Property Services

Land at MILL CHASE and leisure centre MILL CHASE ROAD BORDON GU35 0ER

Development Brief

August 2017

www.hants.gov.uk/propertyservices County Council Property Services I March 2018

Contents

1 Introduction 3 opportunities plan 14 1.1 Purpose of the brief 5 development principles & guidelines 15 4 2 redevelopment context 5.1 Land uses 2.1 The Regeneration of Whitehill & Bordon 5.2 Urban Design 2.2 A new 5.3 Housing 5.4 Access and movement 3 planning policy context 6 5.5 Parking 5.6 Green infrastructure 5.7 On-site open space 4 location & existing context 8 4.1 Location 5.8 Community facilities 4.2 Local character 5.9 Drainage 4.3 Local facilities 5.10 Sustainability 4.4 Building and site layout 5.11 Section 106 contributions 4.5 Heritage and archaeology 4.6 Transport and access INDICATIVE LAYOUT 20 4.7 Flood risk and drainage 4.8 Ground contamination 6 planning application requirements 21 4.9 Biodiversity 4.10 Trees 4.11 Utility services 7 next steps 22

constraints plan 14

HCC ref: P08347 MCA draft Devt Brief.indd

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1 i n t r o d u c t i o n

1.1 Purpose of brief 1.1.1 This document has been prepared by Hampshire County Council, as land- owner, to inform prospective purchasers of the redevelopment opportunities at a site off Mill Chase Road in Bordon that currently accommodates the Mill Chase Academy and the Mill Chase Leisure Centre. It should be read in conjunction with other marketing information, documents, and surveys relating to the site and issued by the County Council.

1.1.2 The site is shown in Figure 1, edged red.

1.1.3 The replacement of the education and leisure facilities in new and better buildings in more accessible locations is a vital part of the approved regeneration proposals for Whitehill & Bordon.

1.1.4 The Brief summarises the background to the proposed redevelopment of the site, the principal planning policy considerations, and the development principles that will need to be taken into account in preparing illustrative proposals for the site. The brief has benefitted from informal comments received from East Hampshire District Council during its preparation.

Figure 1 - the site

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2 R e d e v e l o pm e n t c o n t e x t

2.1 the Regeneration of Whitehill & 2.1.4 In the Joint Core Strategy (JCS), Policy Planning Authority wrote that: Bordon CP10 identifies Whitehill & Bordon as a long term “Education provision is considered to be a key Strategic Allocation providing 2,725 new homes requirement of a successful regeneration strategy, and 2.1.1 For a number of years East Hampshire over the Plan period and the remainder, up to a total investment in a new secondary school is considered to District Council, the Ministry of Defence (MoD), of 4,000 dwellings, by 2035. It is noted (paragraph be essential to the regeneration of Whitehill & Bordon. Homes , the EM3 Local Enterprise 6.15) that East Hampshire District Council is The County Council have taken a lead in this, investing Partnership, and Hampshire County Council have fully committed to the success of Whitehill & significant funding in a package that depends on DFS been working closely together to secure the Bordon as a “sustainable brownfield redevelopment funding, together with developer contributions to ensure successful regeneration of Whitehill & Bordon project“, which will result in it becoming the largest that a school of quality can be constructed, equipped following the relocation of the British Army community within the District. and open in the early phase of development”. Garrison from the town in 2015. 2.1.5 The JCS recognises (para 9.9) that, as 2.2.2 The ‘hybrid’ planning application 2.1.2 In 2016, Whitehill & Bordon was selected well as achieving a greater mix of housing, a key (Ref: 55587/001) for the Bordon Garrison as one of ten Healthy New Town demonstrator challenge at Whitehill & Bordon is to improve Redevelopment, prepared on behalf of the Defence sites by NHS England and local partners are the social and economic profile of the town, and Infrastructure Organisation in December 2014, working to help people in the town live healthy, to address the relatively low level of skills and provided outline approval for a new replacement active and independent lives. The Healthy New qualifications of school leavers. Consequently, secondary school at a site off Budds Lane, selected Town programme focusses on four work-streams under Policy CSWB1, the Strategic Allocation must because of its highly accessible location adjacent to across the new and existing town, comprising provide social and physical infrastructure, including the new town centre. healthy and active lifestyles, healthy homes, urban for secondary education. environment, and health and care. 2.2.3 Agreement has been reached with the MoD for the provision of land for a new 6 Form 2.1.3 The Development Plan policy framework 2.2 a New Secondary School and Entry secondary school (designed to expand to 8 for this regeneration is provided principally by Part Leisure Centre FE if required) at Budds Lane. A funding strategy One (the Joint Core Strategy) of the Local Plan for 2.2.1 In its report on the planning application has been assembled from developer contributions, East Hampshire, adopted in May 2014 covering the (ref: 55369/001, September 2014) for the the Education & Skills Funding Agency, and a period to 2028. redevelopment of the Louisburg Barracks, the significant capital contribution being committed

