Public Document Pack
To: All Members of the Economic, Planning and Housing Committee
Councillor T Robinson (Chair) Councillor C Ashfield Councillor O Cubitt Councillor S Frost Councillor P Gaskell Councillor P Harvey Councillor L James Councillor S Parker Councillor K Rhatigan Councillor D Sherlock Councillor G Watts
Dear Councillor
Economic, Planning and Housing Committee Thursday, 15 February 2018
Your attendance is requested at a meeting of the Economic, Planning and Housing Committee on:
Date: Thursday, 15 February 2018 Time: 6.30 pm Place: Committee Rooms 1 & 2 - Deanes
Yours sincerely
Melbourne Barrett Chief Executive
For more information please contact the Democratic Services team: 01256 844844 Or email: [email protected] Visit: www.basingstoke.gov.uk/committeemeetings
Page 1
Chief Executive Melbourne Barrett MBA MRICS Executive Director of Borough Development and Deputy Chief Executive Victor Nicholls BSc (Hons) DipTP MRTPI Executive Director of Borough Services Rebecca Emmett BSc (Hons), AIEMA Executive Director of Finance and Resources Kevin Jaquest BA (Hons) CPFA
Public Participation Scheme Members of the public are invited to address the committee on all items presented at a committee meeting. Public speaking on these items will take place at the same time that the item is considered.
If members of the public wish to address the meeting they should notify Democratic Services prior to the meeting.
The public participation scheme is available to access through the council’s website - www.basingstoke.gov.uk/participation
COMMITTEE PAPERS If you need this information in a different format, such as large print, please contact Democratic Services.
Alternatively all documents associated with this agenda can be accessed through the Council’s website on http://www.basingstoke.gov.uk/committeemeetings
Page 2
AGENDA FOR THE ECONOMIC, PLANNING AND HOUSING COMMITTEE
Members are encouraged to obtain any points of clarification on the reports on the Agenda in advance of the meeting.
Members of the public will be invited to speak at the relevant item
1. APOLOGIES FOR ABSENCE AND SUBSTITUTIONS
2. APPOINTMENT OF VICE-CHAIR
To appoint a Vice-Chairman to the Economic, Planning and Housing Committee for the 2017/18 municipal year.
3. DECLARATIONS OF INTEREST
4. URGENT MATTERS
To consider any items of business, other than those shown on this agenda and which, by reason of special circumstances to be stated at the meeting, in the opinion of the Chairman, should be considered at the meeting as a matter of urgency.
5. MINUTES OF THE MEETING HELD ON 25TH JANUARY 2018
The minutes of the meeting of the 25th January 2018 are to follow.
The Chair will move that the minutes of the meeting be signed as a correct record. The only part of the minutes that can be discussed is their accuracy.
6. COMMERCIAL TO RESIDENTIAL PERMITTED DEVELOPMENT 5 - 38
Contact Officer: Jo Brombley
This report provides an assessment of the impact of permitted development rights in the borough. These rights allow the conversion of commercial premises to residential without a need for planning permission.
Page 3
7. AUTHORITY MONITORING REPORT FOR PLANNING, 2016/17 39 - 164
Contact officer: Jo Brombley
This report asks the committee consider the Council’s Authority Monitoring Report published in December 2017 which provides monitoring information and statistical data for the borough for the period from 1 April 2016 to the 31 March 2017.
8. REVIEW OF WORK PROGRAMME 165 - 170
The Committee is asked to note and review its Work Programme and to receive updates from the Lead Members of Task and Finish Groups.
9. EXCLUSION OF PRESS AND PUBLIC
To consider whether, in view of the nature of the remaining items on the agenda, any of them are likely to involve the disclosure of exempt or confidential information within the terms of Schedule 12A of the Local Government Act 1972.
10. CONFIDENTIAL/ EXEMPT ITEMS FOR INFORMATION
Page 4
Agenda Item 6
Commercial to Residential Permitted Development Cllr Ruffell, Cabinet Member for Planning and Infrastructure
Report to Economic Planning and Housing Committee Ward(s): All Key Decision: No
Appendix 1: Index of all PD conversions approved Appendix 2: Index of all PD conversions implemented Maps of PD conversions approved and implemented (updated Appendix 3: from July 2017 EPH report) Appendix 4: Analysis of floor areas in PD conversions Appendix 5: Map showing potential areas for Article 4 Direction
Papers relied on: The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)
Foreword - Cllr Ruffell, Cabinet Member for Planning and Infrastructure
At the meeting of the Economic Planning and Housing Committee in July, I together with members asked for further information to help me and the Committee understand the impact of the office to residential conversions that have taken place without the requirement for planning permission. My starting point has been that if redundant commercial buildings can be converted to provide homes then this is potentially a good thing. However, questions immediately arise concerning the standards of accommodation and the lack of contribution to community facilities and open space. I am open to persuasion as to whether there is clear evidence that we should present to HM Government that this policy needs an element of tweaking or counterbalancing so that the homes that are created now remain viable and sustainable in the decades to come. This paper provides further information about the impact of the conversions that have taken place and sets out potential future options available to the council. I will be interested to hear the Committee’s views on the suitability of applying an Article 4 direction.
Recommendation to Economic, Planning and Housing Committee: It is recommended that: . The contents of this report are noted. . Any views expressed by the Committee are reported to the Portfolio Holder for Planning and Infrastructure such that these can be taken into account in considering whether to apply for a focused Article 4 Direction.
Background, corporate objectives and priorities The considerations outlined in this report directly support the following priorities in the Council Plan: Planning policies that safeguard local distinctiveness; Improving residents’ quality of life; and Promote strong communities.
1 of 33 Page 5
Glossary of terms Term Definition AMR Authority Monitoring Report CIL Community Infrastructure Levy ENA Economic Needs Assessment LPA Local Planning Authority PD Permitted Development S106 Section 106 SEA Strategic Employment Area
Main considerations
1 Executive Summary
1.1 The report provides an assessment of the impact of permitted development rights in the borough. These rights allow the conversion of commercial premises to residential without a need for planning permission.
1.2 The Town and Country Planning (General Permitted Development) (England) (Order) 2016 (as amended) provides permitted development rights that support the principle of the following changes of use:
Change of use of offices to dwelling houses (Class O); Change of use of storage or distribution to dwelling houses (Class P); and Change of use of light industrial buildings (up to 500sqm) to dwelling houses (in force from 1 October 2017 for a temporary period of 3 years, Class PA).
1.3 Although an application for prior approval is still required, the Local Planning Authority is only able to take a limited range of considerations into account through this process. These relate to issues such as flooding, contamination, highways and transport impacts, and noise.
1.4 This report: Reviews the types of buildings that have been converted to homes in the borough under permitted development rights, and the type and size of the accommodation created; Assesses the impacts of the conversions that have taken place; and Provides an overview of the borough’s likely future employment needs.
1.5 The council is able to serve an Article 4 Direction to suspend permitted development rights, however government guidance requires that any such direction should ‘be limited to situations where it is necessary to protect local amenity or the wellbeing of the area’. The report suggests that a potential option for the council to consider is the serving of an Article 4 Direction to remove permitted development rights for all commercial to residential changes of use at
Page 6
2 of 33 particular locations in the town, namely at Basing View and at Chineham Business Park and Hampshire International Business Park. This approach could help protect the economic wellbeing of the area.
2 The Proposal
2.1 In March 2017, Full Council resolved to undertake an audit of office to residential permitted development in the borough to gain a more detailed understanding of what schemes had been permitted and where. Particular concern was raised about the size and quality of the accommodation created.
2.2 In response to this motion, a paper was taken to Economic, Planning and Housing Committee in July to provide an initial audit and consider what further information was required. As set out in the minutes of that report, Members asked that the follow up report should include information about:
The size of units created; The economic impact of the potential loss of employment floor space; The financial implications, including the loss of business rates; The potential impact of permitted development on the night-time economy; Impact upon infrastructure, including GP surgeries and education; Implications of permitted development on the council’s Housing Strategy; and Whether there was justification for the authority to make an Article 4 Direction (Town and Country Planning (General Permitted Development) (England) Order 2015) to withdraw permitted development rights.
3 Key issues for consideration
Contribution to housing land supply and a mixed housing stock
3.1 Permitted development schemes have made a significant contribution to the borough’s housing land supply over recent years. Since the rights were introduced in 2013, approval has been given for 1070 new homes (by 1 January 2018), of which 287 had been delivered by 31 March 2017 (as summarised in Figure 1). Over the last two years, these have contributed 28% of the new homes in the borough. A full list of the developments that have been approved and implemented is set out in Appendices 1 and 2.
Page 7
3 of 33 Figure 1: Number of PD conversions approved and delivered (Source: HCC) Permitted Prior Completed Schemes Approvals Applications Potential No of New % of total net granted1 gain in schemes dwellings housing delivery residential completed delivered units 2013/14 3 26 0 0 0 2014/15 14 265 0 0 0 2015/16 13 298 8 203 44% 2016/17 7 17 9 84 15% 2017/18 (up 16 464 n/a n/a n/a to Dec. 2017) Total 53 1070 17 287 -
3.2 The vast majority of these approvals were for office conversions (Class O). Only two planning applications have been submitted for change of use from storage and distribution to residential (Class P) and neither of these have been implemented. These applications were both on rural sites rather than being within established employment areas2.
3.3 Since the new PD rights came into force to allow change of use from light industrial to residential (on 1 October 2017) only one planning application has been submitted3.
3.4 Although it is relatively early to draw clear conclusions about the uptake of PD rights for light industrial buildings, the information suggests that the principal pressure from permitted development rights is upon office buildings.
3.5 The PD conversions have made a particularly significant contribution to the supply of smaller market units. In the last two years, 82% of all 1-bed flats and 53% of all 2-bed flats have been delivered from such sites. When 2-bed houses are taken into account, conversions have accounted for approximately a third of all the 2-bed units built in the borough over the last two years.
Figure 2: Delivery of PD schemes as a proportion of all flats (2015/16 and 2016/17). Source: Hampshire County Council)4
1 Where multiple applications have been submitted on the same site only the most recent application has been counted to avoid double-counting. This has resulted in the December 2017 update changing previous years’ data. 2 15/02142/GPDSTD – Change of use of barn to two dwellings at Home Farm, Farleigh Wallop; and 17/02997/GPDSTD – Change of use of barn at Pamber Farm to three dwellings (submitted since July EPH report) 3 17/03572/GPDLIN - Change of use from Class B1(c) light industrial unit to Class C3 dwellinghouse (2 no. 1 bed and 2 no. 2 bed flats) at 51 Evingar Road, Whitchurch, 4 flats. To be determined. Page 8
4 of 33 2016/17 58 10 23 42
2015/16 121 30 82 55
0 50 100 150 200 250 300 350
1 bed flat PD 1 bed flat non pd 2 bed flat pd 2 bed flat non pd
3.6 Although there are many variables that influence house price, new flats provide additional choice at the cheaper end of the market (the lower quartile house price in March 2017 was £232,000).
Figure 3: Sales values of new build flats (1-1-2015 – 1-12-2017) Source: Land Registry Flatted development Number of new build Average (mean) price sales recorded Chailey Court 14 194,000 Clarendon House 7 191,000 Edison House 9 185,000 (16-18 Winchester Road) Verum House 17 191,000 Wella House 24 124,000 Wolverton Square 11 188,000
3.7 Conversions under PD rights can be considered to have had a mixed impact upon the delivery of the council’s Housing and Homelessness Strategy 2016- 2020. Although such developments are not required to provide affordable housing, they increase the supply and choice of market homes at the cheaper end of the market. This can potentially have an advantageous impact on open market values.
3.8 Low cost rental properties including one bedroom flats and studio apartments, can meet the needs of people on the council’s housing register and help to free- up bedsit-type housing.
Geography of office conversions
4 PD completions for 16/17 only add up to 81 (total PD completions were 84). This is because two of the units formed were houses, and one unit had three bedrooms. Page 9
5 of 33 3.9 As shown in the maps in Appendix 3, permitted development conversions have generally been focused in Basingstoke town centre. 162 of the 287 built units are within Basingstoke Town Centre, or ‘edge of centre’ (within 300m of the town centre boundary). A further 348 units were under construction in/around the town centre at 1 April 20175. These homes help to make efficient use of brownfield land and are in sustainable locations with good access to infrastructure and facilities. Such locations have traditionally been the location for high density development, and the Housing White Paper (Fixing our broken housing market, 2017) proposes to update national policy to provide even greater support for high density housing in urban locations that are well served by public transport.
3.10 Outside the town centre, conversions have taken place within defined Strategic Employment Areas (SEAs) including Wella (63 units) and Cranbourne House (35 units) both within Brighton Hill Industrial Estate, and Dextra Court (56 units) within the Houndmills SEA.
Impact upon Basingstoke town centre and the night-time economy
3.11 Within the town centre, PD conversions that have been completed have been above shops or set away from main frontages. They have therefore not had a harmful impact upon the vitality or viability of the shopping frontages.
3.12 In terms of the impact on the night-time economy, the additional homes in the town centre have the potential to create increased footfall and support town centre uses throughout the day and evening. However, there is a risk that the noise generated by the night time economy could be incompatible with residential amenities. The General Permitted Development Order was amended in March 2016 to allow noise from commercial premises on the intended occupiers of the development to be considered as a matter for prior approval (this includes any commercial or industrial building or place of public entertainment). This approach is in line with the ‘agent of change’ principle which the Government is proposing to include in the revised NPPF. The principle means that the party introducing a new land use is responsible for managing the impact of that change.
3.13 Prior to March 2016, the council could not take noise into account in determining applications or insist upon noise mitigation measures. However, the Environmental Health team worked proactively to provide advice to developers to mitigate any potential issues. For example, additional noise mitigation was included in the conversion of Sun Alliance House in Wote Street.
3.14 Where prior approval applications are now submitted for new homes that may be affected by commercial noise, the applications can either be refused or planning conditions can be applied requiring noise mitigation measures. This ensures that the occupiers of new flats will have acceptable living conditions and that the night-time economy is not constrained by the nearby residential uses.
5 Conversions at Churchill Plaza, Fairfields House and 37-41 Wote Street. Page 10
6 of 33 3.15 The Environmental Health team has confirmed that there have only been a small number of complaints about noise from new residents of PD conversions in the town centre but this has not resulted in any additional restrictions upon businesses.
Unit sizes and the quality of accommodation
Floor space assessment 3.16 Officers have undertaken a review of internal floor areas in developments that have been completed or are currently underway. As developers are not required to provide floorplans or floorspace information with applications, best endeavours have been used. This has included checking the planning applications, cross- referencing Building Control records and contacting planning agents and applicants. The dataset includes 14 schemes that have been completed or are in the process of being converted (approximately 540 units). An index of the developments included and a summary of their unit sizes is included in Appendix 4.
3.17 Internal floor areas have been compared to the Nationally Described Space Standard (NDSS). Compliance with the NDSS is not a requirement of the adopted Local Plan (2011 – 2029), and therefore could not, at this stage, be applied even if planning permission was required. However, for the purposes of this paper, the standard provides a helpful benchmark about what the government considers to be appropriate internal floor areas. The assessment also considers the proportion of units within 10% and within 20% of the NDSS to provide an indication of the degree to which units are more generally in line with the standards.
Figure 4: Proportion of all PD units surveyed that meet the Nationally Described Space Standard No of units NDSS % of units % of units % of units meeting or within within exceeding 10% of 20% of NDSS NDSS NDSS Studio flats 62 37m2 19% 30% 40% 1 bed flats 351 50m2 23% 64% 83% (2 person) 2 bed flats 125 61m2 71% 94% 100% (3 person) All flats 538 34% 68% 82%
Figure 5: Proportion of units surveyed that meet the Nationally Described Space Standard (excluding Churchill Plaza) No of units Nationally % of units % of units % of units Described exceeding exceeding exceeding Space space of within or within Standard standard 10% of 20% of NDSS NDSS Studio flats 9 37m2 0% 78% 100% 1 bed flats 144 50m2 39% 61% 79% (2 person)
Page 11
7 of 33 2 bed flats 102 61m2 70% 93% 100% (3 person) All flats 255 51% 75% 89% (excluding Churchill Plaza)
3.18 This assessment shows that, when Churchill Plaza is excluded, half of the PD flats’ internal floor areas met or exceeded the NDSS and three quarters of flats’ were within 10% of the NDSS. The smaller units appear to be less likely to meet the NDSS, with less than 20% of all studio flats meeting the standard. However, there was a great deal of variation in floor areas between the developments assessed. At Dextra Court, for example, all 54 the units exceeded the NDSS, whereas at 26 Winchester Street, none of the units’ floor areas met the NDSS.
3.19 The 283 units permitted at Churchill Plaza affect the overall proportions. Whilst the size of the units are generally in line with standards, some of the studio flats are particularly small. Only 17 of the 53 studio flats had floor areas within 20% of the NDSS, including some units as small as 24m2.
However, as previously stated, even if PD rights were removed, the LPA could not require specific internal floor areas, because the Local Plan does not adopt the NDSS. In response to previous discussions at EPH Committee in November 2017, the Portfolio Holder for Planning and Infrastructure wrote to the Secretary of States for Communities and Local Government to confirm the intent of the written ministerial statement about space standards and to understand whether these can be adopted through the emerging Design and Sustainability Supplementary Planning Document. A response has been received but additional information is being sought from the Housing Minister in relation to the unanswered aspects of the council’s letter.
Building for Life 3.20 It is recognised that floor area is not the only indicator of the quality of the residential environment and that size is not necessarily the only indicator of how well designed a development might be. As explained in the previous report to EPH, the council assesses completed major developments through Building for Life assessments in each year’s Authority Monitoring Report (AMR). On account of their lack of residential amenity space, lack of balconies and no cycle parking, and lack of affordable housing, all of the schemes thus far have been assessed as poor (this includes the schemes recently assessed for the 2016/17 Authority Monitoring Report). The prior approval process also means that there are detailed design elements that cannot be controlled, such as the relationship between residential accommodation and car parking spaces which could result in amenity issues.
3.21 The council has also undertaken a survey of residents in new properties to understand their satisfaction with the places that they live. Amongst other sites, officers sent surveys to the residents in the eight largest completed office conversions which included 263 dwellings. Unfortunately only nine responses were received (3.4%) from residents in these homes. Notwithstanding the low
Page 12
8 of 33 response rate, it is interesting to note that in response to whether ‘All rooms have enough space to move around and undertake normal living activities’, seven of the nine responses agreed or strongly agreed (from four separate developments). Only one resident disagreed with the statement that ‘My private outdoor space is the right size for my needs’. Although the results are not necessarily conclusive, the survey has provided an opportunity for residents to express any discontent with their properties.
Financial implications of office to residential conversions
3.22 The conversion of offices to flats results in changes to the council’s business rates and council tax income, and the income of other major precepting authorities (Hampshire County Council, Hampshire Police and Fire Authorities).
3.23 Under the current business rates retention scheme, 40% of the business rates income is usually allocated to BDBC. However, if the council’s rates income for the year is in excess of a certain limit set by the Government then the council has to pay a levy to the Government equal to 50% of the income in excess of the limit (thereby reducing the council’s share to 20%). A further 10% is distributed to the County Council and fire authorities; and the remaining 50% is passed to central government. Since the introduction of the new rates retention scheme in 2013/14 BDBC has, so far, only had to pay the extra business rates levy in 2015/16. However, both scenarios are modelled below for completeness.
3.24 For new residential properties, the council receives income in the form of the New Homes Bonus grant for four years (under the current scheme) and council tax revenue every year from each of the new homes. BDBC receives 80% of the total New Homes Bonus grant, but less than 9% of the total council tax revenue generated from the new properties.
3.25 Figure 6 compares the income received by BDBC from business and residential uses, based upon the example of the conversion of Churchill Plaza for 285 units. This income profile is broadly representative of other office buildings that have been converted in the borough.
3.26 This shows that BDBC financially benefits from the residential conversion in the short term due to the boost from the New Homes bonus grant. However in the longer term (either year 5 or year 12 depending upon the assumptions about business rate retention levy), as the majority of council tax income is allocated to other authorities, BDBC receives less income.
Figure 6: Comparative of revenue to BDBC from business and residential uses (Churchill Plaza)
Page 13
9 of 33 £4,500,000 £4,000,000 £3,500,000 £3,000,000 £2,500,000 £2,000,000 £1,500,000 £1,000,000 £500,000 £0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
Offices (with 40% business rate retention) Offices with levy (20% business rate retention) Residential (income from NHB and Council Tax)
3.27 However, when income to BDBC, HCC and the police and fire authorities (to deliver all local services) are considered together, the revenue from residential conversions exceeds that from business use (across all time periods).
Figure 7: Comparative revenue to BDBC, HCC and police and fire from business and residential uses (Churchill Plaza) £7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
Offices (with 40% business rate retention) Offices with levy (20% business rate retention) Residential (income from NHB and Council Tax)
3.28 It should be noted that the government recently undertook a consultation6 setting out its intended approach to councils’ funding settlements which included proposals for reforming how the New Homes Bonus grant is calculated. This suggested that the calculation of the grant could in future be linked to planning
6 https://www.gov.uk/government/consultations/local-government-finance-settlement-2018-to-2019- technical-consultation Page 14
10 of 33 decision making in LPAs and the number of appeals allowed. This has the potential to change the amount of New Homes Bonus grant received by the authorities. However, the government has recently announced that, following the consultation, no changes are intended to be made for 2018/19, although this may be something that the government will revisit in coming years.
3.29 Planning law7 states that a local planning authority must have regard to a local finance consideration as far as it is material. However, guidance is clear that whether it is material or not will depend on whether it could help to make the development acceptable in planning terms and it explicitly states that, ‘it would not be appropriate to make a decision based on the potential for the development to raise money for a local authority or other government body’8.
Impact on infrastructure
3.30 The new residents of the office to residential conversions place additional burdens upon local services and infrastructure.
3.31 If planning permission was required, the council would be able to seek developer contributions when they could be justified against the tests in the NPPF9. However, the legislation does not allow the LPA to seek contributions from permitted development schemes.
3.32 In addition to seeking affordable housing, the council would generally require contributions towards public open space (POS), sports facilities and community facilities from developments of more than 10 dwellings. In order to justify a contribution, the council would need to identify specific mitigation measures and ensure that no more than five separate planning obligations were collected towards any single project10.
3.33 Although the precise mitigation for each scheme would need to be identified through scoping and justified against the S106 tests, the council has identified a range of projects across the town that contributions could be taken towards.
3.34 For example, in relation to POS, the council’s green infrastructure strategy has identified deficiencies across most areas of the town. In particular, in the town centre where most of the conversions have taken place, there are potential projects in War Memorial Park, Eastrop Park and Glebe Gardens. There are also a range of community buildings in and around the town centre where enhancements are planned to increase capacity, and a range of projects to improve the capacity of the sports facilities in line with the council’s Leisure and Recreational Needs Assessment.
7 Section 70(2) of the Town and Country Planning Act (as amended) 8 PPG Paragraph: 011 Reference ID: 21b-011-20140612 https://www.gov.uk/guidance/determining-a- planning-application 9 NPPF para 204 requires that planning obligations should be: necessary to make the development acceptable in planning terms; directly related to the development; and fairly and reasonably related in scale and kind to the development. 10 Regulation 122 of the CIL Regulations prevents councils from collecting more than five separate planning obligations for a project or type of infrastructure. Page 15
11 of 33
3.35 As the conversions result in the creation of small units rather than family accommodation, development would not usually justify a contribution towards education (although this would be assessed on a case-by-case basis). Contributions towards highways could generally not be justified as the residential use would be expected to generate fewer vehicular movements than the previous employment use. The council does not generally seek S106 contributions towards medical services due to difficulties in meeting the relevant tests set out in regulations and the commercial nature of medical services provision.
Figure 8: Value of developer contributions that could potentially have been sought from PD developments completed in 15/16 and 16/17 (based upon completed housing mix and charges set out in the BDBC Section 106 Fees and Charges Schedule 2017- 2018) Number Communit Outdoor Multi- Equippe Allotment Total of y Sports Functiona d Play s dwelling Facilities l Green s Space11 287 £358,000 £145,00 £588,000 £41,000 £37,000 £1,169,00 0 0
3.36 The above table only includes those developments that had been completed by 31 March 2017. Any contributions would be subject to suitable mitigation schemes being identified and development viability.
3.37 The council is intending to adopt the Community Infrastructure Levy in 2018 which is a £/sqm charge on net new floorspace. As conversions do not result in any net new floorspace, they would not be liable to pay the levy. However, revenue from CIL could potentially be used to help address impacts on infrastructure although this would need to be assessed in light of other strategic funding priorities, and considered in line with the Regulation 123 list associated with CIL. The Regulation 123 list specifies the projects the borough council intends will be, or may be, funded fully or partly by CIL in the future.
Impact on employment land
3.38 The council commissioned Peter Brett Associates to undertake an Economic Needs Assessment (ENA) in 2017 to gain a better understanding of local economic conditions and the borough’s employment land and floorspace needs over the Plan period. The LPA is currently undertaking consultation with neighbouring local authorities on the report’s draft findings (in line with best practice) with a view to the report being finalised in Spring 2018. Although the document is still in draft form, as the document provides the most up-to-date information about local economic circumstances, it has been referenced here.
Characteristics of office buildings converted 3.39 As shown in Appendix 2, conversions of offices under PD rights have resulted in the loss of approximately 17,000sqm of employment floorspace over the last two
11 MFGS contributions all assumed at ‘urban areas’ rate. Page 16
12 of 33 monitoring years. This has included the loss of five large buildings suitable for corporate occupiers12, with the rest of the offices being smaller and suited to small and medium enterprises (SMEs). It is noted, however, that larger buildings can also be sub-divided to meet the needs of SMEs. In addition, a further 16,000sqm of employment floorspace was lost as a result of the conversions that were underway on 1 April 2017, including the conversion of Skyline Plaza.
Figure 9: Size of office buildings that have been converted Type of office space No of conversions Floorspace lost from completed completed schemes Larger corporate offices 5 12,944 (>1,400sqm) Smaller office space for 12 4,141 SMEs (<1,400sqm) Total 17 17,085
3.40 Information about vacancy from the business rates team indicates that the majority of buildings converted were not in a business use immediately prior to planning applications being submitted for their conversion, and that some had been empty for a considerable period.
Impact of past completions upon employment floorspace
3.41 Taking into account the losses that have already occurred from office to residential PD conversions, and also conversions that had commenced prior to 1 April 2017, including Churchill Plaza, there remains a high level of vacancy in the borough’s office stock (64,000sqm). This equates to 15% of the overall stock, which is approximately 30,000sqm in excess of the 8% vacancy rate that would be expected to allow for ‘normal’ churn in a healthy market. As shown below, the vacant floorspace is split roughly equally between large and small buildings.
Figure 10: Availability of office floorspace in the borough (Source EGi at 27 February 2017, quoted in the ENA (2017)) Larger corporate offices No of units Available floorspace (sqm) (over 1400sqm) - grade of space New build 1 5,630 Refurbished 4 12,605 Secondary 6 16,643 Total 11 34,878
Smaller office space (less No of units Available floorspace (sqm) than 1400sqm) - grade of space New build 0 0 Refurbished 22 8,257 Secondary 84 21,495 Total 106 29,752
12 The draft Economic Needs Assessment identifies that corporate occupiers with 250+ staff generally require premises over 1,400sqm (15,000 sq ft). Page 17
13 of 33
Overall Total 117 64,630 sqm
3.42 As shown above, a large proportion of the vacant stock is ‘secondary’ (older stock that has not been refurbished). Although different types/qualities of stock will be appropriate for different types of businesses, the ENA identifies that some of the poorer quality offices are close to obsolescence and are less likely to be suitable for modern occupier requirements.
3.43 Although the vacant office stock is spread across the town, there are clusters of vacant high quality space in Basing View and Chineham (at February 2017). These include the new build space available at Florence House (on Basing View) and a number of refurbished properties in Chineham Park including 4,500sqm at Chineham Gate.
Future employment land requirements
3.44 Local Plan Policy EP2 (Employment Land and Premises) identifies 16 Strategic Employment Areas (SEAs) within the borough and protects these for employment generating uses. Change of use or redevelopment is only permitted where development meets a number of criteria. Criterion (e) of Local Plan Policy EP1 (Economic Growth and Investment) highlights the particular importance of the ‘established office locations’ in Basing View, Chineham Business Park (including Hampshire International Business Park) and Viables.
3.45 The ENA considers the future floorspace needs for office and industrial uses across the borough. Economic forecasts are inherently uncertain, so the report uses data from two well-established forecasting houses; Experian and Cambridge Econometrics, to forecast future demand. The models forecast the demand for floorspace (based on labour supply projections) over the plan period and the ENA compares this to the amount of available floorspace and the future supply of new space (e.g. planning permissions and/or allocations) in order to identify whether the balance is in surplus or deficit. This takes into account the need to maintain an 8% vacancy rate to ensure the market can function in a healthy manner.
Future requirements for office space
3.46 The Cambridge Econometrics model identifies a modest oversupply of office floorspace in the borough by the end of the Plan period (+15,800sqm) while the more optimistic Experian model forecasts a higher level of demand that would result in a modest under-supply (-15,300sqm). The calculation of floorspace needs assumes that all of the extant permissions for PD conversions (at 1 September 2017) would be implemented13, and that all planning permissions and site allocations for new office floorspace would be built out.
3.47 However, market activity over recent years has shown that the assumptions built into the modelling may not occur with some consents failing to be implemented
13 The calculations exclude Normandy House as this is within the control of BDBC and there is strong evidence that it will not be implemented. Page 18
14 of 33 whilst new opportunities may also arise. It is likely that additional office buildings will be lost to residential uses but equally that new opportunities for business floorspace will come forward (for example, through the intensification of uses on existing employment land). It should therefore be recognised that there is inherent uncertainty in relation to the demand forecasts and the future supply of office floorspace.
3.48 On balance, the assessments indicate that the borough has broadly sufficient space to meet demand up to 2029. However, given the uncertainties set out above this position should be regularly reviewed through the Authority Monitoring Report.
Future requirements for industrial and storage and distribution
3.49 The economic forecasts identify that additional floorspace may be required for industrial and storage and distribution uses by the end of the plan period. Although much of the existing stock is old, and some of it is in poor condition, it is well occupied.
Conclusion
3.50 The following broad conclusions can be drawn about PD conversions in the borough and their impact:
The majority of buildings that have been converted under permitted development are offices; PD conversions have made a valuable contribution towards the council’s housing land supply, and in particular the delivery of smaller, low cost flats; The majority of PD conversions have been in or near Basingstoke town centre, although three schemes have been in SEAs; Some of the units being created by PD office conversions are below national space standards, although many have floor areas that meet or exceed these standards; The PD schemes that have been assessed through the Building for Life criteria have been rated as poor, reflecting the fact that issues such as residential amenity cannot be controlled; Whilst no affordable housing is provided through PD schemes, the new stock generally provides low cost rental properties that can provide an affordable option for residents on low incomes; The new units in the town centre create extra footfall that supports the night time economy. Town centre businesses can be protected through the prior approval process; The conversion of offices to residential would result in a short term gain but longer-term loss of taxation income to BDBC, but an overall increase in revenue to local services (taking into account the contribution passed to HCC and the fire and police services); Had planning permission been required to convert the offices to flats, the council could have sought S106 contributions to mitigate the impact of additional residents upon local infrastructure. In the future, the council would not be able to obtain Community Infrastructure Levy payments as conversions do not create any net new floorspace;
Page 19
15 of 33 Although the future supply/demand balance for offices has tightened, there remains a high level of vacant stock, significantly in excess of the vacancy rate that would be expected in a healthy market. The majority of this is secondary stock that includes buildings that are likely to be unattractive to business occupiers. Over the longer term (to 2029) there could be a shortage of office floorspace, which would be exacerbated if current stock continued to be lost. However, this could be addressed through intensification on existing employment sites. Although the most recent forecasts indicate that there is likely to be an undersupply of floorspace for industrial and storage uses, there is currently little market pressure to convert such buildings.
3.51 Therefore, whilst PD rights have had a number of positive impacts in the borough, the audit does outline that PD conversions can, in some cases, result in small units and also poor quality accommodation. In order to help tackle this issue and raise awareness it is suggested that the Portfolio Holder for Planning and Infrastructure could write to MHCLG to express the council’s concerns about these impacts and the extent to which the council can now address such concerns through the planning system.
