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Appendix 5: Sites on Greenfield Land Submitted for Assessment

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Appendix 5: Sites on Greenfield Land Submitted for Assessment Appendix 5: Sites on greenfield land submitted for assessment This appendix includes the sites which were submitted by site promoters for assessment through the SHELAA. It is split into two sections, the first covers sites promoted for residential or mixed use developments and the second sites promoted for employment development. For maps showing the location and extent of the land covered by the proformas below, please see maps in appendix 6. Sites are in alphabetical order by parish. A complete index of sites is included at the start of the main document. Sites Promoted for Residential Development Site Ref. Site Address Parish Site Area (ha) AMW001 Manor Farm, Ashmansworth Ashmansworth 0.61 Description of site (neighbouring uses; present use) Previously Developed Land: No The site comprises two modern barn structures, located to the north-east of a residential property known as Manor Farm. The main part of the cluster of dwellings which forms the settlement of Ashmansworth is located to the south-west of the site. The character of the surrounding area is rural, defined by large, open arable fields and areas of woodland. The site is enclosed by mature trees around its periphery. There is an existing vehicular access for agricultural vehicles on either side of the site. The land in question is located within the North Wessex Downs Area of Outstanding Natural Beauty. Given that the site is currently in agricultural use it is not previously developed land as defined in the NPPF or ALP. Relevant Planning History None Suitability (policy restrictions/constraints; planning status; physical problems/ limitations; potential impacts; environmental conditions) Policy restrictions/constraints: The site is outside any settlement policy boundary, in a countryside location where new housing is generally only permitted as an exception, in line with Local Plan Policy SS6 (New Housing in the Countryside). The general principle of development on this site is therefore not supported by the adopted Local Plan (2011-2029). Physical problems: The site may be contaminated owing to its previous agricultural use. The site is not located in close proximity to facilities and services and has limited access to public transport. Potential impacts: The site is located within a Conservation Area. Given the nature of the site there are likely to be landscape impacts and possibly also some arboricultural implications to the development of the site. Availability (legal/ownership issues) The site was promoted for development through the call for sites consultation held in June/July 2017 and there are no known legal or ownership problems. The site is therefore considered to be available for development. Achievability (economic viability; market factors; cost factors; delivery factors) The site is likely to be achievable as it is a greenfield site and no particular factors have been identified that would affect the viability of development. This location would be attractive to developers and there is a reasonable prospect that the site would be developed at a particular point in time. The promoter has suggested that the site could be delivered within the next five years. Conclusion This site is available and is potentially achievable. However, due to its location in the countryside, its development would not be in line with the borough’s current planning framework. Potential Density and Yield (including development type) The site promoter has suggested a yield of 5 - 10 dwellings. Given that a range has been proposed a figure in the middle has been used for the purposes of the SHELAA. Current Estimated Yield 8 dwellings Site Ref. Site Address Parish Site Area (ha) ASH002 Land South of Ashford Hill Road, Ashford Hill Ashford Hill 1.89 Description of site (neighbouring uses; present use) Previously Developed Land: No The site is an agricultural field on the southern side of Ashford Hill Road. The neighbouring field (to the south-east) which separates this land from the settlement policy boundary benefits from planning permission for 35 dwellings. The site has a hedge at the road frontage on the boundary with Ashford Hill Road, and sits opposite Ashford Hill Primary School. A farm access track runs along the eastern boundary leading to barns located directly to the south. The site slopes down to the south-east. Relevant Planning History No relevant planning history on this site, however planning permission has been granted for 35 dwellings on the land immediately to the south-east (Ref: 15/01224/FUL, March 2016). Suitability (policy restrictions/constraints; planning status; physical problems/ limitations; potential impacts; environmental conditions) Policy restrictions/constraints: The site is adjacent to the settlement policy boundary of Ashford Hill (albeit separated by a road), in a countryside location where new housing is generally only permitted as an exception, in line with Local Plan Policy SS6 (New