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by the County Council. The replacement school 2.2.6 The County Council’s property assets are 2.2.9 The following section summarises the secured detailed planning approval in June 2017 held to enable the delivery of public services for planning policy rationale that underpins Hampshire and is scheduled to open in September 2019. the residents of Hampshire. When such property County Council’s programme to build a new becomes surplus to operational requirements, as secondary school within Whitehill & Bordon and, 2.2.4 With the move to a new campus, there will will be the case with the Mill Chase Academy in as a means of contributing to the cost of such be no need to retain the existing school buildings 2019, its disposal for alternative uses, particularly essential education infrastructure, to redevelop and, therefore, the current Mill Chase Academy for much-needed new housing, realises a the site of the existing Mill Chase Academy for site will become surplus to the County Council’s capital receipt that is reinvested back into local residential use. educational requirements in the summer of 2019. improvements and/or provision of wider public services across the County. 2.2.5 The existing Mill Chase Leisure Centre, located in the centre of the existing secondary 2.2.7 In the case of Mill Chase, the capital receipt school site, will be replaced with the construction from the sale of the land will contribute a major of a new Leisure Centre, which is to be completed portion of the public funding for the new secondary during 2019 in the regenerated town centre. school.

2.2.8 In order to fund the local community’s aspirations for a new secondary school to serve the expanding town of Whitehill & Bordon, the redevelopment of the existing Mill Chase site for residential development must be compliant with the policies and intentions of the adopted Development Plan.

Figure 2 - proposed new secondary school for Whitehill & Bordon

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3 P L a n n i n g p o l i c y c o n t e x t