4. Options available to the council
The potential to introduce an Article 4 Direction
4.1 The Local Planning Authority has powers to make an Article 4 Direction (Town and Country Planning (General Permitted Development) (England) Order 2015) to suspend permitted development rights allowing the change of use of commercial buildings to residential. This does not prevent development from taking place but instead would require applicants to submit planning applications and enable the council to determine such proposals against the development plan. There are currently no regulations preventing the local planning authority serving a direction, but robust justification is required.
4.2 Government guidance requires that the introduction of an Article 4 direction should ‘be limited to situations where it is necessary to protect local amenity or the wellbeing of the area’. The conclusions set out in paragraph 3.52 indicate that there are no clear locally-specific impacts upon local amenity arising from PD conversions that require local intervention at this stage. However, in terms of the economic well-being of the area, evidence does now suggest that the supply of land for office uses could potentially be tight by the end of the Plan period. While there remains uncertainty around this issue, both resulting from the nature of economic modelling and the lack of certainty over future changes in the stock of office floorspace, for example through new provision, this could provide a justification for introducing an Article 4 Direction to protect existing employment land.
4.3 It is worth noting that the Government has indicated its intention14 to limit Article 4 directions for office to residential conversions to just those areas that can show
14 Statement by Lord Bourne of Aberystwyth on 15 March 2017, https://www.theyworkforyou.com/lords/?id=2017-03-15c.1882.6 Page 20
16 of 33 that they are meeting their ‘full housing need’ (where the local planning authority is meeting 100% or more of its housing requirement15, and can continue to do so after removal of the permitted development right). This has not yet been formalised as a requirement by legislation or guidance. BDBC did not meet its full Local Plan housing target in 2016/17 and it is clear from the evidence outlined in this report that PD rights have made a significant contribution to the borough’s land supply position. Therefore, if this intention is realised, it will be difficult for the council to introduce an Article 4 Direction in the future. The Government has the right to cancel any Article 4 Direction if the Secretary of State deems appropriate.
What uses and which area should the Article 4 Direction cover?
4.4 Based upon the large amount of currently vacant stock and the economic evidence set out above, a blanket Article 4 Direction across the whole borough would be difficult to justify. However it is considered that an Article 4 direction could be justified on a selective basis to target sites in the best and most accessible locations which cannot be replaced with new sites in the future. This would ensure that good quality stock is protected.
4.5 Local Plan Policy EP1 identifies the importance of the office areas in Basing View and Chineham (including Chineham Business Park and the Hampshire International Business Park). These sites (which are mapped in Appendix 5) have particular strengths that contribute to the local economy, reflecting their attractiveness to occupiers and developers, their accessibility, quality of external environment and local amenities.
4.6 Basing View is in a highly sustainable location close that particularly benefits from its close proximity to the town centre and public transport. Policy SS8 and the Vision for Basing View sets out a comprehensive plan for the site that includes residential and other supporting uses, however this could be undermined by the unplanned and irreversible conversion of existing office buildings to residential. As the freehold of this land is owned by BDBC the council already has powers to control ‘the wellbeing of the area’. However, an Article 4 would send a strong signal to the market about the importance of retaining employment uses on the land. Consideration could also be given to whether land outside the SEA (between the station and Basing View) would also benefit from protection in order to support the future regeneration and development of this area.
4.7 Chineham Park SEA provides good quality office stock and a high quality campus-style environment. It adjoins Hampshire International Business Park to provide a critical mass of office-based businesses. One prior approval application has already been granted to approve the conversion of Spinnaker House (in the Hampshire International Business Park) but none have been approved on Chineham Business Park. It is considered that PD conversions and residential uses could undermine the agglomeration economies of this important
15 The Government statement indicated that housing delivery would be assessed against the housing delivery test. The Housing White Paper (February 2017) proposed a housing delivery test that would compare housing delivery over a three year rolling period with the Local Plan requirement. Page 21
17 of 33 commercial area, harm the perception of the area, and undermine business investment and corporate confidence.
4.8 It is recognised that Viables Business Park also includes offices occupied by corporate occupiers. However, many of these offices are ancillary to or support other functions, and Viables is particularly important for research and development (which falls within Use Class B1(b) and so would not benefit from permitted development rights). No applications for PD conversions have been approved in the SEA, demonstrating a lack of market pressure to convert there. An Article 4 Direction in this location would be difficult to justify and therefore it is not considered suitable to extend any direction to this area.
4.9 Although the majority of conversions have thus far taken place in and around Basingstoke town centre, it is considered that the removal of permitted development rights in this area could not be justified in economic terms, as this area generally comprises small scale, lower quality stock. As previously set out, the prior approval procedure allows the LPA to consider commercial noise to prevent the conversions impacting upon the night-time economy.
4.10 It is also not considered appropriate to serve an Article 4 direction to protect industrial or storage and distribution sites at this time. Although there is high demand for such uses and the land is potentially in short supply there is limited pressure to convert these buildings.
What is the procedure for introducing an Article 4 Direction?
4.11 There are two types of direction: immediate Article 4 directions and non- immediate directions. Guidance indicates that immediate directions should only be introduced ‘where the development presents an immediate threat to local amenity or prejudices the proper planning of an area’16. A non-immediate direction would therefore be most appropriate for addressing PD type issues.
4.12 The precise procedural requirements are set out in Schedule 3 of the General Permitted Development Order. This includes the LPA giving notice of the direction (including details of the development it relates to, the area it covers, and the date it will come into force) and allowing at least 21 days for representations to be made. The responses would then need to be assessed prior to the LPA deciding whether to make the direction.
4.13 It is common practice to leave a twelve month notification period between the making of the direction and it coming into force to avoid compensation. The compensation regulations state that a local authority can be liable to pay compensation if it refuses planning permission for a development which would otherwise have been permitted development, or grants planning permission with more limiting conditions within 12 months of giving notice of the direction. The grounds on which compensation can be claimed are limited to abortive expenditure or other loss or damage directly attributable to the withdrawal of permitted development rights. This is set out in further detail Planning Policy Guidance which accompanies the NPP Framework. Although this approach
16 NPPG ID: 13-045-20140306 Page 22
18 of 33 could result in a rush of change of use applications before the rights are withdrawn, it would minimise the financial risk to the council.
4.14 Although an Article 4 Direction does not need to be approved or confirmed by the Secretary of State, the SoS would need to be notified of the Direction when it is made and confirmed. The SoS has the power to cancel or modify an Article 4 direction at any time, either before or after its confirmation.
Other options
4.15 Given the continuing need for new homes in the area and the large amount of currently vacant office stock, the council could consider not taking any action at this time. This position could then be regularly reviewed in the future, taking into account the changing housing and employment land supply positions.
4.16 The 2017 Autumn Budget signposted the likely extension of PD rights to allow the demolition of commercial buildings where they are being replaced with new homes. Although the precise scope of this is not currently clear, this may make the re-development of industrial and storage land more attractive for residential development, as those buildings are often difficult to convert. Given the tight supply of industrial land, this could be a future concern for the council and also needs to be monitored. It is unlikely that an Article 4 direction served now could be worded in a way that would mean that it could remove additional future permitted development rights.
Corporate Implications
5 Legal Implications
5.1 In making any decision, due regard should be had to the Public Sector Equality Duty (PSED) under section 149 of the Equality Act 2010. The process for serving an Article 4 Direction is set out in the main report. Should the council proceed with an Article 4 Direction, further legal advice and guidance should be sought.
6 Financial implications
6.1 The financial implications are set out in greater detail in the main body of the report. The council financially benefits from residential conversions in the short term, due to the boost from the New Homes Bonus grant. In the longer term though, the council receives less income from conversions due to the loss of business rates. When income to the council, HCC and the police and fire authorities are considered together the revenue from residential exceeds that from business use. As outlined in paragraph 3.30, planning guidance is clear that it is not appropriate to make relevant decisions based on the potential for development to raise money for a local authority or other government body.
6.2 The introduction of an immediate Article 4 would lead to a financial risk to the council. Compensation regulations state that a local authority can be liable to pay compensation if it refuses planning permission for a development which would otherwise have been permitted development, or grants planning permission with more limiting conditions within 12 months of giving notice of the direction. In order to avoid compensation and minimise the financial risk to the council, it
Page 23
19 of 33 would be suitable to leave a twelve month notification period between the making of any direction and it coming into force, in line with common practice.
7 Risk management
7.1 A risk assessment has been completed in accordance with the Council’s risk management process and has identified no significant (Red or Amber) risks.
8 Equalities implications
8.1 An assessment was undertaken to understand the impact of a possible Article 4 Direction on the protected characteristics and the implications for the Public Sector Equality Duty (Equality Act 2010). No negative impacts were identified.
9 Consultation and communication
9.1 There are no consultation and/or communication issues arising from this report at this stage.
10 HR implications
10.1 There are no HR implications arising from this report at this stage.
Conclusion
11 Summary and reason for the decision
11.1 Office to residential permitted development rights have resulted in the delivery of 287 new homes in the borough between 2013 and 1 April 2017 and consent currently exists for a further 789 units. These homes help to make efficient use of brownfield land and make a valuable contribution towards the council’s housing delivery, in particular meeting the need for smaller, low cost units.
11.2 The audit outlines that PD conversions can result in small units and poor quality accommodation, and it is suggested that the Portfolio Holder for Planning and Infrastructure could write to MHCLG to express the council’s concerns about the impact of PD rights. However, as set out in the report, there are considered to be no clear locally-specific impacts upon amenity arising from PD conversions that require local intervention at this stage. However, in terms of the economic well-being of the area, the council’s up-to-date economic evidence suggests that the supply of land for office uses could potentially be tight by the end of the Plan period. While there remains uncertainty around this issue, both resulting from the nature of economic modelling and the lack of certainty over future changes in the availability of office floorspace, this could provide a justification for introducing an Article 4 Direction to protect existing employment land.
11.3 Based upon the large amount of currently vacant office stock and the economic evidence set out in the report, a blanket Article 4 Direction across the whole borough would be difficult to justify. However, it is considered that an Article 4 direction could be justified on a selective basis to help ensure that good quality stock is protected.
Page 24
20 of 33 11.4 It is therefore suggested that a potential option for the council to consider is the serving of an Article 4 Direction to remove permitted development rights for all commercial to residential changes of use at Basing View and at Chineham Business Park and Hampshire International Business Park. This approach could help protect the economic wellbeing of the area.
12 The options considered and rejected
12.1 An alternative option would be to take no action at this time and to monitor the uptake of PD conversions, the changing housing and employment land supply positions, and future changes to national policy.
Date: February 2018
Lead officer Matthew Evans Joanne Brombley – Planning Policy Manager Email: [email protected] Tel: 01256 845410 or Ext 2410 Report author Matt Melville – Principal Planning Officer Email: [email protected] Tel: 01256 845464 or Ext 2464 Version Final Dated February 2018 Status Open It is considered that information contained within this report (and appendices) do not contain exempt information under the meaning Confidentiality of Schedule 12A of the Local Government Act 1972, as amended, and therefore can be made public.
Page 25
21 of 33
APPENDIX 1: INDEX OF COMMERCIAL TO RESIDENTIAL PD CONVERSIONS APPROVED
The following is a list of all PD conversions approved. Where multiple applications have been approved on the same site, only the most recent application is listed to avoid double counting.
Reference Decision Location No of units Status at 1 April 2017 13/02263/GPDOFF Granted 19.12.2013 Hermitage House, 60 New Road 5 Permission lapsed 13/02705/GPDOFF Granted 10.02.2014 16 - 18 Winchester Road 14 Complete 14/00276/GPDOFF Granted 27.03.2014 Corbiere House, 21 - 23 New Road 7 Complete 14/00281/GPDOFF Granted 08.04.2014 One Stop, Stanford Road 2 Complete (1 unit only implemented) 14/00524/GPDOFF Granted 17.04.2014 Wolverton House 12 Complete 14/00833/GPDOFF Granted 16.05.2014 Wella (GB), Wella Road 63 Complete 14/00850/GPDOFF Granted 19.05.2014 9 And 9A Winton Square 2 Complete 14/01185/GPDOFF Granted 18.06.2014 26 Winchester Street 4 Complete Page 26 Page 14/01230/GPDOFF Granted 10.07.2014 Dextra Court, Chapel Hill 56 Complete 14/01648/GPDOFF Granted 25.07.2014 Clarendon House 12 Complete 14/01710/GPDOFF Granted 29.07.2014 10 Winchester Street 1 Permission lapsed 14/02153/GPDOFF Granted 16.09.2014 Peacock House, Old Basing 24 Complete 14/02433/GPDOFF Granted 10.10.2014 Wella (GB), Wella Road 12 Permission lapsed 14/02561/GPDOFF Granted 21.10.2014 Chailey Court 23 Complete 14/03542/GPDOFF Granted 16.01.2015 Fairfield House 29 Under construction 14/03558/GPDOFF Granted 16.01.2015 Verum House 23 Complete 14/03693/GPDOFF Granted 21.01.2015 Units 1 And 2, Upper Whitehill Farm, Overton 2 Complete 15/00503/GPDOFF Granted 01.04.2015 37 - 41 Wote Street 36 Under construction 15/00524/GPDOFF Granted 13.04.2015 Mango Grove, 12A London Street 3 Not implemented 15/00526/GPDOFF Granted 09.04.2015 Normandy House 153 Not implemented 15/01507/GPDOFF Granted 30.06.2015 2 - 4 Market Place 8 Not implemented 15/02142/GPDSTD Granted 07.08.2015 Barns adj The Avenue, Farleigh Wallop 3 Not implemented 15/02572/GPDOFF Granted 07.09.2015 54 Southern Road 2 Not implemented 15/02900/GPDOFF Granted 02.10.2015 Whistlers Barn, Silchester 1 Not implemented
22 of 33
Reference Decision Location No of units Status at 1 April 2017 15/03392/GPDOFF Granted 18.11.2015 1 Winton Square 1 Complete 15/03636/GPDOFF Granted 01.12.2015 Cranbourne House 35 Complete 15/03777/GPDOFF Granted 16.12.2015 Spectrum House, 8 Woodlands Business Village 13 Not implemented 15/04194/GPDOFF Granted 21.01.2016 Wolverton Court 6 Complete 15/04031/GPDOFF Granted 25.01.2016 19 New Road 2 Complete 16/00031/GPDOFF Granted 01.03.2016 Innovation Court, New Street 35 Not implemented 16/00741/GPDOFF Granted 04.05.2016 23A High Street, Overton 1 Not implemented 16/00964/GPDOFF Granted 11.05.2016 1-2 Summerlea Court, Herriard 2 Not implemented 16/01362/GPDOFF Granted 27.09.2016 1st And 2nd Floor Brackenwood House, Kimbell 6 Not implemented Road 16/01869/GPDOFF Granted 19.07.2016 22 Mulfords Hill, Tadley 2 Not implemented 16/02429/GPDOFF Granted 26.08.2016 14 Church Street 1 Not implemented
Page 27 Page 16/02688/GPDOFF Granted 16.09.2016 The Bakehouse, The Street, Old Basing 2 Not implemented 16/04156/GPDOFF Granted 05.01.17 35-37 Church Street 3 Not implemented 16/04455/GPDOFF Granted 12.04.17 35 Winchester Street 4 Not implemented 16/04684/GPDOFF Granted 24.04.17 5-9 Summerlea Court 5 Not implemented 17/00416/GPDOFF Granted 12.04.17 Churchill Plaza 283 Under construction 17/01031/GPDOFF Granted 08.05.17 Wakeford Farm House 1 Not implemented 16/04375/GPDOFF Granted 16.05.2017 4 Woodlands Business Village, Coronation Road 4 Not implemented 16/04376/GPDOFF Granted 16.05.2017 3 Woodlands Business Village, Coronation Road 4 Not implemented 16/04377/GPDOFF Granted 16.05.2017 6 Woodlands Business Village, Coronation Road 4 Not implemented 16/04379/GPDOFF Granted 16.05.2017 7 Woodlands Business Village, Coronation Road 4 Not implemented 16/04395/GPDOFF Granted 16.05.2017 5 Woodlands Business Village, Coronation Road 4 Not implemented 17/00135/GPDOFF Granted 05.06.17 Copenhagen Court, 32 New Street 38 Not implemented 17/01714/GPDOFF Granted 02.08.17 Global House, Victoria Street 37 Not implemented 17/02486/GPDOFF Granted 15.09.17 St Pancras House, Jacobs Yard 20 Not implemented 17/02516/GPDOFF Granted 18.12.17 Spinnaker House, Lime Tree Way, Chineham 36 Not implemented 17/02605/GPDOFF Granted 20.09.17 Spectrum House, 8 Woodlands Business Village, 15 Not implemented Coronation Road
23 of 33 Reference Decision Location No of units Status at 1 April 2017 17/02843/GPDOFF Granted 3.10.17 2-4 Winton Square 2 Not implemented 17/02997/GPDSTD Granted 14.12.17 Barn 2, Pamber Farm, Little London 3 Not implemented
Planning application number references: /GPDOFF: Conversion of office to residential (Part O) /GPDSTD: Conversion of storage and distribution to residential (Part P) /GPDLIN: Conversion of light industrial to residential (Part PA) Page 28 Page
24 of 33 APPENDIX 2: COMPLETED PD CONVERSIONS
Completed in 2015/16 Total 1 bed 2 bed 3 bed Employment floorspace lost units (sqm) 14/00833/GPDOFF WELLA (UK) LTD WELLA ROAD BASINGSTOKE 63 55 8 0 2580 14/01230/GPDOFF DEXTRA COURT CHAPEL HILL BASINGSTOKE 56 18 38 0 4996 14/01648/GPDOFF 9-11 CLARENDON HOUSE CHURCH STREET BASINGSTOKE 12 10 2 0 396 14/02561/GPDOFF 25-27 CHAILEY COURT WINCHESTER ROAD BASINGSTOKE 23 6 17 0 1830 14/02153/GPDOFF PEACOCK HOUSE LONDON ROAD OLD BASING 24 12 12 0 1444 14/01185/GPDOFF 26 WINCHESTER STREET 4 4 0 0 156 14/00276/GPDOFF CORBIERE HOUSE 21-23 NEW ROAD 7 7 0 0 199 13/02705/GPDOFF 16-18 WINCHESTER ROAD BASINGSTOKE 14 9 5 0 900 8 no 203 121 82 0 12501
Page 29 Page Completed in 2016/17 Total 1 bed 2 bed 3 bed Employment floorspace lost units (sqm) 15/03636/GPDOFF CRANBOURNE HOUSE BESSEMER ROAD BASINGSTOKE 35 35 0 0 2094 14/00524/GPDOFF WOLVERTON HOUSE 15-16 LONDON STREET 12 8 4 0 550 BASINGSTOKE 15/04194/GPDOFF 15-16 WOLVERTON COURT LONDON STREET 6 4 2 0 210 BASINGSTOKE 14/03558/GPDOFF 19 VERUM HOUSE NEW STREET BASINGSTOKE 23 11 12 0 1273 15/03392/GPDOFF OFFICES AT 1 WINTON SQUARE 1 0 0 1 56 14/03693/GPDOFF UPPER WHITEHILL FARM UNITS 1 AND 2 2 1 1 0 63 14/00281/GPDOFF ONE STOP STANFORD ROAD 1 0 1 0 107 14/00850/GPDOFF 9 AND 9A WINTON SQUARE 2 0 2 0 160 15/04031/GPDOFF 19 NEW ROAD 2 0 2 0 71 9 no 84 59 24 1 4584
TOTAL 287 180 106 1 17085
25 of 33
APPENDIX 3: MAPS OF PERMITTED AND COMPLETED PRIOR APPROVALS Page 30 Page
26 of 33
Page 31 Page
27 of 33
APPENDIX 4: INTERNAL FLOOR AREAS IN PD CONVERSIONS
Completed in 2015/16 or 2016/17
Dextra Court, Basingstoke No of units Average size National % meeting/ space exceeding standard space standard Studio flats 0 n/a 37 n/a 1 bed flats (2 18 54 50 100% person) 2 bed flats (3 38 63 61 100% person) Total 56 100%
9-11 Clarendon House, Church Street, Basingstoke No of units Average size National % meeting/ space exceeding standard space standard Studio flats 0 n/a 37 n/a 1 bed flats (2 10 54 50 90% person) 2 bed flats (3 2 59.6 61 0% person) Total 12 75%
25-27 Chailey Court, Winchester Road No of units Average size National % meeting/ space exceeding standard space standard Studio flats 0 37 n/a 1 bed flats (2 6 44 50 0% person) 2 bed flats (3 17 65 61 65% person) Total 23 48%
Peacock House, Old Basing No of units Average size National % meeting/ space exceeding standard space standard Studio flats 4 36 37 0 1 bed flats (2 8 28 50 0 person) 2 bed flats (3 12 56 61 0
28 of 33 Page 32 person) Total 24 0%
26 Winchester Street No of units Average size National % meeting/ space exceeding standard space standard Studio flats 37 1 bed flats (2 4 42 50 0 person) 2 bed flats (3 61 person) Total 4 0%
16-18 Winchester Road No of units Average size National % meeting/ space exceeding standard space standard Studio flats 37 1 bed flats (2 9 44 50 11% person) 2 bed flats (3 5 61 61 60% person) Total 14 29%
Cranbourne House No of units Average size National % meeting/ space exceeding standard space standard Studio flats 1 bed flats (2 35 46 50 11% person) 2 bed flats (3 person) Total 35 11%
Wolverton House, 15-16 London Street No of units Average size National % meeting/ space exceeding standard space standard Studio flats 37 1 bed flats (2 8 40 50 0 person) 2 bed flats (3 4 55 61 25% person) Total 12 8%
Page 33
29 of 33
Wolverton Court No of units Average size National % meeting/ space exceeding standard space standard Studio flats 37 1 bed flats (2 4 48 50 75% person) 2 bed flats (3 2 74 61 100% person) Total 6 83%
Upper Whitehill Farm No of units Average size National % meeting/ space exceeding standard space standard Studio flats 37 1 bed flats (2 1 41 50 0 person) 2 bed flats (3 1 62 61 100% person) Total 2 50%
19 New Road No of units Average size National % meeting/ space exceeding standard space standard Studio flats 37 1 bed flats (2 0 50 person) 2 bed flats (3 2 82 61 100% person) Total 2 50%
Under Construction at 1 April 2017
Churchill Plaza No of units Average size National % meeting/ space exceeding standard space standard Studio flats 53 30 37 22% 1 bed flats (2 207 45 50 12% person) 2 bed flats (3 23 63 61 74% person)
Page 34
30 of 33 Total 28317 18%
Fairfield House No of units Average size National % meeting/ space exceeding standard space standard Studio flats 5 33 37 0 1 bed flats (2 21 46 50 62% person) 2 bed flats (3 3 91 61 100% person) Total 29 55%
37-41 Wote Street (Sun Alliance House) No of units Average size National % meeting/ space exceeding standard space standard Studio flats 37 1 bed flats (2 20 46 50 40% person) 2 bed flats (3 16 65 61 62% person) Total 36 50%
17 Overall size of conversion in Churchill Plaza is 285 units. 283 units were granted prior approval. A further two units required planning permission. Page 35
31 of 33
APPENDIX 5: MAPS OF POTENTIAL AREAS FOR ARTICLE 4 DIRECTION
32 of 33 Page 36
Page 37
33 of 33 This page is intentionally left blank Agenda Item 7
Authority Monitoring Report for Planning, 2016/17
Cllr Ruffell, Cabinet Member for Planning and Infrastructure
Report to Economic Planning and Housing Committee Ward(s): All Key Decision: No Appendix 1: Basingstoke and Deane Authority Monitoring Report 2016/17 National Planning Policy Framework Papers relied on: Planning Practice Guidance
Foreword - Cllr Ruffell, Cabinet Member for Planning and Infrastructure
The Authority Monitoring Report (AMR) is a statutory requirement for Officers to complete. It is entirely appropriate for members of the Committee to ask for it to be discussed at Committee. It is very informative as to where we are as a Local Planning Authority which has recently adopted our Local Plan. It provides information about the effectiveness of the Plan’s policies. Although it will take time for the full effects of the new policies to be seen, the report indicates that the Plan is performing well and is providing the Borough with a strong and effective planning policy framework. It is early days for us to judge trends, but I would like our officers to distil our comments and remind us of them in 12 months' time to see whether they are becoming trends. I welcome comments about the report from the Committee and thank Officers for their hard work in its preparation.
Recommendation to Economic, Planning and Housing Committee:
It is recommended that:
. The contents of this report are noted. . Any views expressed by the Committee are reported to the Portfolio Holder for Planning and Infrastructure.
Background, corporate objectives and priorities
The considerations outlined in this report support the delivery of each of the Council Plan priorities - preparing for controlled and sustainable growth, improving residents’ quality of life and supporting those who need it. More directly, it supports the following priorities: Create jobs and opportunities by supporting new and existing businesses. Support the provision of quality homes, affordable to all through growth and regeneration; Create a vehicle for delivering long-term growth;
Page1 of 739
Invest in our infrastructure; Maintain and enhance our built and natural environment; and Promote strong communities.
Glossary of terms
Term Definition AMR Authority Monitoring Report ALP Adopted Local Plan LPA Local Planning Authority MHCLG Ministry of Housing, Communities and Local Government NPPF National Planning Policy Framework PPG Planning Practice Guidance
Main considerations
1 Executive Summary
1.1 The Authority Monitoring Report (AMR) was published in December 2017 and provides monitoring information and statistical data for the borough for the period from 1 April 2016 to the 31 March 2017. The purpose of the AMR is to monitor progress with the production of planning policy documents and consider the effectiveness of the council’s planning policies against relevant performance indicators. The document is published annually in accordance with the requirements set out in Section 34 of the Town and Country Planning (Local Planning) (England) Regulations 2012.
1.2 The council is in the healthy position of having a recently adopted Local Plan (May 2016) and the AMR particularly focuses upon the effectiveness of policies set out in the Plan. Only 36 per cent of local planning authorities can boast an up-to-date local plan against the National Planning Policy Framework. The council has also made notable progress in terms of neighbourhood planning, supporting and guiding local communities to shape development in their areas.
1.3 The report demonstrates that the Local Plan is providing a clear policy framework that is helping the council make consistent decisions and deliver sustainable development., The majority of the relevant targets have also either been met, partly met or are ongoing. Where targets are partly met or ongoing, this generally reflects the fact that the AMR monitors just the first year that the Plan has been in place. In terms of housing delivery, the council has a rising number of extant planning consents and is able to demonstrate a five year supply of deliverable housing sites. However, it is recognised that the rate of housing delivery is outside the control of the council and that further action needs to be taken at a national level to support increased delivery.
2 The Proposal
Page 40
2 of 7 2.1 This is the first AMR to review the effectiveness of the policies in the council’s adopted Local Plan (2011-2029). Whilst similar in nature, the format and structure of the document therefore varies from previous monitoring years as it is focused on the new policies.
2.2 The document includes a detailed executive summary that provides an overview of the findings of the document (pages 3-6) and a summary table that uses a ‘traffic light’ approach to highlight the Plan’s performance against a range of targets drawn from the Local Plan (pages 16-21). The detailed assessment of the policies (Sections 6-9) is broadly structured around the thematic chapters in the Local Plan and examines issues relating to the delivery of new homes (including affordable housing, gypsies and traveller accommodation and design quality), the natural environment (such as green infrastructure and water quality), economic development, and infrastructure delivery.
2.3 Future AMRs will also consider the effectiveness of policies in adopted neighbourhood plans. However, due to the recent adoption of these plans, they have not been included within this report.
3 Key issues for consideration
Page 41
3 of 7 3.1 The AMR shows that the Local Plan is generally performing well. A traffic light approach has been adopted to show where targets/indicators have been met (green), partly met or ongoing (amber) and not met (red). The 36 indicators in the AMR, which reflect those set out in the Local Plan itself, were assessed as follows:
12 performance indicators (33%) recorded as met. 21 performance indicators (58%) recorded as partly met or ongoing; 3 performance indicators (8%) recorded as not met (number of homes built, affordable housing completions and gypsy and traveller accommodation).
3.2 As set out above, 91% of the indicators set out in the AMR have either been met or partly met/on-going. Overall therefore, the policies of the Plan are working well and are proving to be effective in delivering the plan’s vision and objectives. Good progress has also been made regarding the delivery of planning policy documents which provide a suitable planning framework for the borough. Given that this is the first year of monitoring the new Plan, it is clear that longer term targets will not yet have been met. This ongoing position is reflected in a number of indicators/targets gaining a yellow score in the traffic light assessment set out in Section 5.
3.3 A wide range of issues are covered in the AMR and the key findings from all the topics are set out in the document’s executive summary. A summary of all the performance indicators and how they were assessed is set out in Section 5. The summary highlights the wide range of positive impacts that the Plan is having on the built and natural environment, contributing to the social, economic and environmental well-being of the area. This includes protecting areas from inappropriate development, retaining local facilities, strengthening the borough’s economy and meeting local needs.
3.4 It is clear however, that a small number of targets were not met in 2016/17. For the purposes of the Committee, the following sections provide further detail on these three specific targets.
Housing Delivery
3.5 During the monitoring year, 555 net new homes were built. This is the highest level of completions since 2011/12 but, as expected, falls short of the target of 850 units per annum. Delivery rates include an increased proportion of completions on greenfield land including on allocated sites, while 84 new homes were completed from PD conversions of offices to flats. The housing trajectory on page 26 of the AMR outlines future predicted housing delivery rates and illustrates that the target of 850 is due to be met from 2018 onwards.
3.6 Housing delivery is a complex issue and is dependent on a wide range of factors including the health of the housing market, the delivery of homes by the housebuilding industry and the availability of suitable sites. The Local Plan sets out the strategy for ensuring that future needs are met over the plan period and during 2016/17 many aspects of this strategy began to be implemented including a rising number of planning permissions granted and good progress being made on neighbourhood plans which have allocated suitable sites for
Page 42
4 of 7 development. However, lower level completions were experienced on a large number of sites across the borough in 2016/17 whilst the strategy’s focus on large greenfield sites has meant that delivery is expected to be lower in the initial years of the Plan.
3.7 The council is continuing to take a proactive approach to housing delivery and needs to take all the steps it can to ensure housing delivery remains on track. Cross departmental meetings take place regularly to discuss land supply matters and such meetings have been used to develop a housing action plan to support future housing delivery and help ensure that the 5 year supply is maintained.
3.8 The AMR (page 24) details the council’s housing land supply position and how it was calculated. This shows that the council can demonstrate 5.6 years of supply at 1 April 2017, applying a 20% buffer in line with national policy guidelines. Therefore, the council’s housing planning policies are currently considered to be up to date and Local Plan Policy SS4, which includes a requirement to review the Local Plan if a five year supply of deliverable sites cannot be demonstrated, is not triggered. It is also worth noting that the Government continues to consult on new guidelines which may affect the council’s housing land supply position.
3.9 In terms of affordable housing, the council was successful in securing suitable provision on development consents and also secured a policy-compliant amount of affordable housing on nine out of ten qualifying sites. Whilst only 135 new affordable homes were delivered (target of 300pa), this reflects a number of market and development factors including the overall number of housing completions over the year. Further information about affordable housing is set out on pages 41-44 of the AMR.
Gypsy and Traveller Accommodation
3.10 The council granted planning permission for one new gypsy and traveller pitch during the monitoring year. However, the AMR concludes that the council continues to be unable to demonstrate a five year supply of deliverable sites to meet needs. Therefore relevant applications will be considered against Policy CN5 of the Local Plan which enables pitches to be provided on unallocated sites where there is a proven need, subject to a range of criteria being met.
3.11 The Council is working towards establishing a demonstrable supply of sites to meet needs over the next 5 years. 5 pitches are required over the 5 year period to meet needs and it is expected that suitable provision will be made on the borough’s housing allocations, including on Manydown where a minimum of 5 pitches will be delivered. Further information about the borough’s pitch requirements and supply is set out on pages 50-51 of the AMR.
4 Options analysis
4.1 The council has a legal requirement to publish an AMR and the 2016/17 report was published in December 2017 alongside other relevant information including the Brownfield Land Register and Strategic Housing and Economic Land Availability Assessment (Part 1). Whilst much of the content of the AMR
Page 43
5 of 7 responds to requirements set out in national guidance, members may consider that there is other information that could suitably be included in future documents or that conclusions could be presented in a different way.