Housing in the Countryside). The general principle of development on this site is therefore not supported by the adopted Local Plan (2011-2029). The site is within the Ashford Hill with Headley Neighbourhood Plan Area. The Neighbourhood Plan is in the process of being prepared, however, as it is at an early stage it is not currently possible to clarify how it may impact on any future potential development of this site. Physical problems: There is a slight slope to the site. Existing field access would need widening to allow access. Potential impacts: There are likely to be landscape impacts resulting from the development of the site. Jubilee House (to the east of the site at the junction with the B3051) is locally listed (a non- designated heritage asset). Availability (legal/ownership issues) The site has been promoted for development through the call for sites consultation held in June/July 2017 and there are no known legal or ownership problems. The site is therefore considered to be available for development. Achievability (economic viability; market factors; cost factors; delivery factors) The site is likely to be achievable as it is a greenfield site and no particular factors have been identified that would affect the viability of development. This location would be attractive to developers and there is a reasonable prospect that the site would be developed at a particular point in time. The promoter has suggested that the site could be delivered in the next five years. Conclusion This site is available, and potentially achievable. However, due to its location in the countryside, its development would not be in line with the borough’s current planning framework. Potential Density and Yield (including development type) The site promoter has suggested the site could accommodate up to 25 dwellings or up to 40 supported living (Use Class C2) units. For the purposes of the SHELAA at this point in time a yield of 25 units has been used. Current Estimated Yield 25 dwellings Site Ref. Site Address Parish Site Area (ha) BGH001 Wolverton Plants, Wolverton Road, Baughurst 4.22 Wolverton Description of site (neighbouring uses; present use) Previously Developed Land: No The site comprises a plant nursery, containing a number of poly-tunnels, greenhouses and growing areas in a rural location, surrounded by fields, woodland and small clusters of dwellings. The existing business appears to be horticulture as opposed to a garden centre, meaning it is considered most likely to be agriculture as opposed to retail in terms of its use in planning terms, a conclusion which is reinforced by the fact that an agricultural workers dwelling has previous been consented at the site for use in conjunction with the business. There are no records of a change of use to a garden centre/retail use. Therefore, the site is not considered likely to be previously developed land as per the definitions within the ALP and NPPF. There is a dense belt of mature trees running along the boundary with Wolverton Road. Relevant Planning History BDB/48678 - Erection of 4 bedroomed house on nursery site. Refused 26 September 2000 BDB/49011 - Erection of dwelling. Granted 14 February 2001 BDB/51372 - Erection of a detached house. Granted 18 December 2001 BDB/54746 - Erection of a detached bungalow. Granted 3 February 2003 Suitability (policy restrictions/constraints; planning status; physical problems/ limitations; potential impacts; environmental conditions) Policy restrictions/constraints: The site is outside any settlement policy boundary, in a countryside location where new housing is generally only permitted as an exception, in line with Local Plan Policy SS6 (New Housing in the Countryside). The general principle of development on this site is therefore not supported by the adopted Local Plan (2011-2029). Physical problems: The site would require clearance, and there is the risk of some remediation being required if the site has been contaminated by any chemicals used as part of the existing horticultural use. The site is not located in close proximity to facilities and services and appears to have limited access to public transport. Potential impacts: The woodland in the northern part of the site is designated as a SINC and Ancient Woodland so would not be suitable for development. In light of the above, the development of the site is likely to have landscape, arboricultural and ecological implications. Availability (legal/ownership issues) The site was promoted for development through the call for sites consultation held in June/July 2017 and there are no known legal or ownership problems. The site is therefore considered to be available for development. Achievability (economic viability; market factors; cost factors; delivery factors) The site is likely to be achievable as the land should be relatively easy to develop given its existing use and no particular factors have been identified that would affect the viability of development. This location is likely to be attractive to developers and there is a reasonable prospect that the site could be developed at a particular point in time.
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