3.1 The entire Mill Chase site is identified as development within Whitehill & Bordon. Proposals for new and improved community facilities, being within the Strategic Allocation Boundary public services, leisure and cultural uses that result in and Settlement Policy Boundary for Whitehill & 3.4 All development will need to take adopted improvements to meeting the needs of the district will Bordon in the JCS (Maps 4 & 5) where Policy CP10 policies and guidance into account and, where be supported.” (Spatial Strategy for Housing) applies and states appropriate, comply with their requirements. that “housing should be accommodated through 3.7 It is evident that Policy CP16 is predicated development and redevelopment opportunities within 3.5 However, with regard to the redevelopment on the loss or change of use of a public facility. existing settlement policy boundaries in the first of the site at Mill Chase, compliance with However, neither Mill Chase Academy nor the instance”. Map 5 of the JCS specifically extends Policies CP16 (Protection and Provision of Social existing Leisure Centre will be lost. They are to the Settlement Policy Boundary to include the Infrastructure) and CP317 (Protection of open be replaced by modern, sustainable buildings on southern half of the Mill Chase site. space, sport, and recreation and built facilities) of sites that are in much more accessible locations the JCS are of special relevance. for the town. Therefore, in accordance with 3.2 Policy CSWB1(g) clarifies that the approved proposals for the regeneration of Settlement Policy Boundary defines the edge of 3.6 Policy CP16 states (inter alia) that: Whitehill & Bordon, criteria (a) of Policy CP16 the built-up area within which development for “Development proposing the change of use or loss of will be fully satisfied. brownfield sites such as Mill Chase will be allowed premises or land currently or last used for community “provided it complies with the principles of development facilities, public services, leisure and cultural uses will 3.8 With regard to criteria (b), prior to fully set out in this chapter and with the rest of the policies only be permitted where both the following criteria are committing to build a replacement secondary in the Development Plan”. met: school, the County Council, as Education a) the facility is no longer required and alternative Authority, carried out a ‘rigorous’ viability 3.3 Many of the development principles and facilities are easily accessible for the community they assessment of its options, including retaining policy requirements in the Development Plan, such are intended to serve; and the existing school site. In the context of the as for a housing mix under Policy CP11 and design b) it can be demonstrated through a rigorous educational ‘market’, there is no justification for under Policy CP29, are applicable to all residential marketing exercise that the use is no longer viable, more than one secondary school in Whitehill & development proposals across the District. that all reasonable efforts have been made to retain Bordon and the extent, nature, and condition of Several such general policies in the JCS are refined it and that there is no alternative use that would the existing buildings make it extremely unlikely or augmented with specific policies with regard to provide a beneficial facility to the local community. that an ‘alternative use’, of benefit to the local

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community, would find them suitable or financially indoor and outdoor sport facilities, including in the sustainable. first phase a full-size, all-weather, floodlit pitch, has been agreed with Sport England as an appropriate 3.9 In its report on the ‘hybrid’ planning replacement of the existing sports facilities at the application the Local Planning Authority (LPA) Mill Chase site and is in compliance with both confirmed that “the existing secondary school at Policy CP17 and Paragraph 74 of the National Mill Chase is likely to be redeveloped for residential Planning Policy Framework (NPPF). purposes in due course”. 3.13 Equally, the replacement of the District 3.10 In the context of the approved strategy Council’s existing Mill Chase Leisure Centre with for the regeneration of the town, the decision to new premises within the emerging town centre provide a new school, and to help pay for it by will also satisfy Policy CP17 and the NPPF. the disposal of the existing school site, is a critical component of approved Strategic Allocation for Whitehill & Bordon.

3.11 With regard to the leisure and recreational facilities within the existing Mill Chase site Policy CP17 of the JCS states that development which results in the loss of a sport or recreation facility will only be permitted where it can be demonstrated that “alternative facilities of equal or better quality and quantity can be provided in an equally accessible location”.

3.12 The provision within the new secondary school site at Budds Lane of a full range of improved

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4 L o c ation & exi s t i n g c o n t e x t

4. 1 Location length of the recreation ground’s boundary with Whitehill & Bordon lacks a single historic town the site. To the south, the site borders a small centre and, instead, developed in a piecemeal 4.1.1 As shown in Figure 3, the site is located pasture off Hollywater Road and the Deadwater manner in the early part of the 20th century, with approximately 0.6 mile (I km) to the east of the stream. Immediately to the west, the site adjoins small-scale ribbon development of shops and centre of Bordon, on the edge of the existing urban residential dwellings, accessed from Mill Chase homes along the A325, Chalet Hill, and Liphook area. Road along Meadow View. Road. Rapid expansion followed in the 1960-70s

when a series of residential estates grew up on 4.1.2 Figure 4 indicates that the site is bounded both sides of the A325, and a new shopping and on the north by Mill Chase Road, with the 4.2 Local character community centre was created off Forest Road. Weybrook Infant and Junior Schools directly 4.2.1 Whitehill & Bordon is set within a wooded, opposite. To the east, the site abuts the Mill Chase heathland landscape and lies beyond but on the edge Recreation Ground, owned by the Whitehill Town of the South Downs National Park. Nearby there Council, and a public right of way that runs the are several areas designated as having important environmental and nature conservation features that warrant special consideration and protection, including Special Protection Areas (SPAs), Special Area of Conservation (SACs), and Sites of Special Scientific Interest (SSSIs). Along the banks of the Deadwater, close to the site, is a Site of Importance for Nature Conservation (SINC).