4.2 The committee may also consider that the AMR highlights particular issues or policies that require further consideration. However, it should be noted that the monitoring report focuses on the first year of the implementation of the current Local Plan and therefore the full effects of relevant policies may not have yet been seen.
4.3 The AMR highlights that although the council has adopted an ambitious Local Plan and there is an increasing number of extant consents, there are many factors outside the council’s control that influence housing delivery and threaten the council’s five year land supply. Some proposals to speed up delivery and address non-implementation are set out in ‘Fixing our broken housing market’ (Housing White Paper, February 2017). However, the Committee could consider recommending that the Portfolio Holder for Planning and Infrastructure writes to the Ministry of Housing, Communities and Local Government (MHCLG) to express concern about the rate that planning permissions are being implemented and to suggest that further action needs to be taken at national level to address this issue.
Corporate implications
5 Legal Implications
5.1 None.
6 Financial implications
6.1 There are no direct financial implications from the recommendations in this report.
7 Risk management
7.1 A risk assessment has been completed in accordance with the council’s risk management process and has identified no significant (Red or Amber) residual risks that cannot be fully minimised by existing or planned controls or additional procedures.
8 Equalities implications
8.1 There are no equalities implications from the recommendations in this report.
9 Consultation and communication
9.1 In accordance with the Regulations, the AMR was published on the council’s website in December 2017.The council has also informed people on the planning policy consultation database who have asked to be kept up to date about the publication of the AMR.
Page 44
6 of 7 10 HR implications
10.1 There are no HR implications arising from this report.
Conclusion
11 Summary and reason for the decision
11.1 The council has a statutory duty to publish an AMR annually. The AMR provides an opportunity to evaluate the effectiveness of the borough’s planning policy framework.
11.2 It is recommended that the contents of this report are noted and that any views expressed by the Committee are reported to the Portfolio Holder for Planning and Infrastructure, such that these can either be taken forward through specific actions or be taken into account in future AMRs.
12 The options considered and rejected
12.1 None
Date: 15 February 2018 Decision taken by: Economic, Planning and Housing Committee
Lead officer Matthew Evans Joanne Brombley – Planning Policy Manager [email protected] Ext. 2410 Report author Matt Melville – Principal Planning Policy Officer [email protected] Ext. 2464 Version Final Dated February 2018 Status Open It is considered that information contained within this report (and Confidentiality appendices) do not contain exempt information under the meaning of Schedule 12A of the Local Government Act 1972, as amended, and therefore can be made public.
Page 45
7 of 7 This page is intentionally left blank
Basingstoke and Deane Authority Monitoring Report 2016/17
Contents Executive Summary ...... 4 Section 1: Introduction ...... 8 Section 2: Key contextual characteristics of Basingstoke and Deane ...... 9 Section 3: Progress with planning documents (Local Development Scheme) ...... 11 Local plan...... 11 Neighbourhood development plans ...... 11 Supplementary planning documents ...... 12 Other evidence base and policy documents ...... 13 Progress with the Community Infrastructure Levy ...... 14 Section 4: Duty to cooperate ...... 16 Section 5: Monitoring against performance indicators ...... 17 Section 6: Housing ...... 23 6.1 Housing delivery ...... 23 Number of homes built ...... 23 Five year housing land supply position ...... 25 Delivery of Local Plan allocations ...... 28 Homes built on previously developed land ...... 30 Windfall sites ...... 31 Large Windfall ...... 32 Small Windfall ...... 32 Regeneration sites ...... 33 Density of residential development ...... 34 6.2 Location of new housing ...... 35 New homes in the countryside ...... 35 New homes around nuclear installations ...... 39 6.3 Type of housing delivered ...... 40 Market housing mix and type ...... 40 Affordable housing ...... 42 Housing for older people and people with support needs ...... 45
1 Page 47
Self-build and custom housebuilding ...... 47 Gypsy and traveller accommodation ...... 51 6.4 Housing delivery through neighbourhood planning ...... 52 6.5 Housing design quality ...... 57 Section 7: Environmental management and climate change ...... 59 7.1 Biodiversity, geodiversity and nature conservation ...... 59 New homes in strategic gaps ...... 59 Sites of Special Scientific Interest (SSSI) and Sites of Importance for Nature Conservation (SINC) ...... 60 Habitat enhancements ...... 60 Thames Basin Heaths Special Protection Area ...... 62 7.2 Green infrastructure ...... 63 7.3 Water quality ...... 65 7.4 Managing flood risk ...... 66 7.5 Sustainable energy and water use ...... 67 7.6 Air quality ...... 68 7.7 Historic environment ...... 69 Section 8: Economic development ...... 69 8.1 Employment land ...... 70 Change in amount of employment floorspace ...... 70 Employment land availability ...... 72 8.2 Job creation ...... 73 8.3 Basing View ...... 74 8.4 Retail ...... 75 8.5 Rural economy ...... 77 8.6 Leisure and tourism ...... 78 Section 9: Infrastructure ...... 79 9.1 Facilities and services ...... 79 9.2 Delivery of new infrastructure ...... 81 Transport ...... 82 Education...... 82 Sports ...... 83 Community facilities ...... 83 Public open space and play ...... 83 Further information ...... 84
2 Page 48
Appendices ...... 85 Appendix 1: Progress with Neighbourhood Planning (at 1 April 2017) ...... 85 Appendix 2: Adopted Local Plan policies ...... 86 Appendix 3: Land Supply Position 2016/17 (Base date of 1 April 2017 but commentary updated to September 2017) ...... 88 Appendix 4: Water Quality ...... 114
3 Page 49
Executive Summary
This Authority Monitoring Report (AMR) provides monitoring information and statistical data for the borough of Basingstoke and Deane for the period from 1 April 2016 – 31 March 2017. The report also includes cross references to previous years for comparison purposes and more up to date information where relevant. Summary of key findings A summary of the headline outcomes of the 2016/17 Authority Monitoring Report is outlined below:
Progress with planning documents The Basingstoke and Deane Local Plan (2011 – 2029) was adopted in May 2016. The adopted Local Plan (ALP) sets the planning policy framework for the borough up to 2029.
Neighbourhood Development Plans were made for the parishes of Oakley and Deane (May 2016), Overton (July 2016) and Bramley (March 2017). These neighbourhood plans now form part of the development plan and will inform planning decisions in those parishes. The impacts of these plans and policies will be monitored in future AMRs. Progress continues to be made on other neighbourhood plans across the borough.
The Manydown Development Brief was adopted as a Supplementary Planning Document in December 2016. The purpose of this document is to guide future development on the Local Plan’s largest site allocation.
Duty to Cooperate The council has continued to work and engage with various local planning authorities and prescribed bodies during the course of the monitoring year.
Housing The net number of new homes delivered in the period was 555 (with 583 gross completions). This is an increase from the previous two monitoring years, but continues the trend of relatively low completion rates compared to the Local Plan target of 850 homes per year.
Delivery rates include an increased proportion of completions on greenfield land, including on sites that were allocated in the 1996-2011 Local Plan and the adopted 2011-2029 Local Plan. This includes sites such as Merton Rise (allocation in the 1996-2011 Local Plan), North of Marnel Park (Policy SS3.4 of the ALP), Kennel Farm (Policy SS3.2 of the ALP), and Razors Farm (Policy SS3.3 of the ALP).
42% of gross completions were built on previously developed land. This is a decrease from the previous monitoring year and reflects a relative reduction in completions from office to residential conversions under permitted development rights as well as increased delivery on greenfield sites.
4 Page 50
The borough continues to have high rates of delivery from windfall sites. 71 dwellings were completed on small windfall sites (excluding garden land), a figure in excess of the small site windfall allowance of 50 dwellings per annum accepted by the Local Plan Inspector and reflected in the Local Plan.
Of the gross market dwellings delivered, 303 were houses and 134 were flats. Almost two-thirds of the flats were delivered from office to residential permitted development schemes. The completions included a mix of unit sizes, with 57% of the units having two or three bedrooms.
135 net (136 gross) affordable units were delivered during the monitoring year. Although this is less than the target of 300 completions per annum, this reflects a number of market and development factors that are outside the control of the council and providers, and is, in part, a consequence of phasing on the borough’s largest development sites. However, the council has been successful in securing affordable housing on development consents and secured a policy-compliant amount of affordable housing on nine out of ten qualifying sites.
Planning permission was granted for 980 net (1027 gross) new homes over the qualifying year, including large applications at Churchill Plaza and the Aldermaston triangle site. There are now extant consents for more than 5500 new homes.
Limited new residential development (16 net new dwellings) was allowed within the off-site emergency planning area around Aldermaston Weapons Establishment.
As of 30 October 2016 (base period 1 for self-build registers, as defined by Housing and Planning Act 2016), there were 119 individuals on the council’s self-build register. The council therefore has a duty to grant development permission for 119 serviced plots by 30 October 2019. The report identifies a pipeline of opportunities for self-build and custom-build housing that can meet these needs.
One gypsy and traveller pitch was approved during the monitoring year. However, the council is unable to demonstrate a five year supply of pitches for gypsies and travellers.
Local communities continue to make progress with meeting the housing delivery requirements in smaller settlements, as set out in Local Plan Policy SS5. Three neighbourhood plans were made over the monitoring year, all of which met their local housing requirement. Of the 18 settlements named in the policy, 11 have now met their policy requirement. The council is working proactively with neighbourhood plan groups to provide advice and assistance where required.
In terms of design standards, 305 new homes on six sites qualified for the building for life scheme. Of these, 62% were rated as ‘good’, 14% as ‘average’ and 24% as ‘poor’. Those that were rated ‘poor’ were permitted development schemes where the council was unable to influence relevant issues.
The council can demonstrate a 5.6 years’ housing land supply at 1 April 2017, applying a 20% buffer. Therefore ALP Policy SS4, which includes a requirement to
5 Page 51
review the Local Plan if a 5 year supply of deliverable sites cannot be demonstrated, is not triggered.
Environmental Management and Climate Change New housing was allowed on two sites within strategic gaps, as defined in the ALP under Policy EM2. However, the council resolved to approve these sites early in the monitoring year, prior to the adoption of the Local Plan in May (and prior to the strategic gaps being allocated).
No applications were granted on land within Sites of Specific Scientific Interest (SSSI) or Sites of Importance for Nature Conservation (SINC) which are protected under ALP Policy EM4. Habitat enhancements were secured as part of 15 planning applications to create or restore habitats and to achieve a net gain in biodiversity.
No dwellings were completed within 5km or 7km of the Thames Basin Heath Special Protection Area (SPA). No new homes were approved within 5km of the SPA, and no large developments (requiring mitigations) were approved within the 5-7km zone.
Five planning applications were approved on land forming part of the green infrastructure network. The proposals either enhanced the use of that open space, or were otherwise found to be acceptable when assessed against Local Plan Policy EM5.
No planning applications were granted permission contrary to advice from the Environment Agency. Two planning applications were approved in flood zones 2 and 3 (areas at greatest risk of flooding) but both applications were able to demonstrate that no additional risk would arise as a result of the development, and were therefore compliant with ALP Policy EM7.
The council continues to work closely with the Environment Agency to monitor water quality in the borough. Between 2015 and 2016, the overall Water Framework Directive classification improved in part of the Loddon in Basingstoke (Basingstoke to River Lyde confluence to Hartley Wespall) and Silchester Brook (due to an improvement in its overall ecological classification). There was no deterioration in the overall classification of any of the water bodies.
Economic Development 3,472 m2 of gross employment floorspace was completed during the monitoring year. However, there was a net reduction in floorspace due to the conversion of Churchill Plaza from offices to flats and the redevelopment of the former Macmillan site in Houndmills (which will be replaced by new B2/B8 floorspace in a future monitoring period).
Approximately 29 hectares of employment land was available at 1 April 2017. This is a decrease of 20% from the previous monitoring year, principally due to permissions for employment uses being implemented and the loss of land to housing at the Aurum site in Chineham.
6 Page 52
Provisional Business Register and Employment Survey (BRES) data indicates that 300 net new jobs were created during the monitoring year (based upon a three year rolling average). This falls short of the annual job creation target in the Local Plan of 450-700. However, due to the volatility of the dataset and a change in methodology over the last year, a more robust approach is to review longer-term trends in employment growth in the future.
Within Basing View, one new office building was granted planning permission and two further applications were granted for the refurbishment of offices, in line with the overall aims of ALP Policy SS8 to regenerate Basing View as a 21st Century business location.
447 m2 of new retail floorspace was developed. Four planning applications were granted for the loss of retail floorspace in Basingstoke town centre, but these met the policy requirements of ALP Policy EP3.
Infrastructure Eleven planning applications were granted that resulted in new or enhanced community facilities and local services, including proposals for additional sports facilities at Down Grange. Four of these were changes of use from offices. Two applications were approved for the loss of essential facilities or services and these met the requirements of ALP policy CN7/CN8.
Infrastructure delivered over the monitoring year included three major transport schemes, the expansion of Marnel Infant and Junior School, and various sports and community facilities, including public open space and play areas, in line with the Infrastructure Delivery Plan and the overall strategy and relevant policies of the ALP.
7 Page 53
Section 1: Introduction
1.1 The Authority Monitoring Report (AMR) covers the period from 1 April 2016 until 31 March 2017.
1.2 The purpose of the AMR is to monitor progress with the council’s Local Development Documents (as set out in the Local Development Scheme (LDS)) and to monitor the effectiveness of the council’s planning policies. The contents of this document meet the requirements set out in Section 34 of the Town and Country Planning (Local Planning) (England) Regulations 2012.
1.3 The AMR therefore reports on progress with the preparation of planning documents (including neighbourhood plans and the Community Infrastructure Levy (CIL)), and how the council is meeting the duty to cooperate.
1.4 The document reviews the effectiveness of the policies in the Local Plan 2011-2029, which was adopted in May 2016. It also reports on developments completed over the monitoring period, although the majority of these were given planning permission under the council’s former Local Plan (Basingstoke and Deane Borough Local Plan Review 1996-2011). The data provided in this report will help the council to assess the effectiveness and continuing relevance of its plans and, if necessary, to trigger alterations to the plans and policies to reflect changing circumstances.
1.5 Where possible, performance has been assessed against indicators and targets in the Local Plan or other council strategies, and where relevant it has been compared to previous years.
8 Page 54
Section 2: Key contextual characteristics of Basingstoke and Deane
Spatial characteristics of the borough 2.1 Basingstoke and Deane borough covers an area of over 63,000 hectares (245 square miles), and comprises the town of Basingstoke and extensive areas of predominantly rural land. Basingstoke is by far the largest settlement in the borough with a population of approximately 114,4001. The second largest settlement in the borough is Tadley on the northern borough boundary, with a population of approximately 16,6002. There are also a number of small towns and larger villages including Whitchurch, Oakley, Overton, Bramley and Kingsclere.
2.2 Almost 75% (47,500 hectares) of the borough is covered by agricultural land or other land in non-wooded greenfield use and a further 15% of the borough is covered by woodland or forest. Much of the western part of the borough falls within the North Wessex Downs Area of Outstanding Natural Beauty.
Population 2.3 The latest official estimate of the borough’s total population stands at approximately 174,5903.
2.4 Compared to the South East of England and the national average, the borough has a relatively young population, with a higher proportion of young and middle aged residents, and a lower proportion of pensioners4. The borough’s population profile has aged in recent years and this trend will continue into the future. In 2014, 16.2% of the population was aged 65 or over. By 2039, this is projected to increase to 24.9%5.
Dwellings and households 2.5 In 2016, it was estimated that there were 73,360 dwellings in the borough. The council’s Local Plan (2011-2029) sets a target of delivering 850 net new dwellings per annum to meet the borough’s housing needs.
Housing affordability prices and rents 2.6 Basingstoke and Deane remains one of the most affordable local authority areas in north Hampshire and Berkshire (neighbouring authorities), although housing still remains unaffordable to many.
2.7 The average house price in Basingstoke and Deane was £285,000 from April 2016 to March 2017. This average has increased by £25,000 from the previous monitoring year although the rate of increase is comparable to other local authorities in the South East.
2.8 Within Basingstoke and Deane, the lower quartile house price to lower quartile earnings ratio was 9.22 in 2016, the third lowest figure in Hampshire (behind Gosport and Havant). The median house price to earnings ratio was 8.08, the second lowest
1 ONS, Mid Year Estimate 2016 2 2011 Census, Baughurst, Pamber and Tadley parishes. 3 ONS, Mid Year Estimate 2016 4 ONS, Mid Year Estimate 2015 5 ONS, Sub-national Population Projection, 2014
9 Page 55
figure in Hampshire (behind Gosport). This shows that Basingstoke and Deane is relatively more affordable than other locations in Hampshire.
2.9 The median monthly private rental value for a two-bedroom property in the borough was £850, with a lower quartile of £795 and upper quartile of £9256. The median and upper quartile private rental values were below the average for the South East (£875 and £1,045), but higher than the lower quartile value (£750).
Education and Skills 2.10 The borough has 16 infant schools, 15 junior schools, 27 primary schools and 10 secondary schools, as well as two further education colleges. The borough has a well- qualified workforce and the 2011 census showed that 30.5% of the population aged 16 and over (40, 793) were educated to degree level or equivalent. This compares to 29.9% in the South East and 27.4% in England. There were also fewer people in the borough with no formal qualifications (17.3%), compared to the South East (19.1%) and England (22.5%). Basingstoke and Deane has a highly skilled workforce and in 2016/17, 1,290 apprenticeships were started7.
Economy 2.11 86.5% of the borough’s working age population (aged 16-64) is economically active. This remains consistently higher than the South East average (81%) and England average (78.1%)8.
2.12 Unemployment in the borough is low at around 2.7%. This is consistently lower than average rates for the South East (3.5%) and England (4.6%)9.
Health 2.13 At the time of the 2011 Census, 50.7% of the population described their health as ‘very good’, which is slightly above the Hampshire average (49.1%).
6 April 2016 to March 2017 7 https://www.gov.uk/government/statistics/further-education-and-skills-october-2017 8 ONS, Annual Population Survey, July 2016-June 2017. Economically active refers to people aged 16-64 who are either in employment or unemployed. 9 ONS, Model based estimates of unemployment, July 2016 – June 2017.
10 Page 56
Section 3: Progress with planning documents (Local Development Scheme)
Target
To meet timescales for the preparation of documents as set out in the Local Development Scheme and published timetables.
Relevant policies n/a
Outcome and key findings as of April 1 2017
The Basingstoke and Deane Borough Local Plan (2011-2029) was adopted in May 2016. Neighbourhood Plans were made for the parishes of Oakley and Deane (May 2016); Overton (July 2016); and Bramley (March 2017). The Manydown Supplementary Planning Document was adopted in December 2016.
3.1 The Local Development Scheme (LDS) provides a project plan identifying which planning policy documents the council intends to produce and when. The last LDS was published in September 2014 and is available to download from the council’s website10. Due to the changing nature of planning policy, further updates to the work program are provided on the council’s website. Local plan 3.2 The Basingstoke and Deane Local Plan 2011-2029 was adopted in May 2016, replacing the Basingstoke and Deane Borough Local Plan Review 1996-2011. The document sets out the council’s vision and strategy for the borough up to 2029, and contains allocations and polices to guide the determination of planning applications.
Neighbourhood development plans 3.3 Neighbourhood planning enables local communities to decide the future of the places where they live and work and to have more say in where new development should go. Neighbourhood development plans may allocate sites for development and include more detailed development management policies, for example to define how new development should look.
3.4 During the monitoring period three plans were ‘made’ in the borough:
10 https://www.basingstoke.gov.uk/LDS
11 Page 57
Table 3.1: Made Neighbourhood Development Plans within the monitoring period Neighbourhood Plan Area Date of referendum Date ‘made’
Oakley and Deane 17 March 2016 26 May 2016
Overton 23 June 2016 21 July 2016
Bramley 9 February 2017 30 March 2017
3.5 These plans are now being used alongside the Local Plan when determining development proposals in the relevant neighbourhood plan area. Due to the recent date of the adoption of these plans, the policies contained within them have not been monitored in this AMR (2016/17). However, the council will work with the relevant local communities in monitoring the effectiveness of these Plans and this will be reflected in future AMRs.
3.6 As of 1 April 2017, thirteen neighbourhood areas had been designated in the borough. A map showing the progress of neighbourhood plans in different parts of the borough as of 1 April 2017 is attached as Appendix 1.
3.7 Since 1 April 2017 (and prior to the publication of this document), two further neighbourhood plans have been made: Sherborne St John Neighbourhood Plan (May 2017) Whitchurch Neighbourhood Plan (October 2017)
3.8 Full details of the progress with all the neighbourhood plans across the borough can be found on the council’s website at: https://www.basingstoke.gov.uk/neighbourhoodplansprogress
Supplementary planning documents 3.9 A full review of the borough’s supplementary planning guidance was undertaken during the monitoring year, following the adoption of the Local Plan. Such documents will support the policy framework established by the new plan. A number of the policies require additional guidance to ensure suitable implementation, including site specific development briefs for relevant greenfield allocations, in line with Policy SS3.
3.10 Within the monitoring period, the Manydown Development Brief SPD, which sets out development principles in relation to the site allocation in Local Plan Policy SS3.10 (Manydown) was adopted (December 2016).
3.11 Since April 2017 (and prior to the publication of this document), the council has also adopted the East of Basingstoke and Redlands Development Brief SPD, which sets out development principles in relation to these two Local Plan site allocations (Local Plan policies SS3.7 and SS3.9, adopted July 2017).
3.12 The council is also progressing a range of other SPDs to support the implementation of the Local Plan, as set out below:
Table 3.2: Proposed SPDs and other planning guidance
12 Page 58
Name of document Summary of content Timeline
Section 106 Sets out the scope and scale of planning Consultation took Planning Obligations obligations following the introduction of the place May – June and Community Community Infrastructure Levy. 2017. Adoption Infrastructure expected alongside CIL in 2018.
Housing SPD A new SPD to support the housing policies of Consultation the ALP including such issues as affordable expected in February housing, starter homes, housing mix, self- 2018 with adoption in build requirements and housing for the Spring 2018. elderly.
Parking SPD Update and consolidation of existing Consultation guidance including residential and non- expected in February residential car parking standards for cars, 2018 with adoption in motorcycles and bicycles. Spring 2018.
Design and Update of adopted SPD (2008 and 2012), to Consultation Sustainability SPD provide up to date guidance that ensures that expected in February design and sustainability are fully considered 2018 with adoption in in new developments. Summer 2018.
Landscape and Update of adopted SPD (2008) to provide up Consultation Biodiversity SPD to date guidance on natural environment expected in Spring topics including landscape, biodiversity and 2018 with adoption in trees and reflect new legislation and best Summer 2018. practice.
Historic Environment Update and consolidation of current suite of Consultation SPD historic environment related SPDs and expected in Summer guidance 2018 with adoption in Autumn 2018.
Basingstoke Golf Will set out development principles in relation Consultation and Course to Local Plan site allocation SS3.11. adoption in 2019. Development Brief SPD
Cufaude Farm Will set out development principles in relation Consultation and Development Brief to Local Plan site allocation SS3.8. adoption in 2019. SPD
Other evidence base and policy documents
3.13 The council has also produced or commissioned a number of other planning policy related documents in line with relevant regulations and in order to maintain an up to
13 Page 59
date and relevant evidence base. These are outlined below. The council is also in the process of reviewing and updating its conservation area appraisals. Further detail about this process is set out in Section 7.7 of this document.
Table 3.3: Other planning policy documents Name of document Summary of content Timeline
Gypsy and Traveller To identify the need for gypsy, traveller and Completed 2017/18. Accommodation travelling showpeople in accordance with Assessment Planning Policy for Traveller Sites (2015)
Brownfield Land To provide up-to-date information on National requirement Register (part 1) brownfield land which is suitable for housing, to publish Part 1 by as required by the Town and Country 31 December. Planning (Brownfield Land Register) Regulations 2017 and the Town and Country Planning (Permission in Principle) Order 2017
Statement of To set out how the council will consult and Due to be completed Community engage stakeholders on planning 2017/18. Involvement applications and new planning policy documents.
Economic Needs To review the council’s need for different Due to be completed Assessment types of employment land over the Plan 2017/18. period.
Strategic Housing To review the availability, suitability and Due to be published and Economic Land achievability of land for housing and in early 2018. Availability economic development. Assessment
Progress with the Community Infrastructure Levy 3.14 The Community Infrastructure Levy (CIL) Regulations 2010 (as amended) enable local authorities to raise funding for infrastructure by levying a charge on new development within their area. The money raised can be used to fund a wide range of infrastructure such as transport, schools, health and social care facilities, parks, green spaces and leisure facilities.
3.15 The levy is charged in pounds per square metre on the net increase in floorspace. Development will be liable for the community infrastructure levy if it involves: a new build of at least 100 sq. m. gross internal area floorspace; or the creation of one dwelling (even when that is below 100 sqm). Different rates can be set for different types, scales and locations of development, provided there is appropriate viability evidence for doing so. Further information about the council’s proposed CIL rates are set out here: www.basingstoke.gov.uk/CIL
3.16 Between 8 August 2016 and 26 September 2016, the council published a draft charging schedule for consultation. This was a revision of the previous schedule published in 2014.
14 Page 60
3.17 CIL is anticipated to progress towards adoption in line with the timescales set out below:
Table 3.4: Proposed timetable for the Community Infrastructure Levy Stage Anticipated Timescale
Examination Hearings Winter 2017/18
Inspector’s Report Spring 2018
Anticipated adoption Spring 2018
Commence charging CIL Early Summer 2018
15 Page 61
Section 4: Duty to cooperate
4.1 The Local Planning Authority is required to co-operate with other local planning authorities and prescribed bodies in relation to strategic matters. The Planning & Compulsory Purchase Act S33A (4) (a) (as amended by the Localism 2011 Act) defines a strategic matter as ‘sustainable development or use of land that has or would have a significant impact on at least two planning areas…’ This includes the provision of strategic infrastructure.
4.2 The duty requires: Councils and public bodies to ‘engage constructively, actively and on an ongoing basis’ to develop strategic policy; Councils to set out planning policies to address such issues; and Councils to consider joint approaches to plan making.
4.3 In line with the regulations, the council has formally consulted the prescribed organisations during consultation periods on emerging planning documents. The council has also consulted relevant bodies informally in the development of its policies and approach.
Summary of key duty to cooperate actions and outcomes
Ongoing input into neighbouring local authorities’ plans and their evidence base to ensure appropriate cross-boundary considerations of strategic matters (relating to issues such as housing supply and employment land); Engagement with neighbouring local authorities about the provision of gypsy and traveller accommodation, including to inform the development of the council’s Gypsy and Traveller Needs Assessment; Engagement with Enterprise M3 Local Economic Partnership and neighbouring local authorities in relation to the council’s Economic Needs Assessment; Work with the Environment Agency, the water companies, and other bodies about the quality of the borough’s water environment; Ongoing engagement with the Health and Safety Executive and the Off-Site Emergency Planning Group in relation to the Atomic Weapons Establishment (AWE) at Aldermaston and Burghfield; Joint working on biodiversity and green infrastructure matters with interested parties including Natural England; the Environment Agency, the North Wessex Downs AONB group; and local interest groups. Meetings about the protection of the Thames Basin Heaths Special Protection Area with other affected local authorities and Natural England; Ongoing meetings with Hampshire County Council as the Local Education Authority; and Ongoing meetings with the Hampshire County Council and Highways England on strategic transport matters.
16 Page 62
Section 5: Monitoring against performance indicators
5.1 This section assesses the extent to which the objectives of the Basingstoke and Deane Borough Local Plan 2011-2029 are being achieved. This builds upon the monitoring targets set out in the ALP and summarises the assessments in the subsequent sections. All of the ALP policies are listed in Appendix 2.
5.2 A traffic light approach has been used below to show where the target has been met (green); partly met or ongoing (amber); and not met (red). Where indicators do not have specific targets, judgements have been made in light of relevant factors. In such cases, an amber score has often been used to reflect the more general nature on the indicators. Table 5.1: Performance Indicators and Targets Policy Indicator Target Performance at 1 April 2017
Housing
Number of homes built 850 net new dwellings per 555 net new homes were built annum. in the borough.
Housing Land Supply To maintain a five-year The council is able to supply of housing on demonstrate 5.6 years’ housing
deliverable sites land supply.
% homes built on To make effective use of land 42% of gross new homes were previously developed by reusing land that has been built on previously developed land previously developed land. Development density was principally influenced by site
character.
Windfall sites To deliver 50 units a year on 71 dwellings were delivered on qualifying small windfall sites. small site windfall.
Regeneration To deliver 200 net additional The regeneration scheme at dwellings through Freemantle and Taverner was regeneration up to 2029. completed. The council is working proactively with partners to identify other regeneration opportunities.
Density of residential To make efficient use of land 228 dwellings were built at a development whilst responding to local density exceeding 30 dwellings context. per hectare. Density of development responded to local context.
New homes permitted To only allow development in 123 net dwellings were in the countryside the countryside in exceptional consented in the countryside circumstances, as set out in since the adoption of the new
17 Page 63
Local Plan Policy SS6. Local Plan. All relevant planning appeals were dismissed when refusals related to the principle of development in the countryside.
New homes near To only allow development 16 net new homes were nuclear installations within the off-site emergency granted consent within the off- planning area where the Off site emergency planning area. Site Nuclear Emergency Plan One planning application was can accommodate the needs granted permission contrary to of the population in the event advice from the Office of of an emergency. Nuclear Regulation.
Housing mix To provide new housing Development provided a mix of which incorporates a mix of dwelling sizes including a tenure, size, and type to meet significant proportion of two and the borough’s needs and three bedroom dwellings (57%). enable accommodation for all.
Affordable housing To deliver 300 (net) new 136 gross affordable units were completions affordable homes per annum delivered.
Affordable housing To secure 40% affordable Up to 231 affordable units were consents housing on relevant sites. secured through planning consents. This was equivalent to 38% on qualifying sites. 40% affordable housing was secured on 9 out of 10 eligible planning applications.
Housing for older Where there is an unmet The delivery requirement of people and people with need in the local area, large- Policy CN4 was not tested support needs scale residential during the monitoring period as developments (of 200 or no relevant applications were more homes) should approved. incorporate specially designed housing/specialist accommodation for older people and people with support needs.
Self-build and custom To grant sufficient 119 people joined the council’s housebuilding development permissions to self-build register between 23 meet the demand for self- March – 31 October 2016. build and custom housebuilding in the borough. 0 serviced plots of land for self- build and custom housebuilding
18 Page 64
were granted planning permission from the date that the register was started to the end of the monitoring year (23 March 2016 – 1 April 2017). However, there is a pipeline of opportunities for self-build housing that can meet the needs shown on the register. Gypsy and traveller To make provision to meet 1 pitch was provided in the accommodation the accommodation needs of borough during the monitoring Gypsies, Travellers and period. The council cannot
Travelling Showpeople, as demonstrate a five year supply indicated in the most recent of deliverable sites. Gypsy and Traveller Needs Assessment.
Housing delivery To deliver new homes in the Of the five largest settlements through neighbourhood borough’s smaller named in Policy SS5, three had planning settlements, in line with the made neighbourhood plans in the monitoring period (Bramley, requirements of Local Plan Oakley, and Overton), all of Policy SS5. which met their local housing requirement. Of the 18 settlements named in the policy, 11 have now met their policy requirement. Design of housing The majority of large 62% of the completed dwellings monitored through developments (by unit have been rated as ‘good’, 14% building for life number) will be of a high- as ‘average’ and 24% as ‘poor’. assessments quality, and based upon a robust design-led approach.
Environmental Management and Climate Change
New homes in strategic To only allow development in Two planning applications gaps strategic gaps in the approved in the strategic gap exceptional circumstances, but resolution to approve was made prior to the adoption of set out in Local Plan Policy the Local Plan. EM2.
SSSIs and SINCS To not permit development No planning applications that would cause harm to approved within SSSIs or SSSIs and SINCs in SINCs.
accordance with Local Plan Policy EM4.
Habitat enhancements To secure opportunities for Habitat enhancement schemes biodiversity enhancement were secured by condition on where possible 15 planning consents.
19 Page 65
Thames Basin Heaths To provide appropriate No dwellings were approved Special Protection Area mitigation for developments within 5km of the SPA. (SPA) within 5km or 7km of the No large developments (>50 dwellings) for which mitigation Thames Basin Heaths would have been required were Special Protection Area in approved 5-7km from the SPA. accordance with Policy EM3.
