and Corfe and Barrow Designations Hills Heathland which are SSSIs, SPAs and Ramsar sites. It should be noted however, that the southern boundary of the site adjoins the 400 metre buffer. Planning History None relevant. Previous • Initially promoted in the call for sites in 2014. Consultation • In the consultation on options for the Local Plan Review (carried out in Spring/Summer 2016), Feedback there were 162 comments in respect of this site (on completed consultation forms). The main concerns related to loss of Green Belt / open space / countryside; traffic congestion; lack of infrastructure; loss of wildlife; develop brownfield sites first; impact on historic character. • It was suggested by 159 responses as a preferred site (55 from Merley, 10 from Bearwood, and 94 from elsewhere). Other Known Constraints Site Description • The site is divided into 4 different sections; B9a; B9b; B9c; and B9d which all sit adjacent to one another. • B9a lies adjacent to Magna Road to the north and is largely open grass fields. This section is interconnected to the other sections via B9d which is the largest of the sections. A small part of B9d lies adjacent to Magna Road (which is promoted separately as NEW4 Stoats Hill). The rest of

Poole Local Plan. Site Assessments. Appendix 3. November 2017 57 B9 Moortown Aerodrome the section set back from the road behind the other sections and is mostly woodland but there are 5 dwellings to the south which are set on spacious plot in amongst the verdant woodland. B9c sits adjacent to Magna Road and is largely open fields. B9b is set back from the road (behind B9c) and is an arrangement of sports fields which are currently access via the same junction and off the road to Canford Arena and a secondary stopped up access directly onto the Magna Road. Neither of these is included within the site. Surrounding Adjacent to the south of B9d is an old quarry area; aggregates supplier and recycling centre. To Context the west of B9a and B9d is low density housing set in amongst verdant landscape and trees/woodland. To the south-east is the Canford Arena which is an outdoor arena for leisure events. To the north of the site on the opposite side of Magna Road is a historical village (Canford Magna) which is set around a historical manor house (now Canford School). Green Belt • The site lies within Green Belt. In the Poole Green Belt Review (2017) section B9A was largely considered under parcels 16 and 17 which is considered to make a high / medium contribution to the purposes of the Green Belt. Heritage and Step 1 – Which heritage assets might be affected by the potential site allocation Archaeology • The Canford Magna Conservation Area lies to the north of the site on the opposite side of Magna Road. • There are a number of listed and locally listed buildings within the conservation area include Canford School and significantly the School Lodge (which is a grade II listed) is directly adjacent to Magna Road and in close proximity to the site. • Part of the boundary to B9d adjoins to the curtilage of Spinney Cottage, Arrowsmith Road which is a locally listed building. There are several other locally listed buildings in the wider surrounding area along Arrowsmith Road. • Also in close proximity to the site (but on the opposite side of Magna Road) are Moortown Lodge and Moortown Farm which are locally listed buildings. • There are two areas within B9d which are identified as having scheduled ancient monuments (ref SMR412 & SMR466). There are also a number of ancient monuments identified in close proximity to the site and many more in the wider area. Having regard to this and the undeveloped nature of most of the site, there is a higher likelihood of archaeological presence.

This site is unsuitable for other reasons and therefore no further assessment is required. Trees and • The majority of B9d is woodland whereas the other sites are mainly open fields with grass and a Landscape few trees around the boundaries. There are numerous tree preservation orders; TPO/01/00015; TPO/01/00011 ; TPO/01/00036; TPO/01/00045; TPO/01/00046; TPO/01/00047; TPO/00/00068; TPO/01/00008; TPO/01/00009. The loss of these trees and woodland would potentially impact the Nightjars (as well as potentially other species); however it would also impact upon the visual character of this area. The trees and woodland would therefore be a significant constraint to any development. • There are several areas identified as site 92. Ecology • There are nightjars that reside on Canford Heath but fly and forage in the wider area. As set out in the HRA supporting the Draft Poole Local Plan development of sites near to Canford Heath could have an adverse impact upon the Nightjars. Section 6 of the HRA describes the issues in further detail and advises that the night jars are currently flying over open fields and land to forage for food. The HRA advises that there is no evidence that would support developing areas of open land that support Nightjar flight paths in North Poole at the present time, which prevents the Council from considering developing such sites at the present time. The majority of this site is open land and therefore cannot be taken forward at the present time as it would not be in accordance with the Habitats Regulations. • A Suitable Alternative Natural Greenspace (SANG) is required for developments of 50 residential units or more. It is currently unclear how this would be secured although there is potentially sufficient space to provide this within the site.