4.2.2 The town lies along the A325 which connects Petersfield to the south with Farnham to the north and is distinct from traditional market towns in East Hampshire in that it grew up around a British Army camp, established in 1901, to service the needs of the military bases. Consequently, Figure 3 - location of Mill Chase site Figure 4 - surrounding land uses

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4.2.3 In the immediate neighbourhood, the 4.3.3 Immediately opposite the site are the school, also on Budds Lane to the north of the overall character is one of a suburban residential Weyford Infant and Junior Schools, together with town centre, is within a 25 minute walk from the development, comprising terraced and semi- an on-site nursery. The Hollywater Special School site. detached houses, with some detached dwellings. is 500 metres to the west of the site along Mill The houses date mainly from the late 20th Century Chase Road. 4.3.5 A full range of day-to-day shopping, and are predominantly two storeys, with pitched educational, medical, and other personal services, roofs, although there are bungalows further west, 4.3.4 The Bordon Junior School, close to the new therefore, are and will be within easy reach of the along Mill Chase Road. town centre, is a within a 20 minute walk (1.5km) site using sustainable modes of transport. and the replacement site for the new secondary

4.3 Local facilities 4.4 Building and site layout 4.3.1 As shown on Figure 5, the site is one 4.4.1 The County Council’s landholding off Mill kilometre east of the town centre for Whitehill Chase Road, comprising the entire school grounds & Bordon, which, in line with official guidance, but excluding the Leisure Centre car park in the represents a 12 minute moderate walk, 4 minute north-west corner of the adjacent recreation cycle ride, or 2 minute drive. The Forest Centre, ground, extends to just under 5 hectares (12.3 to the south-west of the site, is accessible within acres). similar travel times and offers a range of shops as well as a doctors’ surgery, church, community 4.4.2 In addition to the secondary school, the centre, and the Town Council Offices. site also accommodates the Mill Chase Leisure Centre, which is operated independently by the 4.3.2 Further south, within a 3 minute drive District Council but stands within the centre of (1.5km) of the site, is the Chase Community the school buildings. The need to maintain public Hospital, with a further doctors’ surgery in the access to the Leisure Centre through the middle of same vicinity. the school grounds currently imposes constraints on the operation of both facilities.

Figure 5 - extract from Spatial Vision Diagram

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4.4.3 The school buildings were first constructed Buildings in the surrounding neighbourhood. The immediate vicinity, although a Bronze Age artefact in 1958, with a teaching block added in 1962 and existing school buildings are not considered to was found under the adjacent Recreation Ground. further buildings added later. The building near the have any architectural or historic merit. Although the proximity of the stream might imply site’s frontage to Mill Chase Road, previously used some archaeological potential relating to the early as a Youth Centre, is now leased to the school. 4.5.2 The County Archaeologist has advised prehistoric, this is significantly offset by the existing that there are no archaeological sites currently development on site. 4.4.4 Many of the buildings are well beyond their recorded at the school location, nor in the design life and require major improvement and 4.5.3 It is considered that the construction maintenance. of the school and extensive areas levelled for play grounds will have significantly compromised 4.4.5 The total gross internal floor area of all the any archaeological potential for most of the site. existing buildings on the site, including the Leisure However, further investigations may be required to Centre, is 10,650m2. establish if there are any features at the site that have potential archaeological interest. 4.4.6 As summarised in Figure 6, of the total site area 51% comprises buildings, hard standings and playgrounds, with the all-weather sports pitch 4.6 transport and access occupying a further 13% of the site. 4.6.1 Pedestrian access into the site is available from the footway alongside Mill Chase Road, 4.4.7 The site is more or less level from north to which is is part of The Shipwrights Way, a long- south and east to west, but falls very slightly in the distance route linking Alice Holt Forest with the south-west along its boundary with the Deadwater. Portsmouth Historic Dockyard.