Green Infrastructure To protect and enhance the Five planning applications were quality and extent of public approved on land within the open space. green infrastructure network. The proposals were either directly related to the principal use of that open space or found to be acceptable when assessed against Local Plan Policy EM5.
Water quality To work in partnership to Environment Agency monitoring protect, manage and improve does not indicate a deterioration the water quality of the in the Water Framework borough’s water environment, Directive band classification of particularly with regards to the borough’s water bodies. the requirements of the Water Framework Directive (WFD).
Managing Flood Risk Development within areas of No planning applications were flood risk from will only be granted permission contrary to permitted if it is demonstrated advice from the Environment to be appropriate in that Agency. Two applications location. approved in flood zones 2 and 3, however both applications demonstrated that no additional risk would arise as a result of the development and were policy compliant.
Commercial renewable/ To encourage commercial No planning applications were low carbon energy generation of energy from approved for commercial generation renewable and low carbon renewable energy generation. resources unless there are adverse environmental, economic or social impacts.
Air quality To ensure development is not No new Air Quality detrimental to quality of life Management Areas were and does not, pose an declared within the borough. unacceptable risk to health or the natural environment.
20 Page 66
Historic Environment To ensure development 3 conservation areas (and their conserves or enhances the appraisals) were under review quality of the borough’s during the monitoring year. heritage assets in a manner appropriate to their significance.
Economic Development
Employment land To secure sufficient There was a net loss of employment land to meet the 23,249m2 of employment borough’s need. floorspace.
There is approximately 29ha of available employment land in the borough. A reduction of approximately 7 hectares from 2015/16.
Job creation The Local Plan will aim to The provisional BRES data (for support the creation of 2016) indicates that 300 net between 450-700 (net) jobs new jobs were provided in the per annum. borough during the monitoring year.
Basing View Basing View will be protected Planning permission was as a high quality employment granted for a new office site for employment use (B1 building. Two applications were class), as well as containing granted for refurbishment on a mix of town centre uses Basing View. and residential (300 units).
Retail To support the vitality and 447m2 of retail floorspace was viability of centres. developed over the monitoring
period.
Rural Economy Development proposals for 9 planning applications were economic uses in the permitted. countryside will be permitted where they accord with policy EP4.
Leisure and Tourism New and improved leisure No planning applications were facilities will be permitted at submitted on the Leisure Park. Basingstoke Leisure Park where there is no significant adverse impact on existing town or district centres within Basingstoke.
21 Page 67
Infrastructure
Facilities and services To protect, provide and 7 planning applications granted improve facilities and that resulted in additional or services where they are improved facilities and services 2 planning applications granted required. for the loss of essential facilities and services. Delivery of new To provide and contribute New transport, education, infrastructure towards the provision of community and green additional services, facilities infrastructure was delivered and infrastructure. across the borough.
22 Page 68
Section 6: Housing
6.1 Housing delivery 6.1 In accordance with the Town and Country Planning (Local Planning) (England) Regulations 2012, councils are required to report on the housing delivery that has taken place during the past monitoring year. The monitoring of housing delivery in the borough is undertaken in partnership with Hampshire County Council, in order to ensure that monitoring is consistent and robust across the county.
Number of homes built Target
To deliver 850 net new dwellings per annum Relevant policies
Local Plan Policy SS1 (Scale and Distribution of New Housing) Outcome and key findings
555 net additional dwellings (583 gross) were completed during the monitoring year.
6.2 A total of 555 net homes were delivered in the borough during the monitoring year (583 gross). This figure represents the highest level of completions over the last five years but falls below the Local Plan target of 850 dwellings per annum. Figure 6.1: Net additional new dwellings between the Local Plan period starting from 2004/05 and 2016/17 1600 1418 1400 1302 1226 1200
Adopted Local Plan Period 1000 924 886 805 800 728 693
600 531 555 471 424 400 303
200
0
23 Page 69
6.3 Of the new homes, 464 (gross and net) dwellings were delivered on large sites (of 10 dwellings or more), with the greatest number of completions delivered on the land north of Marnel Park (82 dwellings).
Table 6.1: The most significant sites for housing delivery in 2016/17
Housing Site Site type Completions
North of Marnel Park Greenfield site 82
Merton Rise Greenfield site 60
Freemantle and Taverner Redevelopment 52
Kempshott Park Previously-developed land 48
Cranbourne House PD office conversion 35
Kennel Farm Greenfield site 30
Minchens Lane, Bramley Greenfield site 27
Verum House PD office conversion 23
Harwood Paddock, Woolton Hill Greenfield site 23
6.4 As shown above, greenfield sites made a significant contribution towards housing delivery in 2016/17. In addition to the continuing delivery at Merton Rise (allocated by the Local Plan 1996-2011), homes were delivered on Local Plan allocations at Land north of Marnel Park (Local Plan Policy SS3.4), Kennel Farm (Local Plan Policy SS3.2) and Razors Farm (Local Plan Policy SS3.3). Homes continued to be delivered at Harwood Paddock (in Woolton Hill) and the first dwellings were delivered on the greenfield site at Minchens Lane, Bramley (with permission for 200 dwellings).
6.5 Office to residential conversions under permitted development rights contributed 84 new homes (15% of net completions), including 35 units at Cranbourne House (Bessemer Road, Basingstoke) and 23 at Verum House (New Street, Basingstoke). As shown in Table 6.2, these continue to make a significant contribution to the borough’s recent housing completion figures. Table 6.2 Homes delivered from office to residential conversions under permitted development (since permitted development rights introduced in 2013). Year No of schemes New dwellings % of total housing completed delivered delivery (net)
2013/14 0 0 0
2014/15 0 0 0
2015/16 8 203 44%
2016/17 9 84 15%
Total 17 287 -
24 Page 70
6.6 119 gross (and 91 net) new dwellings were delivered on small sites (of less than 10 dwellings). 35 of these homes were located in Basingstoke, with the remaining dwellings completed across the borough.
Five year housing land supply position Target
To maintain a five-year supply of housing on deliverable sites Relevant policies
Local Plan Policy SS4 (Ensuring a supply of deliverable sites) Outcome and key findings
A housing land supply of 5.6 years can be demonstrated.
6.7 National planning policy currently requires Local Planning Authorities (LPA) to actively manage their housing land supply, and demonstrate that they can identify a supply of specific deliverable sites for the first five years, and a supply of specific developable sites or broad locations for growth for the next ten years and where possible for 15 years.
6.8 The ALP (2011-2029) sets out the strategy for meeting the borough’s identified housing need in full over the plan period. As such, it makes provision to deliver 15,300 dwellings over an 18 year period, or 850 dwellings per annum.
6.9 The annual local housing requirement of 850 dwellings equates to a five year housing requirement of 4,250 units. To date, within the Local Plan period (2011-2029) a total of 2,977 homes have been completed (693 in 2011/12, 303 in 2012/13, 531 in 2013/14, 424 in 2014/15, 471 in 2015/16 and 555 in 2016/17). Over the plan period this amounts to a shortfall of 2,123 units, leaving a requirement of 12,323 units over the remaining 12 years. The council expects to meet the overall shortfall in delivery over the remainder of the plan period. This means that in the next 5 years, some 885 dwellings (2,123/12 x 5) will need to be achieved, in addition to a basic requirement for another 4,250 dwellings (850 x 5). The resulting five year housing requirement is 5,135 dwellings.
6.10 The National Planning Policy Framework (“NPPF”) requires a buffer to be added to the supply that is provided to meet the identified housing requirement. The minimum buffer is 5% but guidance states the following: “where there has been a record of persistent under delivery of housing, local planning authorities should increase the buffer to 20% (moved forward from later in the plan period) to provide a realistic prospect of achieving the planned supply and to ensure choice and completion in the market for land” (paragraph 47 of the NPPF).
6.11 Adding a 5% buffer to the supply needed to meet a basic requirement of 5,135 dwellings would increase the supply needed to 5,392. Adding a 20% buffer would increase it to 6,162.
25 Page 71
6.12 Appendix 3 identifies that, as of the base date of 1 April 2017, the council can identify a supply of sites which can be developed within the next 5 years to deliver 6,929 dwellings. The largest part of the supply (70% or 4,831 dwellings) comprises sites with planning permission with the next largest part (25% or 1,750 dwellings) comprising of Local Plan and ‘made’ Neighbourhood Plan allocations. Therefore, using a 5% buffer, the 5 year HLS is 6.4 years. Whilst it is a matter of planning judgement, the council is of the view that there is evidence (as matters currently stand) of ‘persistent under delivery’ in the borough which justifies the use of a 20% buffer when calculating the housing land requirement. The table below shows the impact of applying the 20% buffer to the borough’s land supply position. This shows that 5 years of supply can still be demonstrated (5.6 years of supply).
Table 6.3 Housing land supply calculation, applying a 20% buffer.
Total Requirement (2011 to 2029) – (850 dpa x18 years) 15,300
Completions (2011 – 2017) 2,977
Shortfall (2011-2017) 2,123 [5100 – 2,977]
Requirement (2017 – 2022) 4,250 [850x5]
Requirement plus proportionate amount of shortfall 5,135 [4,250+885] (2,123/12x5)
Requirement Plus 20% 6,162 [5,135 + 1027]
Revised Annual Requirement (2017 – 2022) 1,233 [6162 ÷ 5]
Supply 6,929 Years Supply 5.6 Years [6,929 ÷ 1,233]
Trajectory
6.13 The NPPF requires LPAs to illustrate the expected rate of housing delivery (both market and affordable) through a housing trajectory for the Local Plan period. The adopted Local Plan includes a trajectory (page 60), with a base date of 1 April 2015. The following updated trajectory outlines the predicted delivery rates of the borough’s housing supply over the plan period, at a base date of 1 April 2017, and shows how the level of delivery affects the borough’s housing target year on year.
26 Page 72
Basingstoke and Deane Housing Trajectory, 1 April 2017 2,000 1,800 1,755 1,580 1,600 1,485 1,400 1,151
1,128 1,200 1,081 1,028 994 1,000 823 745 809 747 800 693 600 531 555 No. of dwellings of No. 471 424 400 303 200 0 -200 -400
Past completions Projected completions Annual requirement taking account of projected completions
Planning consents 6.14 Within the monitoring year, planning permission was granted for up to 980 net (and 1027 gross) new dwellings. This includes full and outline planning consents, but does not include reserved matters. This largest applications approved were on the following sites:
Table 6.4: Largest residential planning applications granted in 2016/17 Housing Site Planning Site type Gross dwellings application ref
Churchill Plaza, 16/00504/GPDOFF PD office conversion 257 Basingstoke
Land at Priestley 16/00614/FUL Greenfield 90 Road and Aldermaston Road
Wella House, Wella 15/03170/FUL Brownfield 70 Road
Worting Farm, 16/00391/FUL Greenfield 70 Worting Road, Basingstoke
Land adjacent The 15/02682/OUT Greenfield 55 Street, Bramley
27 Page 73
Land North of 15/02708/OUT Greenfield 50 Sherfield Road, Bramley
Spinnaker House, 16/04426/GPDOFF PD office conversion 33 Chineham
6.15 The number of units with a current planning permission in the borough has continued to increase over recent years, reflecting the positive and proactive approach being taken by the council to housing delivery.
Table 6.5: Number of units with planning permission Date (1 April) Number of units with planning permission
2014 2,530
2015 4,668
2016 4,896
2017 5,525
Delivery of Local Plan allocations 6.16 Local Plan Policy SS3 plans for the delivery of approximately 7,500 new homes on greenfield sites across the plan period, comprising a significant proportion of the borough’s housing supply. The council is actively managing the delivery of the Local Plan sites to bring forward these sites as quickly as possible. The table below provides a high-level summary of progress on these sites as of 1 April with a brief overview of the status on 1 September. More detailed information about the sites’ progress at 1 September 2017 is provided in the Land Supply Schedule (Appendix 3).
Table 6.6: Summary of progress with sites allocated in Local Plan Policy Site Name Allocation Total Progress at Update after the units 31/3/17 monitoring period delivered (at 1/9/17) by 31/3/17
SS3.1 Swing Approx. 0 No update. Planning application Swang 100 for up to 100 homes Lane homes submitted in August 2017 (17/02846/OUT).
SS3.2 Kennel Approx. 30 Full planning Under construction Farm 310 permission for homes 310 homes (Ref: 15/00905/RES). Under construction.
28 Page 74
SS3.3 Razor’s Approx. 9 Under Under construction. Farm 420 construction. homes
SS3.4 North of Approx. 4 Under Under construction. Popley 450 construction. Fields, homes Basingstoke
SS3.5 Overton Hill Approx. 0 Under Under construction. 120 construction homes
SS3.6 South of Approx. 0 Under Under construction. Bloswood 150 construction. An Lane homes outline planning application for the second half (90 dwellings) of the allocation submitted and awaiting determination. (17/00148/OUT).
SS3.7 Redlands Approx. 0 No update. Outline planning 165 application for up to homes 150 dwellings (Ref:16/02457/OUT) approved September 2017. Planning application submitted for up to 17 dwellings on smaller part of site submitted and withdrawn.
SS3.8 Upper Approx. 0 No update. No update. Cufaude 390 Farm homes
SS3.9 East of Approx. 0 No update. A scoping request for Basingstoke 450 450 dwellings homes submitted (Ref: 17/01711/ENS).
SS3.10 Manydown, Approx. 0 Planning No update. Basingstoke 3,400 application for homes residential-led development on the principal site submitted
29 Page 75
(17/00818/OUT) and awaiting determination. Environmental Impact Assessment screening/scoping submitted for 300 dwellings at Worting Park (Ref 16/02559/ENSC).
SS3.11 Basingstoke Approx. 0 No update. No update. Golf Course 1,000 homes
SS3.12 Hounsome Approx. 0 Application for up Outline planning Fields 750 to 750 dwellings permission granted in homes pending decision. September 2017 (Ref: 15/04503/OUT)
Homes built on previously developed land Target
To make effective use of land by reusing land that has been previously developed
Relevant policies
Local Plan Policy SS1 (Scale and Distribution of New Housing).
Outcome and key findings
42% of gross new homes were built on previously developed land. Development density was principally influenced by site character.
6.17 The National Planning Policy Framework (NPPF) defines Previously Developed Land (PDL) as ‘land which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure’. The definition then goes on to state a number of specific exclusions including, ‘land in built- up areas such as private residential gardens’. A high court judgement from January 2016 between Dartford Borough Council v Secretary of State for Communities & Local Government ruled that gardens located outside of built up areas do not fall within this excluded category and can be defined as brownfield land (PDL). There are no local policy requirements regarding the proportion of new houses which should be located on previously developed land, although Local Plan Policy SS4 (Ensuring a supply of deliverable sites) states that it will be given priority.
6.18 Of the 583 (gross) new homes delivered, 244 (42%) were built on previously developed land. This is lower than previous monitoring years (with the exception of
30 Page 76
2014/15) and reflects the increased proportion of new homes delivered on greenfield allocations, such as North of Marnel Park and Kennel Farm.
6.19 The largest PDL developments in 2016/17 were at Kempshott Park (48 units, 13/00155/FUL, part of a scheme for 57 dwellings on former industrial land) and the office conversions in Basingstoke town centre.
Figure 6.7: Percentage of new dwellings (gross) on previously developed land over the plan period. 80% 73% 69% 70% 64% 65% 60%
50% 42% 40% 30% 30% 20% 10% 0% 2011/12 2012/13 2013/14 2014/15 2015/16 2016/17
6.20 The Housing and Planning Act 2016 introduced a requirement for local planning authorities to compile and maintain a register of brownfield land suitable for housing, and a legal duty was placed on all Local Planning Authorities to have a brownfield register in place by 31 December 2017. The council will be publishing the required register in line with established deadlines.
Windfall sites Target
To support the delivery of new homes from windfall sites where they accord with Local Plan policy and to deliver 50 units a year on qualifying small windfall sites. Relevant policies
Local Plan Policy SS1 (Scale and Distribution of New Housing).
Outcome and key findings
71 net new dwellings were completed on small scale windfall sites (excluding garden land).
6.21 Windfall sites are sites that come forward for development that have not been specifically identified as available through the Local Plan process. The NPPF states (Para. 48) that LPAs, ‘may make an allowance for windfall sites in the five-year supply if they have compelling evidence that such sites have consistently become available in the local area and will continue to provide a reliable source of supply. Any allowance
31 Page 77
should be realistic having regard to the SHLAA, historic windfall delivery rates and expected future trends, and should not include residential gardens’.
Large Windfall
6.22 A number of large windfall sites11 (10 or more dwellings) have been developed in the borough in recent years. This principally reflects the period where the council was not able to demonstrate a 5-year housing land supply, meaning that development sites outside settlement policy boundaries were able to come forward more readily than was previously the case. In addition, permitted development rights allowing office buildings to be converted to residential use have enabled a significant number of new dwellings to come forward on sites previously in employment use.
6.23 In 2016/17, 215 homes were completed on large windfall sites (10 or more), including at Freemantle and Taverner, Kempshott Park, Chapel Hill and Minchens Lane.
Table 6.8: Delivery from large windfall sites (sites of 10 or more units)12 2007- 2008 2009 2010 2011 2012 2013 2014 2015 2016- 10 yr Year 08 -09 -10 -11 -12 -13 -14 -15 -16 17 average
No of net gain 192 294 392 130 78 14 174 84 260 267 188 completions
Total 1418 1302 1226 805 693 303 531 424 471 555 773 completions
Large site windfall as 14% 23% 32% 16% 11% 5% 33% 20% 55% 48% 24% % of total completions
Small Windfall
6.24 The Local Plan makes an allowance for 50 units a year to come forward on small-scale windfall sites.
6.25 The Local Plan supports the provision of small sites within settlement policy boundaries, subject to them meeting the detailed policies of the Plan. Residential development may also be exceptionally supported in the countryside by Policy SS6 (New housing in the countryside).
6.26 In 2016/17, an additional 91 units were provided on small windfall sites of less than 10 units. The figure is reduced to 71 units once development on garden land is excluded13. Over the last 10 years, the average number of homes delivered on small windfall sites (excluding garden land) is 47 units. Whilst the average completions from
11 A windfall site is one which has not been specifically identified as available in the Local Plan process. These are usually (but not always) PDL sites and have become unexpectedly available (NPPF, Annex 2 –Glossary). 12 Windfall sites are calculated by assessing completions in the borough against the Local Plan. Local Plan site allocations and development on garden land are excluded from windfall calculations. 13 NPPF para 48 requires that any windfall allowance should not include residential gardens. This figure excludes gardens in both the countryside and built-up areas.
32 Page 78
this source over the last ten years is still below 50 per annum (and will therefore need to be closely monitored) completions in 2016/17 were well above the target.
Table 6.9: Housing delivery from small windfall sites
10 yr rounded 2016- 2007- 2008- 2009- 2010- 2011- 2012- 2013- 2014- 2015- average Year 08 09 10 11 12 13 14 15 16 17
No of net gain 151 57 60 47 43 61 54 55 73 91 69 completions
Net dwellings potentially 57 21 29 27 19 15 9 13 10 20 22 on garden land
No of completions with garden 94 36 31 20 24 46 45 42 63 71 47 land completions excluded
% of net gain completions 38 37 48 57 44 25 17 24 18 22 33 on garden land
Regeneration sites Target
To deliver 200 net additional dwellings through regeneration up to 2029.
Relevant policies
Policy SS2 (Regeneration)
Outcome and key findings
The regeneration scheme at Freemantle and Taverner (Norden Ward) was completed during the monitoring year. Due to the timing of this development, it does not count towards the Policy SS2 target. The council is continuing to work proactively with partners to identify other regeneration opportunities.
6.27 Policy SS2 (Regeneration) sets out the council’s support for the regeneration of neighbourhoods across Basingstoke. It identifies priority areas in Buckskin, South Ham and Norden.
33 Page 79
6.28 As shown in Table 6.8 below, the council has been successful at delivering regeneration schemes in the recent past, including the Freemantle and Taverner scheme in Norden estate which was completed in the last monitoring year (BDB/76932).
Table 6.8: Housing delivery from regeneration schemes over the Local Plan period (net annual completions) Site 2011/12 2012/13 2013/14 2014/15 2015/16 2016/17 Net total
Maldive Faroe 173 10 25 208
Bishops Green 63 63
Freemantle and -60 78 30 52 100 Taverner
Total 371
6.29 In November 2016, the council adopted a Community Investment Framework14 to support the regeneration of communities and ensure that the council’s resources were focussed on the areas of greatest need and co-ordinated with partner organisations in the most effective way. The action plan sitting alongside the framework identified that initial work should focus upon regeneration opportunities in western Basingstoke, in particular in Winklebury, Buckskin and South Ham.
6.30 The council continues to work in partnership with local housing associations and other partners to explore suitable regeneration opportunities and is anticipating the delivery of approximately 200 units through regeneration in the period up to 2029, as set out in Policy SS2 of the adopted Local Plan.
Density of residential development Target
To make efficient use of land whilst responding to local context. Relevant policies
Policy EM10 (Delivering High Quality Development) Outcome and key findings
228 dwellings were built at a density exceeding 30 dwellings per hectare. Density of development responded to local context.
6.31 The NPPF states that local planning authorities should set out their own approach to housing density to reflect local circumstances. This is reflected in Local Plan Policy EM10 (Delivering High Quality Development) which requires development to promote the efficient use of land and achieve appropriate housing densities which respond to the local context.
14 BDBC Community Investment Framework: https://www.basingstoke.gov.uk/community-investment- framework
34 Page 80
6.32 In 2016/17, 39% of new homes (228 dwellings) were built at a density exceeding 30 dwellings per hectare. The figure is lower than in previous years due to the increased proportion of delivery from greenfield sites that tend to be developed at a lower density than sites in the town centre. For example, the average density at Kennel Farm, at Basingstoke was 25 dwellings per hectare (dph) whilst Harwood Paddock in Woolton Hill had a density of 15 dph.
Figure 6.9: Proportion of dwellings delivered on sites with a density exceeding 30dph 100% 89% 90% 79% 80% 73% 67% 70% 59% 60% 50% 39% 40% 30% 20% 10% 0%
6.2 Location of new housing
New homes in the countryside Target
To only allow development in the countryside in exceptional circumstances, as set out in Local Plan Policy SS6.
Relevant policies
Local Plan Policy SS6 (New Housing in the Countryside).
Outcome and key findings
94 new dwellings were delivered outside of settlement policy boundaries. 277 net new dwellings were consented outside of settlement policy boundaries across the monitoring year. Of these, 123 net new dwellings were consented since the adoption of the new Local Plan. 10 of the 12 appeals relating to new homes in the countryside were dismissed. All seven appeals that focused on the principle of development (and the council’s interpretation of ‘isolated’) were dismissed.
6.33 The spatial strategy set out in the Local Plan seeks to maintain and develop sustainable communities, with the majority of new homes to be built in and around the borough’s main settlements. The Local Plan defines the boundary between the built up areas of the borough’s more sustainable settlements and the surrounding countryside through the delineation of a Settlement Policy Boundary (SPB).
35 Page 81
6.34 Policy SS6 allows a limited number of exceptions to be made to the general policy restraint on housing in the countryside.
Completions 6.35 Of the 583 gross completions in 2016/17, 94 dwellings (16%) were delivered outside of Settlement Policy Boundaries (SPB). All of these dwellings received planning permission prior to the adoption of the new Local Plan, some at a time when the council was unable to demonstrate a five year supply of deliverable sites. Consents 6.36 In 2016/17, the council granted planning permission for 297 gross (277 net) new dwellings in the countryside (excluding reserved matters applications). A significant proportion of these applications were approved in the first part of the year, prior to the adoption of the current Local Plan, when the council was unable to demonstrate a five year supply of deliverable sites. Table 6.10 New dwellings approved in the countryside before and after the adoption of the Local Plan 2011-2915. No of dwellings approved No of dwellings approved Total before adoption of Local after adoption of Local Plan Plan (1 April 2016- 26 May (27 May 2016-31 March 2016) 2017) ( Gross 160 137 297
Net 156 121 277
6.37 A number of major proposals for residential development in the countryside were approved prior to the new Local Plan being adopted: Up to 65 dwellings on land adjacent to the Street, Bramley (15/02682/OUT). Up to 50 dwellings on land to the North of Sherfield Road, Bramley (15/02708/OUT). Up to 12 dwellings on Elmdene and Fairholme, Aldermaston Road, Pamber End (15/03029/OUT).
6.38 Fewer dwellings were granted permission in the countryside after the adoption of the Local Plan, showing that the plan has been effective at directing development towards built-up areas.
6.39 Since the adoption of the Local Plan, only two large sites have been approved for new development in the countryside. These were: 17 dwellings in Upton Grey (16/03058/FUL). The site already had an extant consent for 14 dwellings (15/00571/FUL). 10 dwellings in Laverstoke (16/03034/FUL). Comprehensive scheme including the conversion of agricultural buildings that would enable the reuse and retention of non-designated heritage assets.
15 Excluding reserved matters planning applications.
36 Page 82
6.40 Proposals for other new homes were permitted as part of smaller applications including proposals for redevelopment on previously-developed land, conversions of existing buildings and replacement dwellings. These applications were assessed against the requirements of ALP Policy SS6 and any other material considerations.
6.41 The following appeals were received for new dwellings in the countryside over the course of the monitoring year. All the applications were determined (by the LPA) before the adoption of the new Local Plan, but Inspectors generally referenced the policy framework in force at the time of their decision (2011-29 Local Plan). Of the ten appeal decisions, only two were allowed, and in both cases the LPA was not defending reasons for refusal relating to the principle of development. Seven of the appeals focused on whether relevant sites were isolated and in each of these cases the Inspector supported the council’s determination that the site was isolated (and the appeals were therefore dismissed). Table 6.11: Appeal decisions received for new homes in the countryside (2016/17) Appeals relating to new homes in the countryside:
BDBC Site name Proposal Appeal Reason for appeal reference (and decision(and decision date of date of decision on appeal planning app) decision)
15/02149/OUT Oakwood, New dwelling Dismissed Site was found to be (January 2016) Ashford Hill on PDL isolated as it was poorly (July 2016) Road (garden land) located in terms of access to services and facilities.
15/04384/FUL 17 Church New dwelling Dismissed Site was found to be (February 2016) Road, on PDL isolated as there would be (July 2016) Tadley (garden land) significant separation
between the site and the nearest settlement (also harm character and appearance of countryside).
16/00415/FUL Land at No New dwelling Allowed Application refused due to and 1 The on PDL (August character/appearance, 16/00612/FUL Bridges, (garden land) 2016) which the Inspector found (both April Mortimer acceptable. LPA did not 2016) West End object to principle of development.
15/01847/FUL Hill Farm, Erection of 5 Allowed LPA did not sustain (September Newtown dwellings objection to principle of (August 2015) (partly PDL) development. Decision 2016) mainly considered landscape impact. 15/4038/FUL Meadow New dwelling Dismissed Site was found to be (January 2016) Brook on PDL (September isolated as it was poorly
37 Page 83
Farm, Ball (equestrian) 2016) located in terms of access Hill to services and facilities.
15/02931/OUT BPS Erection of 2 Dismissed Site was found to be (December Leisure, dwellings on (September isolated as it was poorly 2015) Ashford Hill PDL (rural 2016) located in terms of access Road, business) to services and facilities. Headley
15/04221/FUL Land to New dwelling Dismissed Dismissed due to impact (February 2016) rear of 9 (October upon character and The Close, 2016) appearance of area Monk (Inspector did not consider Sherborne Policy SS6)
15/03144/OUT Crookfur Erection of Dismissed Site was found to be (May 2016) Cottage, two dwellings (November isolated as occupiers would Newbury following the 2016) be reliant on the private car Road, demolition of to access services and Kingsclere existing facilities. bungalow (PDL, garden land)
16/00041/FUL Land at Erection of Dismissed Site was found to be (March 2016) White detached (November isolated due to limited Lane, dwelling 2016) access to services and Hannington (agricultural limited transport options. land)
16/00269/FUL Cufaude Erection of 2 Dismissed Site was found to be (March 2016) Manor, dwellings on (January isolated as it was remote Cufaude PDL (garden 2017) from services and facilities Lane land) (and heritage reasons).
6.42 Overall, the monitoring suggests that ALP Policy SS6 provides a suitably flexible framework to allow new dwellings in the countryside where they are appropriate, but is sufficiently strong to prevent unacceptable development (including new dwellings in isolated locations).
38 Page 84
New homes around nuclear installations Target
To only allow development within the off-site emergency planning area where the Off Site Nuclear Emergency Plan can accommodate the needs of the population in the event of an emergency.
Relevant policies
Local Plan Policy SS7 (Nuclear Installations – Aldermaston and Burghfield).
Outcome and key findings
16 net new homes were granted consent within the off-site emergency planning area in 2016/17. Only one planning application was granted consent contrary to advice from the Office of Nuclear Regulation. In this instance, there were considered to be significant material considerations in favour of the proposal.
6.43 Local Plan Policy SS7 (Nuclear installations – Aldermaston and Burghfield) recognises the need for land uses to be managed in the interests of public safety around the two licensed nuclear installations at Tadley and Burghfield, which are both located close to the borough boundary.
6.44 The Office of Nuclear Regulation (ONR) define Radiation Emergency Preparedness and Public Information Regulations (REPPIR) off-site emergency planning areas around each site. Within this area, development should be assessed to determine whether it would have any implications upon the Off-Site Nuclear Emergency Plan in conjunction with the ONR.
6.45 In September 2016, the consultation zone surrounding the Aldermaston Weapons Establishment (AWE) was amended by the Office for Nuclear Regulation (ONR) and the size of the off-site emergency planning area was reduced by 27%. The updated zone can be found here: Revised REPPIR zone16 and forms the basis for monitoring this policy. The Detailed Emergency Planning Zone (DEPZ) for Burghfield does not extend into the borough. Completions 6.46 The gross number of new homes built within the REPPIR off-site emergency planning area for AWE (as redefined in September 2016) was 14. These were approved before the adoption of the Local Plan. Consents 6.47 Over the monitoring period, 21 gross (16 net) new homes were approved within the REPPIR zone17. Three applications were for replacement dwellings and so did not require consultation with the ONR. 11 applications were approved that proposed a net gain of one or two dwellings. In these cases, ONR did not advise against the
16 http://www.onr.org.uk/documents/2016/aldermaston-map.pdf 17 This excludes an application to convert 4no. 1-bed flats to 2no 2-bed flats, which resulted in a net loss of two dwellings (16/02761/FUL)
39 Page 85
development because it was determined that they were small scale and could be accommodated within the off-site emergency plan.
6.48 The ONR ‘advised against’ two developments that were determined during the monitoring year. An application for gypsy and traveller accommodation (Land to the North of Pelican Road, Ref: 15/02627/FUL) was refused in light of this advice. In the case of the other application, (Avalon, Pinks Lane, Baughurst, for the erection of 3 dwellings, Ref: 16/01642/OUT), the council took the view that other material considerations, including social benefits of additional housing, would outweigh the risks and harm to public safety.
6.49 The ONR advised against development on two further sites because development could not be accommodated within the off-site emergency plan). These planning applications were subsequently withdrawn: Land at Shyshack Lane, Baughurst (16/02009/FUL) for the erection of 8 new dwellings; and Land at Bishopswood Lane, Baughurst, Tadley (16/00035/OUT) for up to 145 residential dwellings including a 60 unit Extra-Care development.
6.3 Type of housing delivered
Market housing mix and type Target
To provide new housing which incorporates a mix of tenure, size, and type to meet the borough’s needs and enable accommodation for all.
Relevant policies
CN3 (Housing Mix for Market Housing) and CN4 (Housing for older people/specialist housing)
Outcome and key findings
Development provided a mix of dwelling sizes including a significant proportion (57%) of two and three bedroom dwellings, which the council’s evidence indicate are most required. 69% of the new homes were houses and 31% were flats. Conversions of offices to residential under permitted development rights delivered almost two-thirds of the flats.
6.50 The Local Plan 2011-2029 sets the objective of providing ‘new housing which incorporates a mix of tenure, size and type to meet the borough’s needs and enable accommodation for all…’. The council’s Strategic Housing Market Assessment (SHMA) indicates that there is a particular need for two and three bedroom homes. This is due to both the borough’s ageing population which will result in an increase in one and two bedroom households and the trend towards smaller households throughout life (for example, families having fewer children and people living alone through choice or relationship breakdown).