Poole Local Plan. Site Assessments. Appendix 3. November 2017 58 B9 Moortown Aerodrome Geo- The Environment Agency previously advised that a large proportion of B9b and B9c is a historic environmental landfill which would require further investigations and remediation as required. Transport As the site has existing accesses and large boundary with the wider road network, access is potentially deliverable. There is however, a likely need for further accesses to be established on the northern boundary of the site where development bounds the local road network so that the traffic can be distributed. Further upgrades may be required at core network junctions as these could be impacted by the number of trips generated. Significant development in this area would require development of both improved PT services and infrastructure in order to encourage model shift and mitigate the impacts of increased private vehicle use in this area of the network. A range of between 1020-1360 car parking spaces would be required to serve a development of around 850 dwellings. Accessibility • The nearest doctor’s surgery is in Merley Lane which is 0.7 miles away and nearest dentists surgery is in Bearcross which is 1.5 miles away. • There are a few bus stops in Magna Road although there are only occasional special services. In the wider area within Bearwood and Merley there are more bus stops and services but there are not within easy walking distance. • The closest train stations are Hamworthy, Poole, Parkstone and Branksome approximately 6 to 7km from the site. Other Site •Borough wide infrastructure (as set out in the Reg 123 list) will be covered through payment of Specific CIL. No other infrastructure needs are identified at this stage, however if further infrastructure is Infrastructure required, this would need to be secured through developer contributions (i.e.S106). Residential The nearest designated open space for recreation is in Bearwood or Merley. However, there are Amenity areas in the countryside which can be used for roaming. The SANG to the north of Merley also provide open space although this is not within easy walking distance. The adjacent heathland provides open space, however this is not encouraged as an intensification of use would result in harm to the SSSI, Ramsar and SPA. Air Quality/Noise There are no known issues of air quality or noise. Flood Risk • The site lies outside of any existing or future flood risk zones. However, it should be noted that future flood risk areas for fluvial flooding have not yet been modelled but could affect small parts of the site around any rivers or streams. • There are several small scattered areas within the site which may be at risk of surface water flooding. • The site is potentially viable for SUDs. Viability and The land contamination and archaeology could affect the viability of development. Market Attractiveness Suitability Not suitable for development including housing:- including Historic • Development of the site would have an adverse impact upon the Nightjars and would not accord England Advice with the Habitats Regulations making the site unsuitable for development including housing. Note 3 – Step 5 • Development of B9d would require a significant number of trees to be removed (including a woodland area) which would potentially impact the Nightjars to an even greater degree (as well as potentially other species). The loss of trees and woodland would also impact upon the visual character. • The land contamination issues could affect delivery of development. • The presence of archaeology could affect viability and delivery of development. • Safeguarded minerals may need to be extracted prior to development being built. Impact on Green Belt Availability Available - promoted in part by Poole and Bournemouth Councils and by a private landowner. Lease of land in public ownership has expired and land is available now. Achievability Not achievable due to concerns in particular over potential adverse impact upon Nightjars. Further nightjar tracking evidence would need to be undertaken. Timescales 2018-2033

Poole Local Plan. Site Assessments. Appendix 3. November 2017 59 B9 Moortown Aerodrome Recommendation REJECT - Site should remain within the Green Belt and not be allocated for development. The precautionary principle applies in terms of the habitats Regulations until further work on tracking the behaviours of nightjars in the area is fully understood. There are also deliverable sites to meet the housing need in more sustainable locations adjacent to the edge of the urban area.

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Poole Local Plan

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