40 Page 86
6.51 Within the monitoring year, a mix of dwellings sizes was delivered and more than half the units had two or three bedrooms (57%). There was a lower proportion of small units (1 bed and 2 bed) than in the 2015/16, however this figure was particularly high in 2015/16 due to the number of office to residential conversions that were completed.
Table 6.12: Market dwelling completions by number of bedrooms
Monitoring Total 1 % of 2 % of 3 % of 4+ % of Number year market bed total bed total bed total bed total not dwellings known 2011/12 384 31 8% 142 37% 141 37% 88 23% -18 2012/13 276 33 12% 95 33% 92 32% 64 23% -8 2013/14 493 116 24% 129 26% 147 30% 123 25% -22 2014/15 262 20 8% 76 29% 95 36% 96 37% -25 2015/16 398 153 38% 169 42% 37 9% 51 13% -12 2016/17 447 76 17% 142 32% 110 25% 118 26% 1
Figure 6.10: Percentage of market dwellings completions by number of bedrooms (net). 120
100 23 25 13 23 37 9 26 80
37 30 60 32 42 25 36
40 26 32 37 33 29 20 38 24 17 8 12 8 0 2011/12 2012/13 2013/14 2014/15 2015/16 2016/17
1 bed 2 bed 3 bed 4 + bed
[Note the columns do not add up to 100%, as in each year there are a number of completions where the housing mix is unknown]
6.52 Of the 447 market dwellings delivered in the monitoring year, 303 were houses (69%) and 134 dwellings were flats (31%).
Table 6.13: Market dwellings by dwelling type House 1 bed 2 bed 3 bed 4 bed 5 bed Total18 % type
Houses 5 73 108 82 35 303 69%
Flats 68 65 1 0 0 134 31%
18 Ten dwellings did not fit precisely into the definition of a house or flat.
41 Page 87
6.53 Of the flats, 63% were delivered on office to residential conversions that were approved under permitted development rights. Figure 6.5 illustrates the contribution that PD rights have made to the supply of flats in the last two years.
Figure 6.11: Number of market housing and flats delivered from 2011-12 to 2016-17, showing the contribution of office to residential PD conversions.19
600
500
205 400 82 96 52 300 203 72 44
200 304 322 85 305 252 100 225 116 0 2011/2012 2012/2013 2013/2014 2014/2015 2015/2016 2016/2017
Houses Flats PD flats
Affordable housing Target
To maximise the delivery of affordable housing:
To deliver 300 (net) new affordable homes per annum; and To secure 40% affordable housing on relevant sites. Relevant policies
Local Plan Policy CN1 (Affordable Housing), CN2 (Rural Exceptions for Affordable Housing), BDBC Housing Strategy 2016-2020.
Outcome and key findings
135 net (136 gross) affordable units were delivered. Up to 231 affordable units were secured through planning consents. This was equivalent to 38% on qualifying sites. 40% affordable housing was secured on 9 out of 10 eligible planning applications. Completions 6.54 136 gross affordable homes were completed in the borough during the monitoring period. One loss was recorded resulting in a net delivery of 135 homes. This is
19 In 2016/17, two houses were delivered from permitted development conversions. These are included in the total number of houses.
42 Page 88
equivalent to 23% of all the homes delivered. However, many developments are not required to provide affordable housing if they fall below the size threshold set out in national planning guidance20 or if they are permitted development.
6.55 Although the delivery is less than the target of 300 completions per annum, this reflects a number of market and development variables that are outside the control of the council and providers, and is in part a consequence of the phasing on the borough’s largest development sites. The Housing and Homelessness Strategy 2016- 20, which sets out this target, recognises that this target may not be achievable at the start of the Strategy due to delivery and development constraints but that it should be achieved by 2020.
6.56 The following sites delivered the most affordable homes during the monitoring year: Table 6.14: Sites delivering the most affordable homes in 2016/17. Sites Number of affordable homes Freemantle and Taverner 52 Land north of Marnel Park 33 Kempshott Park 14 Merton Rise (Phase 3 & 5) 12 Minchens Lane 9
6.57 Of the affordable completions, 37.5% were flats, and 62.5% were houses, with a particular focus on two bedroom properties. Table 6.115: Affordable dwelling completions by dwelling type and number of bedrooms for 2016/17 (figures based on gross number). Source: Hampshire County Council Dwelling size Flat House Total
1 bed 14 0 14
2 bed 37 44 81
3 bed 0 38 38
4 bed 0 3 3 Total 51 85 136
6.58 Development has also commenced on a rural exception site (with 100% affordable housing) at Bells Field in St Mary Bourne. It is expected that these 11 dwellings will be completed in the 2017/18 monitoring period. Consents 6.59 The Planning Practice Guidance introduced national thresholds for the delivery of affordable housing on 11 May 2016. These supersede the thresholds set out in Local Plan Policy CN1.
20 NPPG para ID: 23b-031-20161116 (Revised November 2016) supersedes the site size thresholds in Local Plan Policy CN1.
43 Page 89
6.60 During 2016/17, planning permission was secured for 231 affordable homes on ten sites. Nine of these schemes provided a policy compliant amount of affordable housing. The only scheme where a lower number of units was accepted was at Wella House. In this case, the application was submitted with an open-book viability assessment and the council commissioned a review by an independent RICS- accredited chartered surveyor. This concluded that reduced provision was necessary to make the development viable.
6.61 Although the development at Knights Farm provided 33% affordable housing, this was still policy compliant and was a result of rounding. 40% provision (on the scheme of 6 dwellings in the AONB) would have resulted in a need for 2.4 affordable dwellings. However, in accordance with para 5.13 of the Local Plan this was rounded down to the nearest whole number.
Table 6.16: Affordable housing secured from planning applications in 2016/17 Site Name Planning Number of Number of % of total application market affordable homes reference dwellings dwellings
Land to the North of Sherfield Road, Bramley 15/02708/OUT 50 20 40.0
Land at Crockford Lane 14/03343/OUT 130 52 40.0
Land adjacent The Street, Bramley 15/02682/OUT 65 26 40.0
Land between Winchester Road and Micheldever Road, Whitchurch 15/03693/OUT 100 40 40.0
Knights Farm, Ball Hill 15/03590/FUL 6 2 33.3
Wella House 15/03170/FUL 70 15 21.4
Worting Farm 16/00391/FUL 70 28 40.0
Land at Priestley Road and Aldermaston Road 16/00614/FUL 90 36 40.0
Land at Weston Road, Upton Grey 16/03058/FUL 17 7 41.2
May Street 15/04189/FUL 12 5 41.7
44 Page 90
6.62 In terms of tenure mix21, 54% of the provision secured was rented and 46% shared ownership. Approvals generally reflected the 70% rented / 30% intermediate tenure split set out in ALP Policy CN1, with the exception of the Aurum Site (Land at Crockford Lane) where a higher proportion of shared ownership units were accepted for reasons of development viability.
6.63 The Local Plan was therefore a successful tool during the monitoring year in securing affordable homes from planning applications but these will take time to be delivered. Their rate of delivery is dependent upon the rate of delivery of market homes.
Housing for older people and people with support needs Target
Where there is an unmet need in the local area, large-scale residential developments (of 200 or more homes) should incorporate specially designed housing/specialist accommodation for older people and people with support needs. Relevant Policies
Local Plan Policy CN4 (Housing for older people/specialist housing) Outcome
The delivery requirement of Policy CN4 was not tested during the monitoring period as no relevant applications were approved. The policy supported two development proposals that were approved.
6.64 Demographic projections show that the borough’s population will age over the Plan period. Older residents will have a variety of housing needs that will be met both through the provision of suitable mainstream housing and specialist accommodation, for example, sheltered accommodation, housing with care, and residential/nursing care homes. Policy CN4 supports the provision of specifically designed housing for older people and specialist housing, and requires large new residential developments (with more than 200 homes) to incorporate specially designed accommodation where there is a local need.
6.65 The only planning application permitted during the monitoring year for more than 200 units was the office to residential conversion at Churchill Plaza (257 units). However, as this was allowed under permitted development rights, the application could not be assessed against local policy and older persons’ provision could not be sought. Therefore, the policy was not tested.
Completions
6.66 Oakley Lodge, Worting Road, Basingstoke was opened in December 2016 providing a purpose-built residential community home for 12 adults with learning disabilities.
21 Based upon BDBC housing monitoring using completion figures provided by Registered Providers.
45 Page 91
Consents
6.67 Policy CN4 is supporting appropriate development proposals. The following planning applications for people with support needs were approved after the adoption of the Local Plan:
18 one-bedroom assisted living units and supporting communal space for people with learning and physical difficulties (Use Class C2) at Binfields Farm Lane, Chineham (Ref: 16/03604/CC3, December 2016). 8no. respite bedsits for residents 16-64 at 37-39 Mulfords Hill, Tadley (Ref: 16/04074/FUL, March 2017).
6.68 The council uses planning conditions to require developments to deliver 15% adaptable and accessible homes, as required by Local Plan policies CN1 (Affordable Housing) and CN3 (Housing Mix for Market Housing). Further guidance on these standards is due to be provided in the emerging Housing Supplementary Planning Document.
46 Page 92
Self-build and custom housebuilding Target
To grant sufficient development permissions to meet the demand for self-build and custom housebuilding in the borough.
Relevant Policies
CN3 (Housing Mix for Market Housing) and SS3 site allocation policies (SS3.9 East of Basingstoke; SS3.10 Manydown; SS3.11 Basingstoke Golf Course; SS3.12 Hounsome Fields) Outcome
Demand:
119 individuals joined the Council’s Self-Build Register from 23 March – 30 October 2016 (base period 1 as defined by Housing and Planning Act 2016). 119 serviced plots must be granted planning permission by 30 October 2019. Supply:
0 serviced plots of land for self-build and custom housebuilding were granted planning permission from the date that the register was started to the end of the monitoring year (23 March 2016 – 1 April 2017). There is a pipeline of opportunities for self-build housing that can meet the needs shown on the register.
Demand 6.69 The Housing and Planning Act 2015 (as amended by the Housing and Planning Act 2016) defines self-build and custom housebuilding as:
‘…the building or completion by - (a) individuals, (b) associations of individuals, or (c) persons working with or for individuals or associations of individuals, of houses to be occupied as homes by those individuals. But it does not include the building of a house on a plot acquired from a person who builds the house wholly or mainly to plans or specifications decided or offered by that person.’
6.70 In accordance with the Self-build and Custom Housebuilding Act 2015, the LPA established a Self-build Register in March 2016 where households could register an interest in finding a plot for self-build or custom build housing in the borough. The register collects information on the types, sizes and locations of the plots sought, and the individual circumstances of prospective builder.
6.71 In May 2017, in line with the Self-build and Custom Housebuilding Regulations 2016, the council introduced a local connection test. This enabled the register to be split into two parts: Part 1 comprises individuals who joined the Register prior to May 2017, and individuals or associations living within the borough or with a connection to it; and Part 2 for all other individuals or associations.
47 Page 93
6.72 The Right to Build imposes a legal duty on the council to grant sufficient development permissions to meet the demand for self-build and custom housebuilding in their area (as indicated by part 1 of the register) on a rolling three-year basis.
6.73 To calculate this demand, each entry onto the register falls within a ‘base period’. The first base period is calculated from the first day on which the register was established by the LPA (23 March 2016) until 30 October 2016. Subsequent base periods run annually from 31 October.
6.74 119 individuals joined the self-build register in the first base period (between 23 March – 30 October 2016), thereby establishing a need for the council to grant permissions for 119 plots by 30 October 2019.
6.75 The monitoring year covers base period 1 and part of base period 2. However, as base period 2 was complete prior to publication, and to ensure this report is as up to date as possible, the AMR includes information about demand on the register from both base periods. Table 6.17: Demand for plots for self-build and custom build housing (Source: BDBC Housing Register) Category Base Period 1 (23 Base Period 2 Total March – 30 (31 October 2016 October 2016) – 30 October 2017)
No of individuals added to 119 76 195 Part 1 of Register
No of associations on Part 1 0 0 0 of Register
No of individuals on Part 2 0 2 2 of Register
No of associations on Part 2 0 0 0 of Register
Total 119 78 197
6.76 The council also collects information about the preferences expressed by those on the Register. However, it should be recognised that these preferences are stated without commitment and may be aspirational.
Preferred number of bedrooms Table 6.18: Preferred number of bedrooms Bedrooms 1 2 3 4+
Number of preferences identified in Base Period 1 2 11 47 59
Number of preferences identified in Base Period 2 0 3 32 43
48 Page 94
Total 2 14 79 102
Preferred house type Table 6.19: Preferred house type Detach Semi- Terraced Flat No ed detached preference
Number of preferences 107 0 2 0 10 identified in Base Period 1
Number of preferences 70 2 0 0 6 identified in Base Period 2
Total 177 2 2 0 16
Preferred build path22 Table 6.20: Preferred build path Self- Custom Either Self- Self- Not build build only build or build/custom decided only custom build build affordable housing
Number of 38 21 46 12 13 preferences identified in Base Period 1
Number of 24 9 38 11 6 preferences identified in Base Period 2
Preferred location 6.77 Although the Right to Build requires the council to meet the overall demand for plots rather than match specific locational preferences, it is helpful to understand the preferences expressed through the Register. Of the 197 individuals registered, 119 indicated they would be interested in a plot anywhere in the borough, and a further 35 expressed an interest in areas in or adjacent to Basingstoke town.
6.78 The other locations that were most commonly specified by applicants as a preference are set out below:
Table 6.20: Preferred locations for self-build and custom-build properties Location Number of Number of Total for both applicants choice applicants choice base periods in Base Period 1 in Base Period 2
22 Multiple choices permitted by the application form
49 Page 95
(23 March – 30 (31 October 2016 October 2016) – 30 October 2017) Cliddesden Parish 9 5 14 Oakley and Deane Parish 9 5 14 Laverstoke and Freefolk 7 6 13 Parish Overton Parish 8 5 13 Bramley Parish 9 3 12 Silchester Parish 7 4 11 Candovers Parish 7 3 10 Mortimer West End 6 4 10 Parish North Waltham Parish 5 5 10 Old Basing and Lychpit 7 3 10 Parish Sherfield on Loddon 7 3 10 Parish Whitchurch Parish 5 5 10
Supply 6.79 Over the first base period and the rest of the 2016/17 monitoring year, 0 serviced plots of land for self-build and custom housebuilding were granted planning permission.
6.80 The council expects self-build and custom build plots to be delivered on the following sites. These will be updated in the 2017/18 AMR. Further guidance about the delivery of plots will be included an emerging Housing Supplementary Planning Document (SPD) which the council intends to adopt in Summer 2018.
Table 6.21: Summary of anticipated future self-build delivery Site Description / Comment Expected number of self- build and custom build plots
The Spinney, Park Site has outline consent for 122 dwellings. 122 Prewett Reserved matters application submitted for 122 self-build and custom build units in July 2017.
Hounsome Fields Local Plan allocation for 750 homes. 5 Approved in September 2017 but planning application submitted prior to establishment of self-build register.
East of Court Allocation specifically for self-build homes in 6 Drove, Overton the Overton Neighbourhood Plan.
Manydown Local Plan allocation for 3,400 dwellings. 170 Outline application for 3,200 dwellings submitted in 2017. Other sites expected to
50 Page 96
make up balance of allocation. 5% delivery in accordance with the adopted Manydown Development Brief SPD.
East of Local Plan allocation for 450 homes. Outline 22 Basingstoke planning application expected in 2018. 5% delivery in accordance with adopted East of Basingstoke and Redlands Development Brief SPD.
Gypsy and traveller accommodation Target
To make provision to meet the accommodation needs of Gypsies, Travellers and Travelling Showpeople, as indicated in the most recent Gypsy and Traveller Needs Assessment. Relevant Policies
CN5 (Gypsies, Travellers and Travelling Showpeople) and Gypsy and Traveller and Travelling Showpeople Accommodation Assessment (GTAA) 2017. Outcome
1 pitch was provided in the borough during the monitoring period.
6.81 During the course of the monitoring period the council commissioned specialist consultants Opinion Research Services (ORS) to update the 2015 Gypsy and Traveller Needs Assessment (GTNA). As per the government guidance, the new need assessment sets out the revised requirements up until 2032. The updated Gypsy and Traveller and Travelling Showpeople Accommodation Assessment (GTAA) was necessary in order to respond to the changes in the definition of gypsies and travellers which was set out in the amended version of Planning Policy for Traveller Sites published after the completion of the GTNA 2015. As a result of the new definition of gypsies and travellers the revised GTAA splits the need requirement into 3 categories:
Travellers who meet the new definition Unknowns - these are individuals who may meet the PPTS definition, but whose needs have not been clearly established. Travellers not meeting the new definition.
6.82 These different categories produce the following need requirements:
Travellers who meet the new definition: 8 pitches required (5 in the next 5 years). These pitches will be met in accordance with the council’s strategy as set out in policy CN5 of the ALP. Unknowns: Potential for up to 9 pitches, though this will need to be proven by applicants on a case by case basis. This need should be met in a flexible manner utilising the criteria set out in policy CN5.
51 Page 97
Travellers not meeting the new definition: this category would give rise to a need for 3 pitches up to 2032, but given that these travellers do not meet the definition, they do not result in a specific need for gypsy pitches.
Demand 6.83 The total need calculation is 9 pitches over the Local Plan period, based on the 8 pitches derived from those travellers which meet the definition, and 1 from the unknown category (based on the ORS methodology, as set out in their report). As per paragraph 5.41 in the ALP, this new figure updates the number of pitches set out in policy CN5. There is no requirement for additional Travelling Showpeople accommodation.
Supply 6.84 Planning permission for 1 pitch was granted in June 2016 (15/02685/RET).This was located in Pamber Heath, outside of the SPB, in an established cluster of traveller sites and was considered to meet the criteria of Policy CN5 of the Local Plan. However, this consent does not reduce the overall need requirement as it was already incorporated into the need calculation in the GTAA 2017.
6.85 The Local Plan strategy proposes to meet the need for Gypsies and Travellers through the provision of pitches as part of greenfield allocations as set out in Local Plan policies SS3.9, SS3.10, SS3.11 and SS3.12. As expected, no pitches were delivered on the Local Plan Site Allocations during the monitoring period.
6.4 Housing delivery through neighbourhood planning Target
To deliver new homes in the borough’s smaller settlements in line with the requirements of Local Plan Policy SS5.
Relevant Policies
Local Plan Policy SS5 (Neighbourhood Planning)
Outcome
Of the five largest settlements named in Policy SS5, three had neighbourhood plans made in the monitoring period. Each of these meet the policy requirement (Bramley, Oakley, and Overton). Whitchurch’s Neighbourhood Plan has also been made, but outside of the monitoring period. Kingsclere continue to progress their plan. Of the 13 smaller settlements, eight have now met the requirements of Policy SS5.
6.86 Local Plan Policy SS5 (Neighbourhood Planning) seeks to deliver sustainable growth in the borough’s smaller settlements, and identifies the minimum number of dwellings that each settlement should provide.
6.87 The Local Plan identifies what types and sizes of development can count towards the policy requirements of SS5. For a planning permission to qualify for the policy SS5 requirements it must meet one of the following:
52 Page 98
Comprise 10 or more (net) dwellings on a site and be within the Settlement Policy Boundary (SPB) of the settlements named in the policy; or Comprise 5 or more (net) dwellings on a site and be adjacent to the SPB of the settlements named in the policy.
6.88 In monitoring planning permissions and completions, the LPA will not count the following developments towards settlement targets:
Sites allocated by the adopted Local Plan; Sites that are not within or adjacent to those settlements’ Settlement Policy Boundaries; and Planning permissions granted before 1 April 2011 (including reserved matters where the outline consent was granted before this date).
6.89 The council considers that the requirement of Policy SS5 has been met when sufficient sites have been allocated through Neighbourhood Plans or sufficient planning permissions have been granted. The council will monitor progress with delivery to ensure that the allocations and planning consents result in new dwellings being delivered.
6.90 The progress of each area towards their SS5 target is set out in the following tables. The column of ‘total qualifying consents’ includes schemes which have been implemented but not those for which planning permission has lapsed.
6.91 The council continues to work proactively with neighbourhood planning groups and communities across the borough, to provide advice and assistance to help them develop their plans and meet the Local Plan requirement. Of the parishes listed in Policy SS5, Burghclere, Cliddesden, Dummer, and Preston Candover have not met their Local Plan housing allocation and do not have designated neighbourhood plan areas.
53 Page 99
Table 6.22: Progress with Housing Delivery through Neighbourhood Planning – Large settlements
Settlement Target Planning permissions Completions SS5 met Comment for Qualifying Total Qualifying Total at 31/3/17? plan (and period consents in qualifying completions qualifying monitoring consents in completion remaining (at require- year 1/4/2011 - monitoring s least) ment) 31/3/17 year 1/4/2011 - 31/3/17
Bramley 200 115 315 27 27 Y Requirement met by planning permissions for 200 dwellings at Minchens Lane (14/01075/OUT, granted March 2015 and subsequent RMs - being Page 100 Page implemented), 50 dwellings at land north of Sherfield Road (15/02708/OUT, granted April 2016) and 65 dwellings at land adj. The Street (15/02682/OUT, granted May 2016).
Kingsclere 50 0 8 0 8 N Emerging NP due to allocate sites to meet the requirement.
Oakley 150 23 113 0 0 Y NP allocations and consents exceed SS5 requirement.
Overton 150 0 0 0 0 Y NP allocates sites to meet SS5 requirement.
Whitchurch 200 100 134 0 0 N NP adopted after monitoring period – includes allocations to meet requirement.
Total 238 562 27 35
54
Table 6.23: Progress with Housing Delivery through Neighbourhood Planning – Smaller settlements
Settlement Target Planning permissions Completions SS5 met Comment for Qualifying Total Qualifying Total at 31/3/17? plan (and period consents in qualifying completions qualifying monitoring consents in completions remaining (at require- year 1/4/2011 - monitoring least) 1/4/2011 - ment) 31/3/17 year 31/3/17
Ashford Hill 10 0 35 0 0 Y Requirement met by planning permission for 35 units at Little Knowl Hill (15/01224/FUL, granted in March 2016).
Burghclere 10 0 6 0 0 N 6 consents met by permission at Sandham
Page 101 Page House (15/02236/FUL, granted in February 2016). At least 4 dwellings are still required to meet the fulfilment. No neighbourhood planning area designated.
Cliddesden 10 0 0 0 0 N No neighbourhood planning area designated.
Dummer 10 0 0 0 0 N No neighbourhood planning area designated.
North 10 0 0 0 0 N Neighbourhood plan area designated. Waltham
Old Basing 10 0 24 0 24 Y Requirement has been met, with no need for neighbourhood plan to allocate sites.
Preston 10 0 0 0 0 N No designated area for neighbourhood Candover planning.
55
Sherfield on 10 0 0 0 0 N Neighbourhood plan passed independent Loddon examination after monitoring period, but does not allocate any sites.
St. Mary 10 0 11 0 0 Y Requirement met by planning permission Bourne for 11 units at Bells’ Field (14/02936/FUL, granted May 2015, being implemented).
Sherborne St 10 0 0 0 0 N NP allocating a site for 18 homes made John after monitoring period.
Tadley / 10 0 151 0 115 Y Requirement met by completions at Baughurst / Boundary Hall (115 homes, completed), Pamber and consent at Burnham Copse (36 Heath homes, 14/02200/OUT granted March
Page 102 Page 2016).
Upton Grey 10 0 14 0 0 Y Requirement met by planning permission for 14 units at Weston Road (15/00571/FUL, granted in Sept 2015).
Woolton Hill 10 0 65 23 39 Y
Total 0 306 23 214
56
6.5 Housing design quality Target
To achieve high quality development on large sites. The majority of large developments (by unit number) will be of a high-quality, and based upon a robust design-led approach. Relevant Policies
EM10 (Delivering Good Design)
Outcome
Of the 6 schemes assessed (305 homes), 62% of the completed dwellings have been rated as ‘good’, 14% as ‘average’ and 24% as ‘poor’. All of the ‘poor’ schemes are notifications for a change of use of offices to flats.
6.92 Building for Life is a Government-endorsed assessment benchmark developed by Design Council Cabe in 2012. Each housing scheme is assessed against 12 Building for Life criteria.
6.93 For the monitoring period, six sites with a total of 305 new-build housing completions qualified for Building for Life ratings. Housing sites are only assessed where there are 10 or more new dwellings and once the whole development or a large phase has been completed.
6.94 The following six completed developments or phases of developments were assessed:
Taverner Freemantle, Basingstoke (190 houses and flats). Brook House, Alencon Link, Basingstoke (30 flats). Sunwood Drive, Sherfield Park, Basingstoke (12 flats). Verum House, 19 New Street, Basingstoke (26 flats). Cranbourne House, Bessemer Road, Basingstoke (35 flats). Wolverton House, 15-16 London Street, Basingstoke (12 flats).
6.95 Of these schemes, 62% of the completed dwellings have been rated as ‘good’, exceeding the target of 20%. These were all accounted for by the 190 units at Taverner Freemantle. The 30 flats at Brook House and the 12 flats at Sunwood Drive accounted for the 14% rated as ‘average’. Those scored as ‘poor’ accounted for 24% of completions. All of the ‘poor’ schemes are notifications for a change of use of offices to flats where the local planning authority has no control over the design quality of the scheme. Table 6.24 summarises the findings. The decrease in the proportion of houses rated ‘Poor’ partly reflects the lower number of notifications of proposed change of use from office to residential.
Table 6.24: The number and proportion of housing completions with Building for Life ratings (Source: BDBC Planning Policy and Infrastructure Team) Rating 2015/16 2016/17 Number Proportion Number Proportion (%) (%) Very good 0 0% 0 0% Good 238 53% 190 62% Average 20 4% 42 14%
57 Page 103
Poor 194 43% 73 24% Total 452 100% 305 100%
6.96 To support the improvement of design quality of developments in the borough, the council has initiated a strategic approach known as the Design Quality Initiative23. This includes the adoption of a Charter and an Action Plan containing a range of measures focusing on how design can be improved at all stages of the development process. This is intended to achieve an ongoing improvement of design quality in residential and other developments.
6.97 Figure 6.5 shows how there has been an overall improvement in Building for Life ratings since 2008/09 when the monitoring of design quality in large housing schemes was first undertaken. The general trend since 2008/09 has been an increase in those rated ‘Good’ or ‘Very Good’. The larger number of those rated as ‘poor’, reflects the number of schemes in the borough being developed under permitted development rights where, as stated above, the council is unable to influence relevant factors such as design quality. Figure 6.12 Summary of Building for Life ratings 2008-17
23 https://www.basingstoke.gov.uk/rte.aspx?id=355
58 Page 104
Section 7: Environmental management and climate change
7.1 Biodiversity, geodiversity and nature conservation 7.1 The AMR focuses upon the effectiveness of the planning policy framework on biodiversity, geodiversity and nature conservation. The Hampshire Biodiversity Information Centre (HBIC) provides data to monitor changes in key habitats, designated sites and selected notable species and this is reported through the council’s Living Landscapes Update.
New homes in strategic gaps Target To only allow development in strategic gaps in the exceptional circumstances set out in Local Plan Policy EM2. Relevant policies Policy EM2 (Strategic Gaps) Outcome and key findings
Two dwellings were completed in strategic gaps during the monitoring year. Two planning consents for new residential development in the strategic gap were issued during the monitoring year. The resolution to approve these applications was made prior to the adoption of the Local Plan (and the designation of the Gap). Since the adoption of the Local Plan, one further planning application was approved that was determined to meet the requirements of Policy EM2.
7.2 The Local Plan (2011 to 2029) introduced a new designation of strategic gaps into the borough. As set out in Policy EM2 (Strategic Gaps), their purpose is to prevent the coalescence and maintain the separate identity of individual settlements. Paragraph 6.16 of the adopted Local Plan states that small scale development will be permitted when it is in keeping with the rural nature of the gaps, provided that it is appropriately sited and designed to minimise the impact on the openness of the gap.
Completions 7.3 Only two dwellings were completed in strategic gaps during the monitoring year (15/04355/FUL – The Chapel, Sherborne St John, change of use from a chapel to dwellings). The site was not in a strategic gap at the time that planning permission was granted.
Consents 7.4 In 2016/17, two planning decisions were approved for new residential development in the strategic gap. Both of these received a resolution to approve in the 2015/16, but the Section 106 agreements were not finalised and the consents issued until the current monitoring year. 15/02682/OUT: Outline planning application for up to 65 dwellings at The Street, Bramley. Decision to approve in February 2016 and consent issued in May 2016 (prior to the adoption of the Local Plan) [Basingstoke – Bramley / Sherfield on Loddon Gap].
59 Page 105
15/01460/OUT: Erection of four dwellings at Little Bowlings, Sherfield on Loddon. Decision to approve in January 2016 and consent issued in July 2016 [Basingstoke – Bramley / Sherfield on Loddon Gap].
7.5 Both these planning applications received a resolution to approve prior to the adoption of the current Local Plan, and at a time when the strategic gap was not designated. This therefore does not reflect any failure in the current planning policy.
7.6 One further application was approved in the strategic gap after the adoption of the Local Plan. This was for the change of use from agricultural to equestrian with the construction of a manège and a stable building (16/00956/FUL) in Sherfield on Loddon (in the Basingstoke – Bramley / Sherfield on Loddon Gap). The proposal was small in scale and considered to conform with policy as it would not diminish the physical and/or visual separation of the gap.
Sites of Special Scientific Interest (SSSI) and Sites of Importance for Nature Conservation (SINC) Target
To not permit development that would cause harm to SSSIs and SINCs in accordance with Local Plan Policy EM4.
Relevant Policies
EM4 (Biodiversity, Geodiversity and Nature Conservation)
Outcome
No planning applications approved within SSSIs or SINCs.
7.7 Across the borough, a number of sites are designated for their importance for biodiversity and geodiversity. These include nationally designated Sites of Special Scientific Interest (SSSIs) and locally designated Sites of Importance for Nature Conservation (SINCs), which are protected by Local Plan Policy EM4.
7.8 No planning applications were approved on land covered by these designations.
Habitat enhancements Target
To secure opportunities for biodiversity enhancement where possible
Relevant Policies
EM4 (Biodiversity, Geodiversity and Nature Conservation)
Outcome
Habitat enhancement schemes were secured by condition on 15 planning consents.
60 Page 106
7.9 Local Plan Policy EM4 and the NPPF require that new development should avoid significant harm to biodiversity and/or geodiversity, or that if that is not possible it should be adequately mitigated. The council also seeks, where possible, a net gain in biodiversity through the creation, restoration, enhancements and management of key habitat types.
7.10 Where development is likely to affect a sensitive habitat or species, ecological information is required with the planning application. Where such applications are approved, development is conditioned to comply with mitigation strategies contained within the supplied information. The council may also impose species-specific requirements, for example bat surveys.
7.11 However, in circumstances where there are multiple or complicated species issues; ongoing management need; and/or a need for widespread habitat retention or enhancement on or adjacent to the site, and these details have not been supplied as part of initial survey reports, the council may impose a condition requiring the applicant to provide a Habitat Enhancement Scheme (HES). The purpose of the Habitat Enhancement Scheme is to detail habitat creation (where a habitat type is created on a site that does not already contain it) or restoration (where already present poor quality habitat is managed in such a way as to increase its species diversity and richness) in order to achieve a net gain for biodiversity.
Table 7.1: Habitat enhancement schemes required as part of applications approved in 16/17 Ref Site Name Summary of Detail, including habitat types proposal
16/0011 Hollington Park Change of use Management of woodland on back of 9/RET Glamping, of woodland to creation of glampsite. Woolton Hill ‘glampsite’.
16/0220 Land at 15 New dwelling Translocation of slow worm population, 7/FUL Broad, mitigation of grassland reduction Halfpenny Lane
16/0364 Land at the side New dwelling Various 1/FUL of Kings Lodge and 498 Worting 16/0236 Road 8/FUL Basingstoke
16/0074 Highview Four dwellings Retention of connective green corridors and 2/FUL Business Park, woodland buffers, use of species rich The Barracks, grassland mixes, using native fruit bearing Newnham shrubs within planting schemes, retention of deadwood habitats, bat and bird boxes
16/0061 Land at 90 dwellings Chalk grassland 4/FUL Priestley Rd and Aldermaston Road
16/0149 Baden Powell Leisure and Native species tree and shrub planting, bird 5/FUL Centre, community boxes, bat boxes, amenity wildflower Milkingpen building seeding
61 Page 107
Lane, Old following Basing demolition of existing scout hut
16/0039 Land at Worting 70 dwellings Native hedgerow planting for dormice, 1/FUL Farm, Worting reptile hibernacula, wildflower meadow, and Rd dormouse, bird and bat nesting boxes 16/0095 8/FUL
16/0021 60 Roman Rd Three Native shrub planting, connective habitat for 2/OUT dwellings hedgehogs, invertebrate enhancements such as habitat wall, bug boxes etc, bat boxes
16/0101 East Oakley Two dwellings Nest boxes, native tree and shrub planting 9/FUL House, Hill Road, Oakley
16/0179 Land North of Reserved Mainly centred around the provision of great 4/RES Marnel Park, Matters crested newt habitats, ponds and Basingstoke Application for connective habitats, also buffering for Phase 2 (250 adjacent woodland SINC habitat no. dwellings)
16/0209 Forelands Farm, Amendments Enhancements for bats and swallows 9/HSE New Street, to building Stratfield Saye
16/0312 The Malthouse, Renovation of Enhancements for bats 7/LBC 2 Crown Lane, barn Old Basing
16/0287 Land at Employment Buffers to adjacent woodland SINC habitat, 0/FUL Larchwood, building management of SINC site to the south for Crockford Lane, reptiles, provision of dormice and bat boxes Chineham within surrounding woodland fringe
17/0023 Nately Scures New access Protection of habitats for slow worms 0/FUL House, Scures Hill, Nately Secures
Thames Basin Heaths Special Protection Area Target
To provide appropriate mitigation for developments within 5km or 7km of the Thames Basin Heaths Special Protection Area (SPA) in accordance with Local Plan Policy EM3.
62 Page 108
Relevant Policies
EM3 (Thames Basin Heaths Special Protection Area)
Outcome
Completions
No homes were completed within 7km of the Thames Basin Heaths SPA. Consents
No homes were permitted within 5km of the Thames Basin Heaths SPA (where mitigation would have been required). No large-scale residential developments requiring mitigation (of 50 + dwellings), were permitted within 5-7km of the SPA.
7.12 The Thames Basin Heaths Special Protection Area (TBH SPA) is recognised under the EC Birds Directive as it has been identified as an internationally important breeding habitat for three rare species of bird populations. No part of the TBH SPA is within the borough, but mitigation may be required for new residential development within 7km of those sites.
7.13 Policy EM3 requires new residential development which is likely to have a significant effect on the ecological integrity of the Thames Basin Heaths Special Protection Area (SPA) to demonstrate that any potential adverse impacts effects are fully mitigated. Net additional residential development within a 5km area of the SPA must provide relevant mitigation measures in line with the Thames Basin Heaths Delivery Framework. Applications for large scale residential development (over 50 dwellings) within 5-7km of the SPA will be assessed individually with bespoke mitigation, if required.
7.14 No new dwellings were completed anywhere within 7km of the SPA during the monitoring year.
7.15 No planning applications were approved within 5km of the SPA. Seven planning applications for new homes were approved within the 5-7km zone, however these were all small applications (a total of 13 dwellings) and so were not required to provide mitigation in line with the requirements of Policy EM3.
7.2 Green infrastructure Target
To protect and enhance the quality and extent of public open space.
Relevant Policies
63 Page 109
EM5 (Green Infrastructure)
Outcome
Five planning applications were approved on land within the green infrastructure network. The proposals were either directly related to the principal use of that open space or found to be acceptable when assessed against Local Plan Policy EM5.
7.16 The council’s Green Infrastructure Strategy24 aims to manage, protect and restore existing green infrastructure; and expand and reconnect green infrastructure where there is an identified deficit or where housing growth is planned and additional provision is needed.
7.17 Five planning applications were allowed on land within the green infrastructure network (as identified in the Green Infrastructure Strategy 2013-29) during the monitoring year. Four of the proposals were directly related to the purpose for which that land was designated as green infrastructure (i.e. supporting the sports or recreation facilities). The fifth, to provide a temporary car parking area for the splash pad in Popley, was assessed against the requirements of Local Plan Policy EM5 and found to be acceptable because of the characteristics of that particular piece of land and the material benefits of the proposal.
Table 7.2 Planning applications approved on land within the green infrastructure network (as identified in the Green Infrastructure Strategy 2013-29 Site Reference Proposal Type of GI Reason approved
Basingstoke 16/00902/FUL Erection of a Recreation Enhance sports Rugby Club, weather shelter Grounds and facilities Down Grange Playing Fields
Overton 16/00903/FUL Floodlights Recreation Enhance sports Recreation Grounds and facilities Centre Playing Fields
Down Grange 16/01566/FUL 3G Hockey pitch Recreation Enhance sports Sports with athletics Grounds and facilities Facilities stand Playing Fields
Howard Park 16/02859/FUL Erection of a Parks and Replace existing bowling club replacement Gardens building to pavilion enhance facilities
Chineham 17/00058/BPA3 Overflow parking Parks and Complied with House, (for splash-pad) Gardens Policy EM5. Chineham Park Small area of Court POS not considered have
24 https://www.basingstoke.gov.uk/content/page/27401/1%20Green%20Infrastructure%20Strategy%20- %20Final%20Adopted%20Version.pdf
64 Page 110
full recreational value. Material benefits of application.
7.18 In relation to completions, on larger developments, the council requires developers to submit a practical completion certificate25 as part of the Section 106 legal agreement. Only one site received a practical completion certification in 2016/17, which was at Freemantle and Tavener (BDB/76932, December 2016). Upon completion, this development provided 27,591m2 of open space (gross), however, as the redevelopment used some existing open space, there was actually a net reduction in provision. The loss of net open space was found to be acceptable because the proposed improvements to access and facilities increased the usability of the open space and its ability to accommodate the needs of a larger number of users. 7.3 Water quality Target To work in partnership to protect, manage and improve the water quality of the borough’s water environment, particularly with regards to the requirements of the Water Framework Directive (WFD). Relevant Policies SS4 (Ensuring a Supply of Deliverable Sites); EM6 (Water Quality) Outcome Environment Agency monitoring does not indicate a deterioration in the Water Framework Directive band classification of the borough’s water bodies.
7.19 The River Loddon, that rises in the borough, is classified as a high quality chalk river, therefore requiring special protection for both water quality and ecology. The River Test also rises in the borough and its river valley is a Site of Special Scientific Interest (SSSI). There are also several other water bodies in the borough that are tributaries to the River Loddon, River Test and River Kennet.
7.20 The borough’s water environment should be protected and monitored to ensure that there is no deterioration in quality, particularly as a result of new housing development. The council is committed to supporting the objectives of the Water Framework Directive (WFD) and the actions set out in Thames river basin district River Basin Management Plan (RBMP) and the South East RBMP.
7.21 The Local Plan contains two policies which relate to water quality and are linked to monitoring to ensure that water quality is protected. Policy EM6 (Water quality) and Policy SS4 (Ensuring a supply of deliverable sites) will be used to ensure that where there is likely to be deterioration in water quality WFD band class, further allocated sites will not be released or planning permissions granted until measures have been taken to improve water quality.
25 A practical completion certificate is marks the point at which the Contractor has completed their contractual obligations, and can hand over the works to the client, generally the works will be substantially completed and available for use.
65 Page 111
7.22 The Environment Agency’s annual monitoring indicates that between 2015 and 2016, there was no deterioration in the overall WFD classification or ecological or chemical classifications in any of the water bodies in the borough. Appendix 4 sets out the overall WFD classification of each water body (river) in the borough in relation to their overall classification and the ecological and chemical classifications. The overall WFD classification of part of the Loddon in Basingstoke (Basingstoke to River Lyde confluence to Hartley Wespall) and also the Silchester Brook improved due to an improvement in its overall ecological classification.
7.23 During the monitoring year, the Environment Agency took the decision to change their approach to classifying the monitoring data collected for the purpose of the WFD and classification of water bodies. It is now to be undertaken on a triennial basis rather than every year. The next classification will be in 2019.
7.24 The new approach is ‘agile monitoring’ and will help to ensure ‘true deterioration’ can be identified, taking into account month by month and season by season variations. The Environment Agency will however continue to monitor the borough’s water bodies throughout the year.
7.25 The council will continue its partnership working with the Environment Agency and other organisations to protect, manage and improve the water quality of the borough’s water environment. This includes if the Environment Agency indicate there is likely to be deterioration in an individual element’s band status of a water body(ies) in the borough.
7.4 Managing flood risk Target
Development within areas of flood risk from will only be permitted if it is demonstrated to be appropriate in that location.
Relevant Policies
EM7 (Managing Flood Risk) Outcome
No planning applications were granted permission contrary to advice from the Environment Agency. No dwellings were completed in flood zones 2 or 3 during the monitoring year. Two planning applications were approved in flood zone 2 and/or 3 during the monitoring year; however both applications demonstrated that no additional risk would arise as a result of the development and were policy compliant.
7.26 Local Plan Policy EM7 (Managing Flood Risk) takes into account the evidence in the council’s Strategic Flood Risk Assessment (2010 and 2012) and seeks to direct new development to areas at the lowest risk of flooding.
Completions
7.27 No dwellings were completed in flood zones 2 or 3 (areas at the highest risk of flooding).
66 Page 112
Consents
7.28 The LPA is required to consult the Environment Agency on certain types of major applications. During the monitoring year, no planning applications were granted contrary to the advice of the Environment Agency.
7.29 Two planning applications were approved in flood zones 2 and 3 during the monitoring year: 12 units in May Street, Brookvale in flood zone 2 (15/04189/FUL). The application demonstrated through the submission of a Flood Risk Assessment (FRA) and sequential test that no other alternative sites in a lower flood zone were available on a comparable basis, and the design was amended to reduce flood risk. Office to residential conversion of Churchill Plaza (16/00504/GPDOFF), for 257 units in flood zone 2 and 3. This was an application for prior approval so the LPA was able to take into account the flooding risks on the site. A FRA was submitted and this demonstrated that no additional risk would result. 7.5 Sustainable energy and water use Target
To encourage commercial generation of energy from renewable and low carbon resources unless there are adverse environmental, economic or social impacts.
Relevant Policies
EM8 (Commercial Renewable/ Low Carbon Energy Generation); EM9 (Sustainable Water Use)
Outcome
No planning applications were approved for commercial renewable energy generation.
7.30 Local Plan Policy EM8 (Commercial Renewable/Low Carbon Energy Generation) supports proposals for commercial generation of energy from renewable and low carbon resources (excluding wind turbines), so long as they do not create any adverse environmental, economic or social impacts.
7.31 The council raised no objection to an ‘Enhanced Sludge Digestion Scheme’ at the Basingstoke Sewage Treatment Works (BDBC Ref: 16/03779/CONS) that was approved by Hampshire County Council in December 2016. The proposal would produce renewable electricity and heat for use within the Sewage Treatment Works with any surplus electricity exported to the National Grid.
7.32 As smaller renewable energy installations (such as solar PV) usually do not require planning permission (or are approved as part of larger residential developments), it is more useful to monitor their uptake using national statistics. The table below shows a steady increase in the number of sites with photovoltaic panels. The reduction in renewable energy output from 2015 to 2016 appears to be a statistical anomaly, as 28,000MWh of energy was shown as being generated from solid waste in 2015 but nothing in either of the other years. If this is excluded, there was an increase in total energy generated from renewable energy over the last year of 2,400MWh.
67 Page 113
Table 7.2: Number of renewable Energy Installations in Basingstoke and Deane (Department of Business, Energy and Industrial Strategy, September 2016, https://www.gov.uk/government/statistics/regional-renewable-statistics) 31 December 31 December 31 December Change from 2014 2015 2016 2015/16
Photovoltaics 1,709 1,947 2,013 +66
Wind 1 1 1 -
Anaerobic 3 4 4 - Digestion
Municipal 1 1 1 - Solid Waste
Other 3 3 3 -
Total energy 35,891 81,460 55,785 -25,675 generated
(MWh)
7.33 Local Plan policy EM9 (Sustainable Water Use) sets water efficiency standards for new commercial and residential development. The council achieves compliance with these standards through the use of planning conditions. 7.6 Air quality Target
To ensure development is not detrimental to quality of life and does not pose an unacceptable risk to health or the natural environment. Relevant Policies
EM12 (Pollution) Outcome
No new Air Quality Management Areas were declared within the borough.
7.34 Air Quality Management Areas (AQMAs) may be declared when there is an exceedance or likely exceedance of an air quality objective. After declaration, the authority must prepare an Air Quality Action Plan (AQAP) setting out measures it intends to put in place.
7.35 There are currently no AQMAs in the borough, although the council has been undertaking air quality monitoring at Winton Square in Basingstoke Town to understand whether there is exceedance of the air quality objective. The outcome of this monitoring will inform whether an AQMA is required. Full data can be viewed in
68 Page 114
the council’s Air Quality Annual Status Report26 and updates will be reported in the 2017/18 AMR. 7.7 Historic environment Target
To ensure development conserves or enhances the quality of the borough’s heritage assets in a manner appropriate to their significance.
Relevant Policies
EM10 (Delivering High Quality Development) and EM11 (The Historic Environment). Outcome
Three conservation areas (and their appraisals) were under review during the monitoring year.
7.36 There are more than 40 conservation areas in the borough. The earliest of these were designated by Hampshire County Council in the early 1970s and the most recent by the council in 2016. These areas vary greatly in character, size and history, from densely built-up urban areas of central Basingstoke to peaceful rural villages and parkland. The council has produced a conservation area appraisal for each of the borough's conservation areas, and has adopted these as supplementary planning guidance27. Some small or neighbouring conservation areas share an appraisal.
7.37 The council is currently reviewing and updating the conservation area appraisals in line with a prioritisation timetable. Following the completion of the Basingstoke Town Conservation Area appraisal28 and management plan in 2015, appraisals at Kingsclere, Overton and Whitchurch are currently being reviewed.
Table 7.3: Conservation area review status Conservation Area Review Status
Kingsclere Currently under review – SPD adoption expected in Winter 2017.
Overton Currently under review.
Whitchurch Currently under review.
Section 8: Economic development
26 Available via: https://www.basingstoke.gov.uk/content/page/48388/Air%20Quality%20Annual%20Status%20Report %20ASR%202016.pdf 27 https://www.basingstoke.gov.uk/conservationappraisals 28 https://www.basingstoke.gov.uk/content/page/24256/Conservation%20area%20appraisal.pdf
69 Page 115
8.1 The Local Plan seeks to maintain and enhance the borough’s position as a prosperous, economic centre by: enhancing existing and enabling the provision of high quality employment space; directing new employment to appropriate locations; supporting key employment sectors; protecting and enhancing the role, vitality and vibrancy of the borough’s town, district and local centres; and supporting economic development in the borough’s smaller settlements and the countryside.
8.1 Employment land Target
To secure sufficient employment land to meet the borough’s needs.
Relevant Policies
EP1 (Economic Growth and Investment), EP2 (Employment Land and Premises), EP4 (Rural Economy) Outcome
3,472m2 of gross employment floorspace was completed in the borough during the monitoring year. The net change in employment floorspace was a loss of 23,249m2. There is 29.03ha of available employment land in the borough, (land within allocated strategic employment areas and with planning permission). This is a reduction of 7.07 ha over the position on 1 April 2016.
8.2 The council monitors the creation and loss of employment floorspace, and the amount of available employment land. This provides an indication of how well the local economy is functioning.
Change in amount of employment floorspace 8.3 A total of 3,472 m 2 (gross) of new employment floorspace was completed during the monitoring year. The largest single gain was from the erection of a warehouse/ workshop in Priestly Road (1,050 m2, Ref: 15/04107/FUL).
Table 8.1: Floor space developed for employment uses (m2) (Source: Hampshire County Council) B1 – B2 – B8 – B1-B8 Total (m2) Business Industrial Storage
Gross 1,098 0 0 2,374 3,472
Net -12,309 -272 -13,042 2,374 -23,249
8.4 There was a net loss of employment floorspace, however this was principally due to two large developments:
70 Page 116
The conversion of Churchill Plaza from an office use to residential accommodation; and The redevelopment of the former Macmillan site in Houndmills including demolition of existing office and storage and distribution buildings on site, for the creation of new general industrial (Class B2) and storage and distribution use.
8.5 In the case of the Macmillan site, development is under construction for 10,050sqm of new B2 and B8 floorspace, so the loss will mainly be replaced over the next monitoring year.
Table 8.2: Developments resulting in the loss of employment floorspace (Source: Hampshire County Council)
Ref Site Summary of Est. In a Reason for Address proposal floorspa strateg allowing ce loss ic (m2) employ ment area (Y/N)
15/044 Former Demolition of the 13,042 Y Employment 85/FUL Macmillan existing buildings and floorspace loss site, Brunel redevelopment for B2 would be temporary Road and B8 when the site is redeveloped.
16/005 Churchill Change of use from 12,542 N Permitted 04/GP Plaza B1a (office) to C3 Development rights - DOFF (residential) therefore outside the control of the planning framework.
14/036 Lambden Change of use of 272 N It was considered 41/FUL Engineering agricultural that whilst the , Harroway, engineering workshop application would Whitchurch to residential use result in the loss of an employment use, the proposed development would not be more harmful than the existing lawful use
15/009 Leamington Partial demolition of 865 N Permitted 75/FUL Court, office building (B1a) Development rights, Andover, and conversion of therefore outside the Newfound remainder to form 7 control of the dwellings planning framework.
71 Page 117
Employment land availability 8.6 The amount of available employment land (land within allocated strategic employment areas and with planning permission) at 31 March 2017 was 29.03ha, falling from 36.1ha the previous year (a decrease of 7ha). Of this reduction, 6.61ha was within Strategic Employment Areas.
8.7 The loss was principally due to the employment land being lost to housing (Aurum site, Chineham: 4.21ha, and Whitway Farm: 1.00ha), but also due to a number of planning permissions for smaller employment uses being implemented (resulting in the land no longer being available).
Table 8.3: Comparison of the total amount of employment land available by type in 2016 and 2017 (available land within allocated strategic employment areas and with planning permission) (Source: Hampshire County Council) Hectares B1 B1a B1b B1c B2 B8 B1-B8 Total
March 15.78 12.08 0 0 0 0.48 7.76 36.10 2016
March 10.57 11.06 0 0 0.28 0.48 6.64 29.03 2017
Table 8.4: Total amount of employment land available each year over the plan period (available land within allocated strategic employment areas and with planning permission) 80 69.61 69.69 70
60 57.49
50 38.24 40 36.1 29.03 30
20
10
0
8.8 Although the amount of available land within allocated strategic employment areas and with planning permission is falling, evidence suggests that there is also scope for intensification on existing employment sites. The council’s emerging economic needs assessment will provide up-to-date information about the borough’s future employment needs and help to inform future land requirements.
72 Page 118
8.2 Job creation Target
The Local Plan will aim to support the creation of between 450-700 (net) jobs per annum. Relevant Policies
EP1 (Economic Growth and Investment).
Outcome
The provisional BRES data (for 2016) indicates that 300 net new jobs were provided in the borough during the monitoring year (3 year moving average). This falls short of the job creation target in the Local Plan, however due to the change in methodology over the last year and the inherent fluctuations in the data due to sampling variability, it is suitable to assess longer term trends.
8.9 The Local Plan includes a job target range of between 450-700 net new jobs per annum over the plan period.
8.10 The Business Register and Employment Survey (BRES) provides information on employee job numbers and employment numbers (employment includes the number of employees plus the number of working owners). BRES is a sample survey estimating the number of employees and employment, and as such, the results are indicative of trends rather than actual numbers. In order to smooth out the year on year fluctuations inherent in the data due to sampling variability, a new time series showing a 3 year moving average has been created, with the resultant employee and employment numbers rounded to the nearest hundred.
8.11 As of 1 January 2016, the BRES calculation method has been amended to include Pay As You Earn (PAYE) businesses. This results in higher number of people in employment and employees and difficulties comparing year-on-year data.
Table 8.3: BRES data for employees and employment (Source: BRES, 201729) Year Employe Employee Change Employmen Employme Change in es s (3 year in t (annual) nt (3 year employmen (annual) moving employe moving t average) es average)
2009 82,400 82,100 85,200 85,400
2010 82,300 82,700 84,700 85,900
2011 83,700 82,800 86,600 85,500
2012 79,900 81,900 -900 82,100 84,500 -1000
2013 81,900 81,800 -100 84,500 84,400 -100
2014 77,800 79,900 -900 79,800 82,100 -300
29 Source: https://www.ons.gov.uk/employmentandlabourmarket/peopleinwork/employmentandemployeetypes/d atasets/localauthoritydistrictbusinessregisterandemploymentsurveybrestable6
73 Page 119
2015 79,300 79,700 -200 80,800 81,700 -400
201630 83,000 80,000 +300 84,900 81,800 +100
8.12 BRES also includes information about the number of employees by sector, and shows that since 2011 there has been a reduction in manufacturing jobs but increases in retail, administrative and support services, and human health and social work activities. 8.3 Basing View Target
Basing View will be protected as a high quality employment site for employment use (B1 class), as well as containing a mix of town centre uses and residential (300 units). Relevant Policies
SS8 (Basing View) Outcome
Planning permission was granted for a new office building on Basing View Two planning permissions were granted for the refurbishment of other offices.
8.13 The Local Plan identifies the aim to regenerate Basing View as a ‘21st century business location’, and that it will be protected as a ‘high quality strategic employment site’. Policy SS8 identifies three sub-area within Basing View and the types of uses that will be permitted in each area.
Table 8.4: Planning applications approved within Basing View (1 April 2016 – 31 March 2017) Planning Address Summary of proposal Development Conformity application type with Policy reference SS8
16/02204/FUL The Square Refurbishment of office Refurbishment Yes Basing building View
16/02446/FUL Matrix Refurbishment of office Refurbishment Yes House building and landscaping works
16/02553/FUL Land at Demolition of existing car New office Yes former park and erection of a space (B1a) Scott ground plus 4-storey House building for B1 office use (6,898m2 GEA) with multi- storey car park and associated servicing and landscaping
30 These figures will be finalised in 2018 and are in draft form prior to their finalisation.
74 Page 120
8.14 As the freeholder of Basing View, the council is working with development partner Muse to help promote and stimulate new investment in the area, and to invest in long term future of Basing View.
8.15 The vision for Basing View includes a mix of new office space; a business class hotel; and other supporting facilities to ensure Basing View is a first class destination. It is envisaged that the project has the potential, over the next 15 years, to double the current number of jobs currently available at the business park to around 10,000. Basing View was designated as an Enterprise Zone on 1 April 2017.
8.4 Retail Target
To support the vitality and viability of centres.
Relevant Policies
EP3 (Town, District and Local Centres)
Outcome
447m2 of new retail floorspace was built over the monitoring period, and change of use was permitted for two new retail uses. The policy provided flexibility to allow non-retail uses in Basingstoke town centre in appropriate locations that would not undermine the vitality, viability or character of the frontage.
8.16 Local Plan Policy EP3 (Town, district and local centres) identifies a hierarchy of town, district and local centres which are protected in accordance with national policy. Basingstoke Town Centre is the principal centre of the borough. District centres (serving day-to-day needs of the local populations) are identified at Brighton Hill, Chineham, Overton, Tadley and Whitchurch; and a local centre is identified in Kingsclere. Local shopping parades, such as those in the neighbourhoods of Basingstoke and Tadley are protected by Local Plan policy CN7 (Essential Facilities and Services).
Completions
8.17 447m2 of retail floorspace (Use Class A1) was completed during 2016/17. This was a retail unit within the centre at Sherfield Park (residential estate).
Consents
8.18 The following planning applications were approved over the monitoring period that resulted in the gain or loss of A1 (retail) floorspace. The largest changes related to the conversion of retail units in Basingstoke town centre to food and beverage uses. These applications were assessed on their merits and found to have an acceptable impact upon the vitality and viability of the frontages.
Table 8.5: Permissions for the gain of retail floorspace (1 April 2016 – 31 March 2017)
75 Page 121
Planning Site Address Proposal Floorspace Reason: Application Gain (sqm) reference
16/00318/FUL Ground floor, Change of use of 35 Edge of centre location. Glebe Farm, ground floor from Consideration given to Churchill beauty salon to existing use. Way, sandwich shop (A1) Basingstoke
15/03970/FUL 3 New Street, Change of use from 47 Site within the town centre Basingstoke restaurant to A1/A2 boundary. Acceptable in and C3 principle.
Table 8.6: Permissions for the loss of retail floorspace in town, district and local centres (1 April 2016 – 31 March 2017). Planning Site Address Proposal Floorspace Reason Application Loss (sqm) reference
16/01720/FUL Unit R7a Change of use from 25 Complementary use would Festival Place shop to restaurant not undermine vitality or (A3). viability of primary frontage so would comply with EP3.
16/04217/FUL 15 London Change of use from 77 Unit is vacant and use Street, shop to bingo use would contribute to the Basingstoke, (D2) variety of uses in the RG21 7NT secondary frontage
16/03841/FUL 50a Festival Change of use from 558 Unit was vacant. Place shop to restaurant Complementary use would not undermine vitality or viability of primary frontage so would comply with EP3.
16/03514/FUL 19 Wote Change of use from 203 Use would contribute to Street, shop to restaurant the variety of uses in the Basingstoke (A3) frontage.
76 Page 122
8.5 Rural economy Target
Development proposals for economic uses in the countryside will be permitted where they accord with policy EP4. Relevant Policies
EP4 (Rural Economy) Outcome
Ten planning applications were granted that would support economic development in the countryside.
8.19 Policy EP4 supports suitable development in the countryside which contributes towards economic growth. The Plan recognises that rural jobs can enhance the vitality of rural communities and meet identified needs. The following planning applications proposed uses that would benefit the rural economy and were found to be acceptable when judged against the plan as a whole and other material considerations.
Table 8.7: Permission granted for rural economy sites during the monitoring year. Planning Site Address Proposal Application reference
15/04450/RET Test Valley Golf Club, Change of use to mixed use to allow non- Overton golf related functions to be held (Retrospective)
16/00119/RET Hollington Park Glamping, Change of use of woodland to glampsite. Woolton Hill
16/00278/FUL Basingstoke Country Hotel, Internal alterations to provide an additional Nately Scures, 21 bedrooms
16/01267/FUL Chilton Manor Farm, Change of use of existing barn to B1 Use Farleigh Road, Chilton for coffee production business Candover
16/01936/FUL Burley House, Woolton Erection of a building with hardstanding for House Stud, Woolton Hill the storage of agricultural, horticultural and grounds maintenance equipment
16/02146/FUL Lane End Farm, Ball Hill Erection of purpose built workshop/office Road, Hatt Common, East unit (Use Class B2), following demolition of Woodhay dilapidated agricultural type buildings
16/02473/FUL Building At Beacon House, Change of use from workshop to offices, Harts Lane, Burghclere, with two storey front and side link extension Hampshire
16/03064/FUL Park House Stables, Erection of two buildings to provide stabling, Winchester Road, with each building incorporating 1 no. 1 bed
77 Page 123
Kingsclere, Newbury, groom's flat Hampshire
16/03236/FUL Home Farm Barn, The Erection of agricultural building for Avenue, Farleigh Wallop machinery storage following demolition of stable block and lean-to shed on Dutch Barn
16/01999/FUL The Sun Inn, Winchester Erection of two storey rear extension to Road create 20 letting rooms with internal alterations.
8.6 Leisure and tourism Target
New and improved leisure facilities will be permitted at Basingstoke Leisure Park where there is no significant adverse impact on existing town or district centres within Basingstoke.
Relevant Policies
SS9 (Basingstoke Leisure Park)
Outcome
No planning applications were permitted on the Leisure Park site.
8.20 Basingstoke Leisure Park is the borough’s prime leisure destination. The site is owned and managed by the council. Policy SS9 designates the Leisure Park as a focus for new and improved recreation and leisure facilities with the potential to attract participants from across the borough and wider area. The boundary for the Leisure Park is defined on the Policies Map31.
8.21 No planning applications were submitted on the Leisure Park site during the monitoring year.
31 Available via: https://www.basingstoke.gov.uk/content/page/45104/2_BASINGSTOKE%20TOWN%20AREA%20WE ST.pdf
78 Page 124
Section 9: Infrastructure
9.1 Facilities and services Target
To protect, provide and improve facilities and services where they are required.
Relevant Policies
CN7 (Essential Facilities and Services), CN8 (Community, Leisure and Cultural Facilities)
Outcome
7 planning applications granted that resulted in additional or improved facilities and services 2 planning applications granted for the loss of essential facilities and services
9.1 The retention and improvement of essential facilities and services is a key issue, particularly for residents outside Basingstoke Town. Local Plan Policy CN7 (Essential Services and Facilities) seeks to protect and enhance facilities that meet residents’ day to day needs, such as health care facilities, shops, post offices, pubs, educational facilities, places of worship, community buildings and cemeteries. Policy CN8 (Community, Leisure and Cultural Facilities) supports the retention and enhancement of community, leisure and cultural facilities and services which enrich and ensure the vitality of communities.
9.2 The following applications were approved for new or enhanced local facilities during the monitoring year:
Table 9.1: Approved applications for change of use to new facilities and services Planning Site Address Change Change of Within Reason Application of use use to settlem permitted reference: from ent? (Y/N)
16/01630/FUL 13 Faraday B1 D1 Y Loss of Court, (Physiotherapy employment Basingstoke clinic) complied with Policy EP2. No external alterations required.
16/00909/FUL 9 Hassocks B1 D1 (Centre for Y Loss of Wood Business disabled adults employment Centre, and children) complied with Stroudley Road, Policy EP2. No Basingstoke external alterations
79 Page 125
required.
16/00687/RET Unit 10, Aviary B1 D1 (Dental Y The business Court, surgery) activities were Basingstoke not considered to affect surrounding businesses. The case officer noted that the application was in compliance with the relevant policies.
16/00606/FUL 58-59 Watson B1 D1 (Children’s Y It was noted that Way, nursery) the loss of office Basingstoke space (222sqm) would not have any detrimental impact on the office stock or local community.
Table 9.2: Approved applications for new and enhanced facilities and services Planning Site Address Proposal Within Reason Application settlem permitted reference: ent? (Y/N)
16/04740/FUL Melrose Meeting Extension of existing facility Y Complied with Hall, Abbey to form new hall, reception the relevant Road, RG24 office and entrance. design (and 9ES other) policies in the Plan
16/04638/FUL Horris Hall Construction of a new N Complied with School, Horris theatre and assembly hall. the relevant Hill, Newtown design (and Common, RG20 other) policies in 9DJ the Plan
16/01495/FUL Baden Powell Erection of new leisure and Y Proposal would Centre, community building enhance facility Milkingpen Lane, following demolition of Old Basing existing scout hut
16/00902/FUL Basingstoke Erection of a weather Y Proposal would Rugby Club, shelter enhance facility
80 Page 126
Down Grange
16/01566/FUL Down Grange, Creation of Hockey Pitch, Y Proposal would Basingstoke associated fencing and enhance facility floodlighting. Replacement (sports of existing rugby pitch with complex). 3G pitch, associated fencing, with 200 seat athletics stand
16/02731/FUL The Beacon PH, New children’s play area (at Y Would enhance Kings Road public house) community facility (public house)
16/02859/FUL Howard Park Erection of a replacement Y Replacement bowling club, pavilion facility for South Ham bowling club
9.3 Two applications were granted for the loss of essential facilities, both of which were considered to meet the relevant policy criteria.
Table 9.3: Applications for change of use resulting in the loss of essential facilities and services: Planning Site Change of Change of Reason permitted Application Address use from use to reference:
16/04074/FUL Mulfords Hill D1 C2 Proposed use would still Centre, (Community (Residential provide a service to the Tadley, mental heath care for community. RG26 3HX centre) adults with learning disabilities)
16/02245/FUL Cottage Day D1 C3 The nursery had closed Nursery, (Children’s (Residential) and there was no local North nursery) need. It was determined Sydmonton, that the requirements of RG20 4UL Policy CN7 had been met.
9.4 No appeals were determined in relation to ALP Policies CN7 or CN8.
9.2 Delivery of new infrastructure Target
81 Page 127
To provide and contribute towards the provision of additional services, facilities and infrastructure.
Relevant Policies
CN6 (Infrastructure), CN9 (Transport), SS10 (Chineham Railway Station), SS11 (Whitchurch Railway Station Car Park). Outcome
New transport, education, community and green infrastructure was delivered across the borough to support new development.
Transport 9.5 The provision of a safe, convenient and efficient transport network in the borough is key to supporting residents, employees and visitors to the borough as well as assisting the wider economy. The following transport infrastructure was delivered over the monitoring year.
Table 9.4: Infrastructure delivered during the monitoring year Infrastructure Work Undertaken Cost
A30 Winchester Road Roundabout improvements: £2.7m Widen approaches and signalise entries to roundabout. Widen roundabout. Increase capacity. A33 Ringway and Popley Junction Improvements including £2.5m Way redesignation of road space on roundabout Improved pedestrian / cycling facilities. Increase capacity. Additional approaches at Popley Way
A340 Junction Dualling of section of A340 past the £4.85m Aldermaston Road development site. Access to Merton Rise development site. Increase capacity. Improved pedestrian / cycling facilities.
Education 9.6 The expansion to Marnel Infant and Junior School was completed during the monitoring year. This involved the expansion of the school from three forms of entry to four forms of entry.
9.7 Two planning applicants for schools were approved by Hampshire County Council as the Local Planning Authority over the monitoring year.
Table 9.5: Consents for schools during the monitoring year Planning Address Proposal
82 Page 128
Reference:
16/02787/CC3 Oakridge Infant And Junior Expansion to Oakridge Infant and Junior School, Oakridge Road, Schools, associated landscaping works Basingstoke, Hampshire, including car parking, photovoltaics, and RG21 5RR single temporary modular building.
16/01947/CC3 Four Lanes Infant School, Proposed double temporary classroom Hanmore Road, Chineham modular building. Basingstoke, Hampshire, RG24 8PQ
Sports 9.8 The council used S106 to fund a new lift in Basingstoke sports centre to provide improved disabled access.
Community facilities 9.9 Tadley Youth Centre was completed and opened in September 2016, which included funding from Section 106 contributions and the Local Investment Fund (LIF). Section 106 contributions also funded a number of smaller local-level schemes and enhancements across the borough associated with mitigating the effect of development.
Public open space and play 9.10 New Multi Use Games Areas (MUGAs) were installed at Popley Community Park (Aldermaston Road) and Tintern Close, Popley. A number of smaller schemes were also delivered across Basingstoke including new play equipment, footpaths, planting and seating.
9.11 The council also allocated funding to rural parishes to allow them to undertake small schemes in their areas.
83 Page 129
Further information
If you would like to be kept up to date with notifications regarding planning policy documents and/or neighbourhood plans in Basingstoke and Deane, please join our consultation database. You can join by:
Emailing [email protected] Visit our website www.basingstoke.gov.uk/planning-policy-consultations and sign up using the online form Telephone: 01256 844844
84 Page 130
Appendices
Appendix 1: Progress with Neighbourhood Planning (at 1 April 2017)
85 Page 131
Appendix 2: Adopted Local Plan policies
Policy Reference Policy Name
Delivery of the Strategy
SD1 Presumption in Favour of Sustainable Development
SS1 Scale and Distribution of New Housing
SS2 Regeneration
SS3 Greenfield Site Allocations
SS3.1 Swing Swang Lane, Basingstoke
SS3.2 Kennel Farm
SS3.3 Razors Farm
SS3.4 North of Popley Fields, Basingstoke
SS3.5 Overton Hill
SS3.6 South of Bloswood Lane
SS3.7 Redlands
SS3.8 Upper Cufaude Farm
SS3.9 East of Basingstoke
SS3.10 Manydown, Basingstoke
SS3.11 Basingstoke Golf Course
SS3.12 Hounsome Fields
SS4 Ensuring a supply of deliverable sites
SS5 Neighbourhood Planning
SS6 New Housing in the Countryside
SS7 Nuclear Installations – Aldermaston and Burghfield
SS8 Basing View
SS9 Basingstoke Leisure Park
SS10 Chineham Railway Station
SS11 Whitchurch Railway Station Car Park
Community Needs
86 Page 132
CN1 Affordable Housing
CN2 Rural Exceptions for Affordable Housing
CN3 Housing Mix for Market Housing
CN4 Housing for older people/Specialist housing
CN5 Gypsies, Travellers and Travelling Show People
CN6 Infrastructure
CN7 Essential Facilities and Services
CN8 Community, Leisure and Cultural Facilities
CN9 Transport
Environmental Management and Climate Change
EM1 Landscape
EM2 Strategic Gaps
EM3 Thames Basin Heath Special Protection Area
EM4 Biodiversity, Geodiversity and Nature Conservation
EM5 Green Infrastructure
EM6 Water Quality
EM7 Managing Flood Risk
EM8 Commercial Renewable/Low Carbon Energy Generation
EM9 Sustainable Water Use
EM10 Delivering High Quality Development
EM11 The Historic Environment
EM12 Pollution
Economic Development
EP1 Economic Growth and Investment
EP2 Employment Land and Premises (B-Use Classes)
EP3 Town, District and Local Centres
EP4 Rural Economy
EP5 Rural Tourism
87 Page 133
Appendix 3: Land Supply Position 2016/17 (Base date of 1 April 2017 but commentary updated to September 2017)
Remainder of 5 year supply 5-10 years plan period
Net Unlikely Dwls within Settle avail 2011 2017/ 2018/ 2019/ 2020/ 2021/ 2022/ 2023/ 2024/ 2025/ 2026/ 2027/ 2028/ Plan Net Site ment able -17 18 19 20 21 22 23 24 25 26 27 28 29 period Total Total Completions 2011-2016
2977 Sites with Planning Permission Page 134 Page Large site commitments (10 or more units)
Under construction - meets the deliverability tests as set out in the NPPF. The site has outline permission for 784 units (BDB73174) and the landowners, Hampshire County Council (HCC), sold the site in October 2012. The entire site is now within the ownership of Persimmon Homes (being built out as Persimmon and Charles Church brands). Permission was gained for reserve matters on phases 3 and 5 in June 2013 and these phases are now complete (15 units completed in 2013/14, 118 in 2014/15 and 84 units in 2015/16). A reserved matters application for 122 units on Phase 4 (14/01913/RES) was approved in August 2015 and an application for phase 6 for 147 units (15/02040/RES) was approved in March 2016. A reserved matters application for phase 2a (40 units) was approved in January 2017 (15/02040/RES), and for Phase 2 (250 units) in October 2016 (16/01794/RES). 60 units were completed in 2016/17 with 277 completions in total. The predicted completion rates reflect numbers of starts on site (63 under construction at April) and phasing information provided by the developer through the site monitoring consultation, which North of outlined that the site would be completed by Popley/ Basing 2020/21. 75 completions in 2017/18 will complete Merton Rise stoke 507 75 150 132 100 50 0 0 0 0 0 0 0 0 507 the phases currently under construction.
88
A full planning application (16/00614/FUL) for 90 units was granted planning permission in December 2016. The site is currently under construction by Bovis Homes. The phasing outlined reflects information provided by Bovis Homes through the site monitoring consultation (30 units in 2017/18 and 60 in 2018/19) although a Aldermaston Basing more conservative rate has been used for land Road Triangle stoke 90 30 30 30 0 0 0 0 0 0 0 0 0 0 90 supply purposes,
The site received outline planning permission in June 2017 (BDB/74447) with a reserved matters application for all of the units ((17/02383/RES) currently being considered. It is owned by the HCA with Zero C as their preferred partner to deliver the site with custom-build homes. The A339 HCA and Zero C continue to advise that they wish Newbury to move forward and progress the site quickly and Road Zero C have stated, through the site monitoring 'Trumpet' consultation that they expect to be on site in 2017 Junction / The Basing with plots starting to be marketed at a similar time. Spinney stoke 122 0 30 50 42 0 0 0 0 0 0 0 0 0 122 The site is due to be complete by 2021.
Page 135 Page The site meets the deliverability tests as set out in the NPPF. The site is owned by the HCA and has outline consent for 585 dwellings (13/00579/OUT). A reserved matters application for phase 1 for 300 units (15/00537/RES) was granted by the LPA in December 2015. Delivery projections are based on the information provided by the developer, David Wilson Homes (Barratt Group) through the site monitoring consultation, which indicates a relatively conservative rate of development of 60 units per annum. The site has been delayed due to the front loading of primary infrastructure works required by the HCA as a condition of contract and this has resulted in a significant reduction in Land north of completions for 2017/18 compared to previous Park Prewett, monitoring predictions. However, 24 units were former golf Basing under construction at April 17 with a further 45 course stoke 585 60 60 60 60 60 60 60 60 60 45 0 0 0 585 starts between Apr-Jun17.
89
The site is suitable for housing development and had a 5 year consent for 205 units (BDB54937). It is currently let for employment use. An extension of time application (BDB/76691) has been submitted and there is a resolution to grant subject to the legal agreement. There remains a reasonable prospect of the site being developed for residential purposes in the future, possibly as part of a more comprehensive development of Council owned land along Alencon Link. The site remains outside Clifton House, of the 5 year land supply as it fails to meet the Bunnian Basing deliverability tests set out in the NPPF in that the Place stoke 205 0 0 0 0 0 100 105 0 0 0 0 0 0 205 site is not available now. The site is the remainder of a larger scheme for tied staff accommodation at Cheam Hawtreys School (BDB/63103, 2006). The school has confirmed, through the site monitoring consultation, that whilst the site will be delivered in due course, at present they have no intention to build out the Cheam remaining 6 units within the next 5 years. The site Hawtreys, has therefore been phased into the 5-10 year time Newbury Headl band and its future delivery will continue to be Road ey 6 0 0 0 0 0 0 0 6 0 0 0 0 0 6 reviewed through the annual monitoring process. Page 136 Page The site meets the deliverability tests set out in the NPPF. Planning permission was granted in October 2013 for the conversion of the upper floors of the building to form 14 residential units (BDB/75489). A further application has since been granted for one additional flat (16/02676/FUL in September 2016). The site is under construction 20 (Fishnet Buildings Limited) and is due to be Winchester Basing completed in 2017/18, as confirmed by the agent street stoke 15 15 0 0 0 0 0 0 0 0 0 0 0 0 15 through the site monitoring consultation.
90
The site was allocated in the Adopted Local Plan (2011-2029) (May 2016) and was granted outline planning permission at appeal in September 2013 for 450 units (BDB/75761) along with detailed permission for 200 units (BDB/75762). The reserved matters application for phase 2, for 250 units, (16/01794/RES) was granted in October 2016. The first phase is under construction and 86 units had been completed by April 2017. Both phases are being constructed by David Wilson Homes. Delivery rates reflect information submitted by the developer (David Wilson Homes Southern) through the site monitoring consultation and also the number of starts on site (72 units were under construction at April 2017 with 16 further starts between April and June 2017. 30 units were completed between Apr-June 2017). The site has experienced a number of delays and the delivery North of Basing rates have been reduced to a conservative 65 dpa, Marnel Park stoke 364 80 65 65 65 65 24 0 0 0 0 0 0 0 364 in line with developer expectations. The site was granted outline permission in October 2013 (13/00898/OUT) and reserved matters for 49
Page 137 Page units in September 2014 (14/00861/RES). 13 units were completed on site in 2015/16 with 23 completions in 2016/17. The developer Bloor Homes has confirmed that the site is near to completion with the final units expected to be Harwood Woott completed early in 2017/18. This position has been Paddock on Hill 13 36 13 0 0 0 0 0 0 0 0 0 0 0 0 13 confirmed by site visits.
This allocation in the adopted Local Plan (2011- 2029) (Policy SS3.2) was granted outline planning permission at appeal in January 2014 for up to 310 units (BDB/77382).The reserved matters application was granted in September 2015 (15/00905/RES). The land remains in the ownership of Wates and Linden Homes. Linden Homes are carrying out the development, with work currently underway and no delays have been experienced undertaking work on site. 30 units were completed in 2016/17. Delivery rates generally reflect the number of starts on site (82 under construction at April 2017. with a further 49 starts from April to June 2017. 38 units were complete by June 2017), and the build programme provided by the developer (Linden homes), who are now predicting a more conservative delivery rate of 60dpa. The developer has stated however, Basing that if the opportunity arises, they will be looking to Kennel Farm stoke 280 60 60 60 60 40 0 0 0 0 0 0 0 0 280 accelerate their programme.
91
The site comprises two elements, an office conversion at the front (14 units) (13/02705/GPDOFF) approved in February 2014 and the construction of 10 residential units at the rear of the site. The 14 flats were completed in 2015/16 with the 10 new build units completed in 16-18 2016/17. Permission for an additional 2 units in the Winchester Basing roof (15/04126/FUL) was granted in June 2016. Road stoke 2 2 0 0 0 0 0 0 0 0 0 0 0 0 2 These are expected to be completed in 2017/18. A prior notification was approved for the conversion of the building to 36 flats (15/00503/GPDOFF) in April 2015. Full planning permission was granted for an extension to provide an additional 14 flats (15/01309/FUL) in May 2016.The site is under construction and site visits undertaken as part of the annual monitoring process confirmed that the 37-41 Wote development is at a very advanced stage. The site Street /Sun has been developed by Desire Homes and the flats Alliance Basing are being marketed by 'Festival Apartments' as House stoke 50 50 0 0 0 0 0 0 0 0 0 0 0 0 50 'available now' The site received planning permission, subject to legal agreement, in September 2009 (BDB71030) for 63 dwellings and 2,740m2 commercial Page 138 Page floorspace. The site has had on-going issues regarding viability associated with letting the commercial units and the permission subsequently lapsed in 2013/14. A new application for 57 residential units was granted in August 2014 (13/00155/FUL). 48 units were completed in 2016/17 and Bellway have confirmed, through the Kempshott Basing annual site monitoring process, that the remainder Park stoke 9 9 0 0 0 0 0 0 0 0 0 0 0 0 9 will be completed in 2017/18.
The site is allocated for approximately 420 units in the Adopted Local Plan (2011-2029) (Policy SS3.3). Outline planning permission was granted on appeal in September 2014 for 425 residential units (BDB/77341) and phase 1 reserved matters was approved in January 2016 for 137 dwellings (15/02513/RES). Reserved matters for phase 2 (157 units -16/03842/RES) was approved in March 2017 and Phase 3 for 131 dwellings (17/02302/RES) is currently being considered. The site is in the ownership of Croudace Homes and development has commenced with 9 homes being delivered in 2016/17. 88 units were under construction at April 2017 with a further 11 starts April to June 2017. There were 3 completions Apr- Jun17. The delivery trajectory has been agreed Basing with the developer through the annual site Razors Farm stoke 416 90 90 90 90 56 0 0 0 0 0 0 0 0 416 monitoring process.
92
A prior notification was approved for the conversion of the building to residential use (14/02433/GPDOFF) encompassing 12 units. However, a new application for 70 units on the site (15/03170/FUL) was granted permission in December 2016. The agent has confirmed that the site continues to meet the deliverability tests set out in the NPPF and that the homes will be delivered within the next two years. The site has Basing been cleared to enable development to take place Wella (GB) stoke 70 0 70 0 0 0 0 0 0 0 0 0 0 0 70 imminently. Planning permission for the conversion of this council owned building to 10 residential units was granted in October 2014 (14/00759/FUL / 14/00760/LBC). BDBC Property Services is finalising an agreement with Mears, BDBC’s empty homes partner, to convert the building to 10 dwellings. Work is expected to commence in Chineham Basing 2017/8 with completions in 2019/20. House stoke 10 0 0 10 0 0 0 0 0 0 0 0 0 0 10 The site is allocated as part of a larger allocation in the adopted Local Plan (2011-2029) for 150 units (Policy SS3.6) but will be built out separately. Full planning permission was granted to
Page 139 Page Bewley/Banner Homes for this part of the site in October 2014 (BDB/77828). Construction is underway and there were 41 starts by June. The first homes are due to be brought to market soon. Bewley Homes, has confirmed the predicted Bloswood Whitch delivery rates, through the site monitoring Lane urch 83 40 43 0 0 0 0 0 0 0 0 0 0 0 83 consultation.
93
In August 2010 the principle of residential development on the site was established when a resolution to grant outline planning permission (subject to legal agreement) was gained for 472 units (BDB71913). However, the developer was unable to complete the contract and this fell away in January 2012. Sentinel Housing Association who gained outline planning permission for 578 units (14/00865/OUT) in January 2015 has since purchased both the Victoria site and the Eli Lilley site. Reserved matters consent for the full 578 units (15/03667/RES) was granted in May 2016. The site is owned by Vestal Developments Ltd, and is a joint venture between Barratt Homes and Vivid Homes (formerly Sentinel). Work has commenced on site and the first 12 units were completed in 2016/17. Delivery projections are based upon starts on site (91 units under construction at April 2017 with a further 35 started April to Jun1720. 45 units were completed by June 17), and figures provided by Barratt Homes through the annual site monitoring consultation. The high delivery rates reflect the dense, urban character of the scheme. 56 of the units are to be delivered in the existing
Page 140 Page ‘white building' and an application to increase this to 96 units (17/02279/FUL) is currently being Eli Lilley/ Basing considered. This is included in the schedule as an Chapel Hill stoke 566 120 105 120 120 80 21 0 0 0 0 0 0 0 566 additional site opportunity. A prior notification was approved for the conversion of the building to residential use (14/03542/GPDOFF) for 29 units in January 2015 with a further 1 unit added through an application in January 2016 (15/03960/FUL). An application for 7 additional units on an additional floor was granted in December 2016 (16/00971/FUL). The Fairfield Basing development is under construction and has been House stoke 37 37 0 0 0 0 0 0 0 0 0 0 0 0 37 placed in 2017/18.
Full planning permission was granted on appeal for 70 units in January 2015 (13/02553/FUL). An amended layout was permitted in December 2016 (16/00391/FUL). Extensive site preparation works have taken place (including a new access roundabout), and the developer (Redrow homes) commenced work on the new homes in July 2017. The predicted completions are in line with the Basing response from the developer to the site monitoring Worting Farm stoke 70 26 44 0 0 0 0 0 0 0 0 0 0 0 70 consultation.
94
The site is allocated for approximately 120 units in the adopted Local Plan (Policy SS3.5). Outline planning permission was granted on appeal for 120 units in February 2015 (13/00197/OUT) and the reserved matters application (16/00626/RES) was granted for 120 units in June 2016. The site has been purchased by Bellway Homes and construction on site commenced in December 2016. 22 units were under construction at April 2017 with a further 32 starts April to June 2017.The phasing outlined generally reflects Bellway’s programme of work, as stated through the site Overto monitoring consultation, allowing for some Overton Hill n 120 50 60 10 0 0 0 0 0 0 0 0 0 0 120 slippage. Planning permission was granted for a net gain of 19 units in March 2015 (13/02321/FUL). The site is under construction and the developer (Taylor Wimpey) has confirmed, through the site monitoring consultation, that the units will be delivered in 2017/18. A planning application has been submitted to provide an additional 9 units in the hall (17/00565/FUL), and this is awaiting determination. As a result, a slightly more Main Hall, Basing conservative approach has been used for land Page 141 Page Park Prewett stoke 19 0 19 0 0 0 0 0 0 0 0 0 0 0 19 supply purposes.
Outline consent for 200 residential units was granted in March 2015 (14/01075/OUT) and Phase 1 reserved matters for 57 dwellings (15/02304/RES) was permitted in February 2016. A reserved matters application for the second phase (58 units) was granted in August 2017 (16/03524/RES) with the reserved matters application for phase 3 (6 units) being granted in May 2017 (16/04505/RES). The site is on track with Phase 1 nearly finished and work on phase 3 about to commence. A planning application for phase 4 is due to be submitted at the end of 2017. The site is under construction with 27 units completed in 2016/17. 30 units were under construction at April 2017 with a further 5 starts April to June 2017. There had been 8 completions by June 2017.The rates used are based on the number of starts and information provided by the developer (Persimmon Homes) through the site Minchens Braml monitoring consultation, with some flattening out Lane ey 173 35 60 60 18 0 0 0 0 0 0 0 0 0 173 for land supply purposes.
95
Outline planning permission was granted on appeal for up to 34 units in March 2015 (13/01522/OUT). The site’s planning agent has indicated that the homes will be delivered in 2018/19 and there are no constraints to delivery. It is unclear if a developer is associated with the site at this stage and as such, a more cautious approach to Whitch completion levels has been adopted by the LPA Caesers Way urch 34 0 0 34 0 0 0 0 0 0 0 0 0 0 34 with delivery being placed in 2019/20. A prior notification was approved for the conversion of the building to residential use (15/00526/GPDOFF) in April 2015 for 153 units. The applicant is keen to convert the building as soon as practicably possible but the landowner (Basingstoke & Deane BC) is currently requiring that the building remain in office use, meaning that the permitted development rights allowing the conversion of the building cannot currently be implemented. As a result, the site is considered to fail the NPPF deliverability tests although it is considered developable as it lies in a suitable location for housing, there is a reasonable prospect Normandy Basing that the site is available and could be viably House stoke 153 0 0 0 0 0 0 0 0 0 0 75 78 0 153 developed at the point envisaged. Page 142 Page Planning permission was granted for 14 units on the pdl site in July 2015 (14/03916/FUL). The scheme includes 11 new build units and 3 conversions. The developer (Leo Developments) has confirmed that all 14 properties have been Daneshill Basing Court stoke 14 14 0 0 0 0 0 0 0 0 0 0 0 0 14 completed and sold since April 2017. The site gained planning permission in March 2016 (14/02936/FUL) and the site meets the NPPF deliverability tests. PMC Construction on behalf of Martlet Homes (part of the Hyde Group) is developing the site and the site is under construction. Hyde housing have confirmed, St through the site monitoring consultation, that the Mary scheme is due to be complete by June 2017, Bell's Field Bourne 11 11 0 0 0 0 0 0 0 0 0 0 0 0 11 subject to the clearance of conditions. Full planning permission was granted for 14 units on the greenfield site in September 2015 (15/00571/FUL) and the site meets the NPPF deliverability tests. A further application for 17 units (16/03058/FUL) was granted in February 2017. The site has recently changed ownership. There are no constraints to the delivery of the Land at Upton development and there is a developer (Millgate Weston Road Grey 17 0 0 17 0 0 0 0 0 0 0 0 0 0 17 Homes.) associated with the site.
96
Prior notification was approved for 13 flats on the site in December 2015 (15/03777/GPDOFF) and the site meets the NPPF deliverability tests. The agent (Bdt) has confirmed, through the site monitoring consultation that the site has been sold to a developer who will implement the scheme. Delivery rates reflect other conversion schemes, Spectrum Basing with a relatively conservative approach being House stoke 13 0 0 13 0 0 0 0 0 0 0 0 0 0 13 taken. Planning permission was granted for 96 units on the pdl site in February 2016 (14/02752/FUL). The site is under construction and 59 units were under construction at April 2017 with a further 25 starts April to June 2017. 5 units were completed April to June. The developer (Bellway Homes) has Basing confirmed, through the site monitoring consultation, Area N stoke 96 60 36 0 0 0 0 0 0 0 0 0 0 0 96 a 2-year build programme completing in July 2018. Outline planning permission was granted for 30 units on the site in February 2016 (14/02489/OUT). However, the site has since changed hands and a new application (16/02664/FUL) has been submitted (August 2016) for 44 dwellings (awaiting determination). As a result of the change of
Page 143 Page approach, no completions are expected in the next Recycling few years and this is reflected in the phasing for Yard, Hurstb the site. The new owners (Cleanslate Ltd) have Hurstbourne ourne confirmed that the delivery timescales proposed Station Priors 30 0 0 10 20 0 0 0 0 0 0 0 0 0 30 are in line with their expected programme. Full planning permission was granted for 35 units on the greenfield site in March 2016 (15/01224/FUL). The developer (Persimmon) has responded to the Council’s site monitoring consultation, stating their intentions to start development in summer 2017 with a view to completing by the end of 2018. A more cautious approach has been used for the purposes of land Little Know Ashfor supply monitoring, spreading development over 2 Hill d Hill 35 0 25 10 0 0 0 0 0 0 0 0 0 0 35 years. A prior notification was approved for the conversion of the building to residential use (16/00031/GPDOFF) in March 2016 for 35 flats. The lease of the current tenants expires in autumn 2016 and the site has recently been sold. Progress is therefore being made to take the site forward but Innovation given that, there is currently no certainty over final Court, New Basing delivery timescales, completions have been Street stoke 35 0 0 35 0 0 0 0 0 0 0 0 0 0 35 pushed back to 2019/20.
97
Outline planning permission (14/02200/OUT) for 36 residential units was granted in March 2016. The site was sold by HCC to Aster Communities in May 2017. The developer has confirmed that the site is deliverable and that first completions are expected Burnham in 2018/19. ,The LPA has taken a more cautious Copse Infant approach and assumed completions will take place School Tadley 36 0 0 26 10 0 0 0 0 0 0 0 0 0 36 in 2019/20, Outline planning permission (14/00963/OUT) for 84 residential units on this greenfield site was granted in March 2016. (85 gain and 1 loss). Reserved matters (17/00519/RES) were approved in May 2017. The developer, Gleeson, has indicated through the site monitoring consultation that construction could start in 2017/18 with 12 completions in the same year. The LPA has taken a precautionary approach to allow time for the discharge of conditions and has assumed the first Beech Tree completions will take place in 2018/19. Close Oakley 84 0 50 34 0 0 0 0 0 0 0 0 0 0 84 Outline planning permission for up to 130 residential units was granted in April 2016 (14/03543/OUT) and a reserved matters application for 130 units was approved in March
Page 144 Page 2017 (16/03462/RES). Through the site monitoring consultation, the applicant’s agent (Savills), on behalf of the developer Pal Properties, has confirmed that construction commenced in mid- 2017, and will be completed by 2019/20. A more conservative rate of delivery has been assumed for Basing land supply purposes with no completions in Aurum Site stoke 130 0 60 70 0 0 0 0 0 0 0 0 0 0 130 2017/18. Outline planning permission was granted for 50 units on the greenfield site in April 2016 (15/02708/OUT). A full application proposing five additional dwellings was submitted in April 2017 (17/00936/FUL, 55 units). The site has been sold North of to Bewley Homes who have stated through the site Sherfield monitoring consultation that the site is deliverable Road and that the first dwellings will be completed in /Strawberry Braml 2018/19. The predicted completions are in line Fields ey 50 0 13 37 0 0 0 0 0 0 0 0 0 0 50 with the information submitted.
98
A prior notification was first approved for the conversion of the building to residential use (16/00504/GPDOFF) in May 2016 for 257 flats. This was increased to 283 flats by a further prior notification in April 2017 (17/00416/GPDOFF) and for an additional 2 (penthouse) flats also in April (17/00625/FUL). As these extra units fall outside of this monitoring year, they have been included as an opportunity site for land supply purposes. The investor and developer (Seven Capital) has confirmed, through the site monitoring consultation that all 285 units will be delivered by the end of 2018, although a slightly more cautious approach has been used for land supply purposes. Churchill Basing Construction is currently ongoing. Plaza stoke 257 0 150 107 0 0 0 0 0 0 0 0 0 0 257 The site, which is allocated in the draft Whitchurch Neighbourhood Plan, gained outline planning permission for 100 units in May 2016 (15/03693/OUT). A reserve matters application for 100 units (net gain of 99 due to loss of one unit) Land between (16/02508/RES) gained permission in March 2017. Winchester Barratt Homes have stated, through the site
Page 145 Page Road and monitoring, that building work will be commencing Micheldever Whitc in late 2017 with the first housing delivered in Road hurch 99 0 25 50 24 0 0 0 0 0 0 0 0 0 99 2018/19. Outline planning permission was granted for 12 units on the site in May 2016 (15/03029/OUT). The agent (Provision) has stated, through the site monitoring consultation that they are confident that the development is deliverable within the next 5 years although it is likely to come forward towards the end of the 5 year period. The site is currently Land between being sold to a housebuilder, with a reserved Elmdene and matters application expected to be submitted Fairholme shortly. Completions are therefore predicted in Road Tadley 12 0 0 0 12 0 0 0 0 0 0 0 0 0 12 2020/21. Outline planning permission was granted for up to 65 units on the greenfield site in May 2016 (15/02682/OUT). The agent (Hollins Strategic Land) has confirmed, through the site monitoring consultation that the reserved matters application will be submitted for 65 dwellings by September/October 2017 and that are no constraints to delivery. The phasing used is more conservative than that proposed by the land agent (45 units in 2018/19 and 20 in 2019/20) given the Land adjacent Braml need to obtain reserved matters approval. to The Street ey 65 0 0 20 45 0 0 0 0 0 0 0 0 0 65
99
Planning permission was granted in May 2016 for the conversion of offices to 7 units and erection of 6 further units on site (15/00975/FUL). The owners Leamington Newfo are Fortis Developments South Ltd and the site is Court und 13 7 6 0 0 0 0 0 0 0 0 0 0 0 13 under construction. The SHLAA site lies within the Oakley SPB and is currently in commercial use. An application (15/04534/FUL) for 10 units was granted in September 2016. Cove Construction owns the site, and they have confirmed, through the site monitoring consultation, that the site is deliverable Oakle and is due for completion in 2018/19. The site is Brickells Yard y 10 0 10 0 0 0 0 0 0 0 0 0 0 0 10 under construction. Land at Binfields, The site gained permission for 18 assisted living Farm Lane. dwellings (16/03605/CONS) in October 2016 and (Hampshire Basing the site has been cleared. The site meets the Court Hotel) stoke 18 0 18 0 0 0 0 0 0 0 0 0 0 0 18 deliverability tests, as set out in the NPPF.
Full planning permission was granted to convert agricultural buildings to 10 dwellings in 2016 (16/03034/FUL). Through the site monitoring consultation, the Estate has confirmed that they
Page 146 Page Home Farm, are currently reviewing their management plan and Laverstoke Lavers expect to start on site in 2018/19 with completions Estate toke 10 0 0 5 5 0 0 0 0 0 0 0 0 0 10 over the following 18 months.
A prior approval application for conversion from office to residential was approved in February 2017 (16/04426/GPDOFF) for 33 units. A new prior Spinnaker approval application (17/02516/GPDOFF) for 36 House, Lime Basing units is currently being considered. The site meets Tree Way stoke 33 0 0 33 0 0 0 0 0 0 0 0 0 0 33 the NPPF deliverability tests. Full planning permission (15/04189/FUL) was granted in March 2017 for 12 affordable units. The site has been sold by BDBC and the new owners May Street/ Sovereign have indicated that they are due to commence on site in September 2017 with Lower Brook Basing Street stoke 12 0 12 0 0 0 0 0 0 0 0 0 0 0 12 completions expected in July 2018.
The site gained permission via prior approval in June 2015 (15/01507/GPDOFF). For 8 flats and was initially considered as a small site. However a further 4 units gained permission in Jan 2017 2-4 Market Basing (15/02353/FUL).The site meets the deliverability Place stoke 12 0 12 0 0 0 0 0 0 0 0 0 0 0 12 tests, as set out in the NPPF. Total Large site Permissions 5091 884 1303 1188 671 351 205 165 66 60 45 75 78 0 5091 Small site commitments (9 or less units) Outstanding Small site Commitments 434 144 145 145 0 0 0 0 0 0 0 0 0 0 434
100
Total Sites with Planning Permission
5525 1028 1448 1333 671 351 205 165 66 60 45 75 78 0 5525 Total small site windfall
450 0 0 0 50 50 50 50 50 50 50 50 50 0 450 Allocations in the Adopted Local Plan (2011-2029) and Made Neighbourhood Plans
The site is allocated for approximately 100 units in the adopted Local Plan (SS3.1). HCC confirmed, through the site monitoring consultation, that they were currently preparing an outline planning application due in the summer and this was received in August (17/02846/OUT). They expect 10 completions in 2018/19 with the site completing in 2020/21. A more conservative approach has been used for land supply purposes, to ensure a Swing Swang Basing robust position, Therefore first completions are Lane stoke 100 0 0 50 50 0 0 0 0 0 0 0 0 0 100 included for 2019/20.
The LPA received a request for EIA screening opinion in March 2015 and an outline planning
Page 147 Page application for up to 150 units (16/02457/OUT) was granted in September 2017. The agent has stated that there will be completions in 2018/19 with a 3 year build programme, reflecting the site's size and characteristics, but a more conservative rate has been used for land supply purposes. These rates have been agreed with the landowner’s agent (Phillips Planning Ltd for Cooper Estates) through the site monitoring process. In line with the policy, the site is being masterplanned with a neighbouring site (East of Basingstoke site allocation SS3.9), although its delivery is not dependent upon it. An SPD for the two sites was adopted in July 2017. Part of the site (approximately 15 units on Redlands House) is in a different ownership. An application for 17 units was submitted in December 2016 (16/04727/FUL) but this was withdrawn in September and a new application is expected shortly. Therefore, whilst the site, which is owned by GloHomes, is being progressed proactively, it has been pushed to the back end of the wider site development at this Basing stage due to current issues associated with access Redlands stoke 165 0 0 50 50 65 0 0 0 0 0 0 0 0 165 etc.
101
The site is allocated for approximately 390 units in the adopted Local Plan (SS3.8) which states that the site will be delivered in 2020/21 - 2025/26. Predicted development rates have been agreed with the landowner, HCC, through the site monitoring consultation, taking into account their disposal policies, typical delivery rates and a single sales outlet. Given the particular site characteristics and relationship with the neighbouring site at Razors Farm, (its delivery will immediately follow the completion of Razors Farm), the delivery of the site has been pushed outside the 5 year land supply with completions starting in 2022/23. However, HCC have confirmed that Cufaude Farm could theoretically be bought forward earlier, subject to third party coordination, and therefore although a conservative approach Upper has been used here to ensure flexibility in the land Cufaude Basing supply position, the site could be delivered within Farm stoke 390 0 0 0 0 0 50 70 70 70 70 60 0 0 390 the 5 year period. The site is allocated for approximately 450 units in the adopted Local Plan (SS3.9). In line with policy SS3, a development brief SPD for this site and the neighbouring Redlands sites, has been prepared in
Page 148 Page conjunction with the relevant landowners and was adopted in July 2017. As confirmed with the landowner HCC, surveys and technical studies to support an application are currently underway and an outline application is expected to be submitted in early 2018. The delivery rates take account of information submitted by HCC through the site monitoring consultation, disposal policies and East of Basing typical delivery rates. It also assumes that the Basingstoke stoke 450 0 0 0 60 110 110 110 60 0 0 0 0 0 450 developer operates a dual sales outlet.
The site is allocated for approximately 1000 units in the adopted Local Plan (SS3.11). The site has been marketed and is close to being sold. The potential purchaser has indicated their intention to submit a hybrid planning application including full details of 2 years’ supply in late 2018, with the intention of being on site in March 2020 and delivering the first dwellings in 2020/21. However, as the site is not available now it has been placed outside the 5 year supply, in line with the NPPF definition of deliverability. In other respects, the build rate is broadly in line with information provided by the developer. 75 units now fall outside Basing the plan period, although they will still be delivered Golf Course stoke 1000 0 0 0 0 0 50 125 150 150 150 150 150 75 925 in due course.
102
The site is allocated for approx. 3,400 units in the Local Plan (SS3.10) and is primarily in the ownership of the council and HCC (who have a 999-year lease) in addition to a number of smaller parcels in separate ownerships. A Development Brief SPD to guide development across the allocation was adopted in December 2016. A development partner is due to be appointed in association with the land in BDBC/HCC ownership. An outline planning application (with all matters reserved except access) (17/00818/OUT) is due to be determined in early 2018 and therefore both the outline permission and development partner are due to be in place by March 2018. The outline application seeks consent for residential-led development and the ES tests a site capacity of 3,200 dwellings +10% (3,520 dwellings).The phasing used reflects the information submitted as part of the outline application, the use of general timescales to determine the first phase reserved matters application and discharge of conditions, discussions held with the landowners through the site monitoring consultation, and suitable build out rates. The relatively high delivery rates on the site
Page 149 Page as a whole reflects the characteristics of the site, its ownership and the specific ambitions for the site, as discussed and agreed through the Local Plan examination. More conservative rates of delivery have been used for land supply purposes than that considered at the examination, leading to 270 units being moved outside the local plan period. Part of the site, known as Scrapps Hill, has been retained by the landowner (Manydown Company) and is being promoted separately. The SHLAA identifies a capacity of 80 units. The agent has indicated that an application is expected in 2019/20 with construction expected to commence in 20/21. However, as access may be dependent upon the main site, for the purposes of land supply, completions are predicted for 2022/4. A further site, Worting Park, is within a separate ownership. The agent has confirmed the intention to submit a full application in 2018, leading to start on site by early 2019. The site capacity is not confirmed, but is constrained by the historic environment. The SHLAA identifies a capacity of 120 dwellings. A completion rate of 50 dwellings per annum is considered reasonable, with a single Basing outlet, and completions are predicted in 2020/1 – Manydown stoke 3,400 0 0 50 370 370 380 360 320 320 320 320 320 270 3130 2022/3
103
This is part of a wider site allocated for approximately 150 units in the adopted Local Plan (SS3.6). Part of the site has already received planning permission for 83 units and is listed as a commitment. This part of the wider site is within the ownership of Zurich. Agents (Smiths Gore) on behalf of the landowner have confirmed through the site monitoring consultation that they remain committed to the site and are working towards delivering the site in the short term. Bewley Homes are under an agreement with Zurich Land to promote the site as a second phase and have confirmed that they will be progressing the site in the short term. The site has been phased to follow the delivery of the first phase, which is due for completion in 2019/20. An application was submitted in January 2017, (17/00148/OUT) for up to 100 dwellings, and this is currently awaiting determination (Turley, are acting as the agent). Bloswood Whitch The yield on this part of the site could therefore Lane urch 60 0 0 0 20 40 0 0 0 0 0 0 0 0 60 increase from the 60 units currently included. The site is allocated for approximately 750 units in the adopted Local Plan (SS3.12). An outline planning application for 750 dwellings was granted
Page 150 Page in September 2017 (15/04503/OUT). The developer, Wates, has stated, through the site monitoring process that they expect first completions in 2019/20, with an initial 50 dwellings to then increase to 70 dpa delivery rate throughout the plan period. These rates anticipate that one housebuilder is delivering on site and could therefore increase once the site is ready for the market if there is more than one housebuilder/sales Hounsome Basing outlet. 70 units now fall outside the plan period, Fields stoke 750 0 0 50 70 70 70 70 70 70 70 70 70 70 680 although they will still be delivered in due course.
The site is allocated for approximately 15 units under Policy 3 of the adopted Oakley and Deane Neighbourhood Plan ((2011-2029). An application for up to 16 units was submitted in October 2016 (16/03881/OUT) and has been recommended for approval subject to completion of the S106. Through the site monitoring consultation, the Andover Oakle developer has stated that the site is deliverable Road y 15 0 0 7 8 0 0 0 0 0 0 0 0 0 15 and that first completions are expected in 2019/20.
104
The site is allocated for approximately 45 units under Policy 3 of the adopted Oakley and Deane Neighbourhood Plan ((2011-2029). The site is owned by Wates Developments and is being progressed. An outline application (17/02874/OUT) for 48 units was submitted in August. The site meets the deliverability tests set out in the NPPF and there are no known constraints to the site being delivered, as indicated through the Local Plan examination when evidence was submitted to show the site's development credentials. The agent has stated, through the site monitoring, that the site would be delivered, in its entirety, in 2020. A more Oakle conservative approach has been used for land Park Farm y 45 0 0 0 30 15 0 0 0 0 0 0 0 0 45 supply purposes. The site is allocated for approximately 35 units under Policy 3 of the adopted Oakley and Deane Neighbourhood Plan (2011-2029). The site is owned by two parties who jointly promoted the site through the Neighbourhood Planning process and are currently looking to sell the site to a national housebuilder. It is anticipated that development will commence in 2018. In response to the site
Page 151 Page monitoring consultation, the planning agent (MB Planning) has stated that the site continues to meet the deliverability tests as per the NPPF and anticipates that a planning application will be submitted by the end of the year (2017) which will allow commencement in 2018 with 15 units completed in 2018/19 and 20 units in 2019/20. Given the site does not yet benefit from planning permission, a more conservative estimate has Oakle been used for land supply purposes with Sainfoin Lane y 35 0 0 15 20 0 0 0 0 0 0 0 0 0 35 completions predicted for 2019/20 to 2020/21. The site is allocated for approximately 30 units under Policy 3 of the adopted Oakley and Deane Neighbourhood Plan ((2011-2029). The site meets the deliverability tests of the NPPF. The agent has stated that a planning application is currently being prepared. Given the stage that the site is at in the Oakle planning process, completions are predicted for Oakley Hall y 30 0 0 10 20 0 0 0 0 0 0 0 0 0 30 2019/20 and 2020/21
The Overton Neighbourhood Plan, adopted in July 2016, allocates this site (Site F) for 70 units. The site meets the deliverability tests set out in the NPPF and there are no known constraints to the site being delivered. The landowner, through the annual site monitoring, has confirmed that a planning application is expected to be submitted by the end of the year. They have also agreed with South of Two Overt the expected delivery timescales. The site is being Gate Lane on 70 0 0 20 50 0 0 0 0 0 0 0 0 0 70 progressed by Taylor Wimpey.
105
The Overton Neighbourhood Plan, adopted in July 2016, allocates this site (Site J) for 55 units. An outline application was submitted by Bargate Homes in August 2016 (16/03057/OUT) for 55 units and this now has a resolution to approve subject to completion of the S106. The agent (on behalf of the landowner) has confirmed, through the annual site monitoring that their intention is to submit a reserved matters application as soon as possible after receiving outline consent. Therefore, they consider that the site will be delivered within the 5 year period. The phasing used takes account of the information submitted by Bargate Homes West of Sapley Overt although a more conservative approach has been Playing Field on 55 0 0 25 30 0 0 0 0 0 0 0 0 0 55 taken with completions pushed back to 2019/20. The Overton Neighbourhood Plan, adopted in July 2016, allocates this site (Site A) for 11 units. The site meets the deliverability tests set out in the NPPF and there are no known constraints to the site being delivered. The landowner has stated through the site monitoring that a planning application is due to be submitted in the autumn and, subject to planning consent, first units are expected to be available for sale towards the end Page 152 Page North West of of 2018. A conservative estimate has been used Overton Overt for land supply purposes with completions Primary School on 11 0 0 11 0 0 0 0 0 0 0 0 0 0 11 predicted for 2019/20. The Overton Neighbourhood Plan, adopted in July 2016, allocates this site (Site B) for 14 units. The number of units is likely to be reduced to 12 because of discussions with the Council, and this will be picked up in future monitoring schedules. Through the site monitoring consultation, the applicant has indicated that the first units will be delivered in 2018/19. However, as the site does not yet benefit from planning permission, a more conservative estimate has been used for land supply purposes with first completions predicted for 2019/20. The Neighbourhood Plan does state that some of the site should be self-build and this will be a controlled process within the rest of the East of Court Overt project. Therefore, there is a realistic prospect that Drove on 14 0 0 8 6 0 0 0 0 0 0 0 0 0 14 the site will be complete within 5 years. Total from allocated sites
6590 0 0 296 784 670 660 735 670 610 610 600 540 415 6175 Opportunity Sites
106
The site (SHLAA Ref BAS163) is suitable for development and was allocated for 50 units in the previous Local Plan (1996-2011). The site is not allocated in the newly adopted Local Plan (2011- 2029) due to its location within the Settlement Policy Boundary of Basingstoke. There is a reasonable prospect that housing will be delivered on the site in the future. However whilst the landowner continues to express an interest in developing the site in due course, it has not progressed to date and there remain unresolved access issues. Due to the uncertainty associated with the availability and achievability of the site, it has been moved outside the 5 year land supply West Ham into the 10-15 year time band. This reflects the fact Lane (and to that there is a reasonable prospect that the site Moniton Basing could be viably developed at the point envisaged, Estate) stoke 50 0 0 0 0 0 0 0 0 0 0 25 25 0 50 when the relevant issues are resolved. The site is currently vacant and it has been identified as a suitable location for housing development in the Central Area Action Plan as part of a mixed residential/commercial area. The borough council remain interested in progressing the development of the site, potentially in Page 153 Page conjunction with land north of Churchill Way West and it is considered that the site could be viably developed at the point envisaged. The site is Land east of Basing therefore considered developable and has been ringway west stoke 25 0 0 0 0 0 0 0 0 0 0 10 15 0 25 placed in the 10-15 year timeframe.
The site is currently vacant, the landowner (HCC) has indicated that the site is surplus to requirements and it has been identified as being suitable for development for a mix of commercial and residential uses in the Central Area Action Plan. The site was promoted through the Council's call for sites (August 2017). There are access constraints associated with the site, which will need to be addressed before the site can be progressed and HCC have confirmed, through the site monitoring consultation that they are looking into the relevant development issues. A more comprehensive development of the area (with land east of ringway west) would allow potential issues to be overcome. It is considered that the site could be viably developed at the point envisaged. The site is therefore considered developable and Land north of Basing has been placed in the 10-15 year timeframe. Churchill Way stoke 45 0 0 0 0 0 0 0 0 0 0 20 25 0 45
107
The site has been identified by HCC as surplus to requirements and is available. The land is situated in a suitable location for residential development. There are no obvious physical constraints and the redevelopment of the site for housing is achievable. In light of the above, the site is considered developable. However, given the planning policy constraints associated with redeveloping recreational land the site has been Playing Field, Basing placed in the 5-10 year timeframe. Pack Lane stoke 72 0 0 0 0 0 0 25 25 22 0 0 0 0 72 The regeneration of Basing View (SHLAA Ref. BAS153) is being actively pursued by the borough council in conjunction with its development partner MUSE. This is reflected in the Local Plan policy SS8 that supports the redevelopment of the area for a mix of uses including a residential component of approximately 300 units. The site is in a suitable location for housing development, lying in a highly accessible location with good access to public transport interchanges, town centre facilities and employment opportunities. The units are likely to be provided on the uptown part of Basing View. The Council has commissioned BDP (Building Page 154 Page Design Partnership) to prepare a Basing View Masterplan, which will include focused work on areas with potential for residential development. The Council is committed to its delivery for a residential led scheme; however, as only part of the site is available now, the development has Basing been placed outside of the 5 year timescale for the Basing View stoke 300 0 0 0 0 0 100 100 100 0 0 0 0 0 300 purposes of land supply.
The site (SHLAA Ref. BAS064) is in a suitable location for housing, as there is a residential area to the rear and another housing development has recently been completed immediately to the east of the site. The site is also well related to town centre facilities and services, and public transport connections. Whilst the site is not currently available being in use as a borough council owned car par, the land is included within the Top of the Town Concept Masterplan, and there is a reasonable prospect that the site will be available Castons Car and viably developed in the 5-10 year timeframe. Park, South of Basing The site is considered developable. New Road stoke 30 0 0 0 0 0 0 0 15 15 0 0 0 0 30
108
Consent was originally granted on the site (SHLAA Ref. BAS070) for the demolition of the Former Newman Bassett House building and a replacement smaller ‘respite unit’ has now been completed. (Hindson House).Therefore, this retains the facility and service use on the site and frees up the remainder of the land for residential redevelopment. The land is vacant and available and was promoted by HCC through the 2017 Call for sites for 12 units. However, given the current uncertainty with timescales for progressing the site Newman and the level of suitable development, it has been placed in the 5-10 year time band for the purposes Bassett Basing House stoke 12 0 0 0 0 0 12 0 0 0 0 0 0 0 12 of land supply. The site is in a suitable location for housing, with the areas to the north, south and west characterised by residential development. The site is also well related to the town centre and associated uses. Most of the medical uses previously associated with the site have been relocated. The site continues to be actively reviewed by the Council, as landowner, and there is a reasonable prospect that the site will be Brinkletts Car available and viably developed in the 5-10 year Page 155 Page Basing Park stoke 20 0 0 0 0 0 0 0 10 10 0 0 0 0 20 timeframe. The site is considered developable. The site is in a suitable location for housing, as the land to the east is largely characterised by residential properties, whilst the site is also well related to town centre facilities and services, and public transport connections. The land is included within the Top of the Town Concept Masterplan. It is considered that there is a reasonable prospect that the site will be available and viably developed Central Car Basing in the 5-10 year timeframe. The site is considered Park stoke 40 0 0 0 0 0 0 0 20 20 0 0 0 0 40 developable. The availability of the site has previously been constrained by a legal agreement imposed when consent was granted for the development of the surrounding land for residential development. However, the restriction has lapsed and the land is now available for development. The land offers a suitable location for development, being located on the edge of a recently constructed housing estate. An application was submitted (16/04753/FUL) by Affinity Sutton and the Manydown Company for 35 units, but this was refused in May 2017 due to overdevelopment on site. A new application for 33 units (17/02984/FUL) was submitted by Clarion in August 2017 and is currently being considered. Given the reason for refusal, a more conservative approach has been used for land supply purposes Land off at this stage There is a realistic prospect that the Wiltshire Basing site will be delivered within five years, meeting the Crescent stoke 20 0 0 0 10 10 0 0 0 0 0 0 0 0 20 relevant NPPF criteria.
109
A prior notification was first approved for the conversion of the building to residential use (16/00504/GPDOFF) in May 2016 for 257 flats. This was increased to 283 flats by a further prior notification in April 2017 (17/00416/GPDOFF) and for an additional 2 (penthouse) flats also in April (17/00625/FUL). As these extra units fall outside of this monitoring year, this entry is for the additional 28 units, which will now be delivered. The investor and developer (Seven Capital) has confirmed, through the site monitoring consultation that all 285 units will be delivered by the end of 2018, although a slightly more cautious approach has been used for land supply purposes. Churchill Basing Plaza stoke 28 0 0 28 0 0 0 0 0 0 0 0 0 0 28 Construction is currently ongoing. 56 of the units on Chapel Hill, which is listed in the commitments, are to be delivered in the existing ‘white building'. However, an application to increase this to 96 units (17/02279/FUL) is currently being considered. This entry picks up the Chapel Hill additional 40 units, which have been phased to (White Basing come forward in line with the developer's phasing building) stoke 40 0 20 20 0 0 0 0 0 0 0 0 0 0 40 for the site.
Page 156 Page The site gained full permission for 10 units in May 2017 (16/04288/FUL) and will be moved to the commitments in the next annual housing The former monitoring review. The site is currently being Lamb Inn, marketed for 10 units by Landmark Estates. The Hackwood Basing site meets the deliverability tests, as set out in the Road stoke 10 0 0 10 0 0 0 0 0 0 0 0 0 0 0 NPPF. The site gained prior approval for 38 units in June 2017 (17/00135/GPDOFF) and will be moved to the commitments in the next annual housing monitoring review. A further application to extend the building for 20 units (17/02933/FUL) is also 32 currently being considered and therefore the yield Copenhagen may rise in due course. It has been stated through Court, New Basing the annual site monitoring that the site is due to be Street stoke 38 0 0 18 20 0 0 0 0 0 0 0 0 0 0 delivered in 2018/19 to 2019/20.
The site gained prior approval for 37 units in August 2017 (17/01714/GPDOFF) and will be moved to the commitments in the next annual housing monitoring review. The developer (Stone Gate Homes) has stated, through the site monitoring that the development will be complete Global House, Basing by the end of 2018. A more conservative approach Victoria Street stoke 37 0 17 20 0 0 0 0 0 0 0 0 0 0 0 has been taken for land supply purposes.
110
The site is a SHLAA site, which falls within the built up areas of Basingstoke and within the SPB in an area of predominantly residential development in close proximity to the town. The current use as a police station is due to cease (as part of the wider review of Hampshire Constabulary sites) and is Police currently being marketed for redevelopment. As the Station, Basing site is not available now it has been placed in the London Road stoke 30 0 0 0 0 0 30 0 0 0 0 0 0 0 0 5-10 year time band. The site is a SHLAA site, owned by a Housing Association, which is being reconsidered for residential development. The council has accepted, through a previous planning application on the site that the loss of a care facility is acceptable in Sandringham planning terms. The re-use of the site for Court, residential development is therefore established. Paddock Basing The site meets the developability tests, as set out Road stoke 12 0 0 0 0 0 12 0 0 0 0 0 0 0 0 in the NPPF. The site is a SHLAA site, which falls within the built up area of Basingstoke and within the SPB in an area of predominantly residential development. Ex The site was previously in use as a service man’s servicemen's club but has since been marketed for club, 15 New Basing redevelopment. As the site is not available now it Page 157 Page Road stoke 10 0 0 0 0 0 10 0 0 0 0 0 0 0 0 has been placed in the 5-10 year time band. The site is a SHLAA site that falls within the built up area of Basingstoke and within the SPB. The site was submitted for consideration through the call for sites, but it is currently occupied by an employment use, meaning that the site is not currently available for residential redevelopment. Coronation Basing As such, it has been placed in the 5-10 year time Road stoke 10 0 0 0 0 0 0 10 0 0 0 0 0 0 0 0 band. Total of opportunity sites identified in the SHLAA 829 0 37 96 30 10 174 125 170 67 0 55 65 0 829 Total of brownfield opportunity sites identified in the SHLAA (discounted by 10% for 5- 15 yrs.) 775 0 37 96 30 10 157 113 163 60 0 50 59 0 775 Total Opportunity Sites Total Opportunity Sites 775 0 0 37 96 30 10 157 113 163 60 0 50 59 0 775
111
Total regeneration sites The adopted Local Plan includes an allowance for the delivery of 200 units through regeneration schemes (Policy SS2). The delivery of these units is a key ambition of the council and 2 new posts have been created to deliver schemes in the short to medium term. The deliverability of this source of supply was assessed through the Local Plan examination where the inspector supported the Policy approach and its contribution to the overall housing land supply. As the precise sites are not yet identified or known to be available, this source of development had been placed outside the 5 year 200 0 0 0 0 0 30 30 30 30 30 30 20 0 200 land supply. Neighbourhood Planning (Policy SS5) The site has been allocated for ‘approximately 12- 18 dwellings’ in the Sherborne St John Neighbourhood Plan (adopted May 2017) and is being progressed by Rydon Homes. An outline Sherb application has been submitted for 18 units and is orne currently awaiting decision (16/04110/OUT). The St developer has stated, through the site monitoring, Page 158 Page Cranes Road John 15 0 0 0 15 0 0 0 0 0 0 0 0 0 15 that the site will be compete in 2019/20. The site is allocated for approximately 60 dwellings and business development area in the Whitchurch Neighbourhood Plan (Policy HA2) which is due to be made in October 2017 following a successful referendum. A hybrid application was submitted in September 2016 for a mixed use development with 60 new units on site combined with B1 and B2 use. Land off Whitc This was approved at Committee in July 2017 Evingar Road hurch 60 0 0 30 30 0 0 0 0 0 0 0 0 0 60 (16/03220/OUT).
The site is allocated for approximately 15 dwellings in the emerging Whitchurch Neighbourhood Plan (Policy HA1) which is due to be made in October 2017 following a successful referendum. The brownfield site is currently in use as a police station and is therefore not currently available. As such, it has been moved outside the 5 year land supply. The Police Commissioners have confirmed that this site will cease to be used for its present Whitc purpose and will be available for housing Dances Lane hurch 15 0 0 0 0 0 0 0 15 0 0 0 0 0 15 development within the Plan Period.
112
The site is allocated for approximately 10 dwellings in the emerging Whitchurch Neighbourhood Plan (Policy HA3) which is due to be made in October 2017 following a successful referendum. The brownfield site is currently in use as a car centre 57 and is therefore not currently available. As such, it Winchester has been moved outside the 5 year land supply. Road However, the owners have confirmed their /Whitchurch Whitc intention to redevelop the site for housings over the Car Centre hurch 10 0 0 0 0 0 10 0 0 0 0 0 0 0 10 Plan period. The Kingsclere Neighbourhood Plan will allocate sites to deliver all of the 50 units required by Policy SS5. The Plan is now well advanced in its preparation and is due for submission in late 2017. As the sites are not currently allocated, they have been placed outside of the 5 year supply at this Kingsclere 50 0 0 0 0 0 25 25 0 0 0 0 0 0 50 time. Monitoring for 2015/16 concluded that 201 qualifying units have been completed/committed over the plan period to date (2011-2016) that meet the criteria of SS5 as it relates to smaller settlements with SPBs. The settlements of Ashford Hill, Old Basing, St Mary Bourne, Tadley/ Baughurst/Pamber Heath, Upton Grey and Page 159 Page Woolton Hill have met their Policy SS5 requirement. Sherborne St John Neighbourhood Plan was made in May 2017, outside of the monitoring period. However, as this schedule includes the allocated site at Cranes Field, the settlement's SS5 requirement for at least 10 units is removed from this overall figure. Consequently, 6 settlements have yet to fulfil their requirement including Burghclere, which has 6 qualifying units to date. The policy states that each of the named settlements will need to deliver at least 10 homes within and adjacent to the settlement, and therefore 'at least' 54 homes are left to be delivered (10 units at each of the 5 settlements where no development has qualified for SS5 over the plan period and 4 homes at Burghclere). These have all been placed Small outside the 5 year land supply as no specific sites settlements 54 0 0 0 0 0 10 10 10 10 10 4 0 0 54 are currently identified. Total from Neighbourhood Plans (Policy SS5) on non-allocated sites
Total from Neighbourho od plans 204 0 0 30 45 0 45 35 25 10 10 4 0 0 204 TOTAL SUPPLY
13744 1028 1485 1755 1580 1081 1147 1128 1004 820 745 809 747 415 13329
113
Appendix 4: Water Quality Water body classification The following information is taken from http://environment.data.gov.uk/catchment-planning/ The classification of a water body is based on the worst performing element, even if all other elements are good/ high. Loddon catchment
Water Body Overall Overall Ecology Ecology Chemical Chemical Classification Classification Classification Classification Classification Classification 2015 2016 2015 2016 2015 2016
Lyde Poor Poor Poor Poor (Biological Good Good quality elements -
Page 160 Page ((Biological quality fish) elements -fish)
Whitewater Poor Poor Poor (Biological Poor (Biological Good Good quality elements - quality elements – fish) fish)
Loddon (Basingstoke to River Poor Moderate Poor (Biological Moderate Good Good Lyde confluence to Hartley quality elements - Wespall) fish)
Loddon (Hartley Wespall to Moderate Moderate Moderate Moderate Good Good Sherfield on Loddon
Loddon (Sherfield on Moderate Moderate Moderate Moderate Good Good Loddon to Swallowfield)
Vyne Stream Moderate Moderate Moderate Moderate Good Good
Bow Brook (Pamber End to Poor Poor Poor (Biological Poor (Biological Good Good Bramley) quality elements - quality elements -
114
fish fish
Bow Brook (Bramley to Moderate Moderate Moderate Moderate Good Good Sherfield Green)
Test and Itchen catchment
Water Body Overall Overall Ecology 2015 Ecology 2016 Chemical Chemical Classification Classification 2015 2016 2015 2016
Test (Upper) Good Good Good Good Good Good
Bourne Rivulet Moderate Moderate Moderate Moderate Good Good
Page 161 Page Candover Brook Moderate Moderate Moderate Moderate Good Good
Anton Upper Good Good Good Good Good Good
Test – Bourne Rivulet to conf Good Good Good Good Good Good Dever
Dever Good Good Good Good Good Good
Wey catchment
Water Body Overall Overall Ecology 2015 Ecology 2016 Chemical Chemical Classification Classification 2015 2016 2015 2016
North Wey at Alton Moderate Moderate Moderate Moderate Good Good
115
Kennet catchment
Water Body Overall Overall Ecology 2015 Ecology 2016 Chemical Chemical Classification Classification 2015 2016 2015 2016
Enborne (Source to Moderate Moderate Moderate Moderate Good Good downstream A34)
Enborne (downstream to A34 Moderate Moderate Moderate Moderate Good Good to Burghclere Brook)
Penwood Stream Moderate Moderate Moderate Moderate Good Good
Earlstone Stream and Poor Poor Poor (Biological Poor (Biological Good Good Burghclere Brook (source to quality elements – quality Page 162 Page Enborne) Macrophytes and elements – Phytobenthos Macrophytes combined) and Phytobenthos combined)
Enborne (Burghclere Brook Moderate Moderate Moderate Moderate Good Good to Kingsclere Brook)
Ecchinswell Brook (source to Moderate Moderate Moderate Moderate Good Good Enborne)
Kingsclere Brook (source to Moderate Moderate Moderate Moderate Good Good Enborne)
Lower Enborne Moderate Moderate Moderate Moderate Good Good
Baughurst Brook Moderate Moderate Moderate Moderate Good Good
116
Silchester Brook Poor Moderate Poor (Biological Moderate Good Good quality elements – Macrophytes and Phytobenthos combined)
Kennet and Holy Brook Moderate Moderate Moderate Moderate Good Good
West End Brook (tributary of Bad Bad Bad (Biological Bad (Biological Good Good Foudry Brook) quality elements – quality fish) elements fish)
Foudry Brook (West End Poor Poor Poor (Biological Poor (Biological Good Good Brook to M4) quality elements – quality fish) elements –
Page 163 Page fish)
117
Page 164 Page
118
INDICATIVE TIMINGS OF 2017/18 REVIEW PANELS
Topic Dec Jan Feb Mar Apr May June July
Management Companies (EPH)
Scoping Evidence gathering Reporting To be determined
Page 165 Page
Agenda Item 8
ECONOMIC, PLANNING AND HOUSING COMMITTEE
PROVISIONAL REPORTS
15 FEBRUARY 2018
Agenda item Description CAB Portfolio Report Contact
Outcome of Further To respond to the EPH committee on the outcome Analysis of Office to of further work on office to residential permitted Cabinet Member for Planning Jo Brombley Residential Permitted development, as requested at the July committee and Infrastructure Development meeting Page 166 Page
Annual Monitoring To consider the Council’s annual monitoring Cabinet Member for Planning Jo Brombley Report report. and Infrastructure
15 MARCH 2018
Agenda item Description CAB Portfolio Report Contact To deliver a presentation to the committee Deputy Leader and Cabinet Basingstoke Business covering the projects and initiatives put in place by Member for Housing, Improvement District Daniel Garnier the BID during the financial year 2017/18 together Regeneration, Arts and (BID) – Annual Update with information about the projects to be delivered Heritage as part of the Action Plan for 2018/19 To update on new local housing authority powers Deputy Leader and Cabinet Housing Standards in for private sector housing enforcement under the Member for Housing, the Private Rented Tom Payne Housing and Planning Act 2016 and provide Regeneration, Arts and
Page 167 Page Sector information in relation to the Full Council Motion Heritage on housing standards issues To consider a report on Basingstoke Town Centre Deputy Leader and Cabinet Basingstoke Town with regards to issues such as footfall and Member for Housing, Daniel Garnier Centre Health Check business premises occupancy Regeneration, Arts and Heritage
7 JUNE 2018 – Provisional date subject to Council approval
Agenda item Description CAB Portfolio Report Contact
Draft Transport To update Members and seek views on a Draft Cabinet Member for Planning Mark Lambert Strategy Transport Strategy prior to consultation and Infrastructure
Landscape and Biodiversity To consider and agree a draft Landscape and Cabinet Member for Planning Paul Johnstone Supplementary Biodiversity SPD for consultation and Infrastructure
Page 168 Page Planning Document
The committee is to receive a report on the work Cabinet Member for Management of the Management Companies Working Group Communities and Community Stephen Cummins Companies undertaken with regard to council motion of the Safety and Cabinet Member 21st July 2016. for Planning and Infrastructure
To hold a discussion with the Chief Executive of Cabinet Member for Property AA/Abstract the AA and relevant officers from Development TBC Companies to gain feedback on the experience of and Development their engagement with the borough council
TO BE TIMETABLED
Agenda item Description CAB Portfolio Report Contact Leader and Cabinet Member Emerging version of Horizon 2050 prior to Horizon 2050 Update for Economic Development Simon Christian consideration by Cabinet and Corporate Affairs
Page 169 Page CURRENT AND PLANNED REVIEW GROUPS
Topic Scope Status CAB Portfolio
Nominated Councillors The task and finish group are reviewing the growing trend of non- Cabinet Member adoption of roads and the environment in development through a for Planning and Management thorough examination. In particular considering changes in the market Infrastructure - Companies and the place over the past 12 months in the use of management companies and M Ruffell / Non Adoption of the solutions being implemented elsewhere. Evidence Cabinet Member Road and the Gathering for Communities and Community Environment in Update (5/02/18): Safety – S Bound Development A meeting of the Task and Finish Group is scheduled for the 8th February to consider the its draft report.
Nominated Councillors Cllrs S Frost, H Golding, P Harvey, L James, T Jones, N Pierce, N Robinson, I Tilbury & J Westbrook (Lead Member)
This page is intentionally left blank