4.6.2 There is an unsurfaced Public Right of 4.5 Heritage and archaeology Way running alongside the site’s entire eastern 4.5.1 The site is not within or close to a boundary that connects Mill Chase Road with Conservation Area and there are no Listed Hollywater Road. Figure 6 - existing site areas

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4.6.3 Vehicular access to the site is provided amount of traffic. no data indicating that any historic flooding has directly from Mill Chase Road which, one kilometre taken place in or surrounding the site. (0.6 mile) westwards along Chalet Hill, connects to 4.6.6 Surveys undertaken in May 2014 indicate the A325 in the centre of the town. Currently, the that traffic volumes along Mill Chase Road in the 4.7.2 However, the Environment Agency’s on- school site has separate points of entry to and exit vicinity of the site amounted to 1,486 westbound line mapping [Figure 8] indicates that there is a from Mill Chase Road that are 80 metres apart on and 1,118 eastbound movements. Traffic generation potential flood risk along the Deadwater stream, the site’s road frontage. derived from the potential capacity of the existing to the west of the site, and that a very small portion school and leisure centre could be expected to of the site is just within Flood Zone 2. 4.6.4 At the south-eastern tip of the site, there is generate 1,574 two-way trips between 07:00 and a gated grounds maintenance access off Hollywater 19:00 hours, with morning and late afternoon peak 4.7.3 Whitehill Town Council also advise that Road. hour trips being 337 and150 respectively. parts of its Recreation Ground to the east of the site is liable to surface water inundation. 4.6.5 The current use of the site as a secondary 4.6.7 Bus and coach services connect Whitehill school and leisure centre generates a considerable & Bordon to many nearby towns, including , Alton, Liphook, Farnham, Aldershot, and Portsmouth. Local bus routes run along Chalet Hill with the nearest stops currently being close to Branson Road, within a 7 minute walk (500 metres) west of the site’s frontage. A local ‘Call & Go’ bus is available on Tuesday mornings for residents who have mobility impairments and live more than 400 metres from a bus stop.

4.7 Flood risk and drainage 4.7.1 The County Council’s GIS Database and the Bordon Strategic Flood Risk Assessment contain Figure 7 - footway and site egress on frontage Figure 8 - EA Flood zone mapping

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4.7.3 A Flood Risk Statement and Initial Drainage 4.9 Biodiversity 4.9.4 In addition, the planning application (ref; Strategy Report prepared for the site notes that 28353/005) recently approved for 13 hectares of 4.9.1 Whitehill & Bordon lies close to Wealden poor infiltration rates preclude the use of surface SANG at the Bordon Inclosure, in association with Heaths Phase 11 SPA and, as required in the water infiltration in most areas but concludes that, the redevelopment of the Quebec and Louisburg Habitats Regulations Assessment, new residential from an analysis of flood sources, the site is at a Barracks, also provided 1.5 hectares of SANG development must avoid or mitigate the potential low risk of flooding from any external sources. above the policy requirement. impact of additional visitor pressure upon nature

conservation interests in that area. 4.7.4 Environment Agency mapping indicates 4.9.5 As shown in Figure 9, along its south- that the site is not within a groundwater source western boundary the site abuts the Deadwater 4.9.2 Policy CSWB9 of the JCS states (inter alia) protection zone but is in a Minor Aquifer Valley Local Nature Reserve, also designated as a that where avoidance and mitigation takes the form Intermediate Vulnerability Zone. This is not SINC, which contains ancient woodland species of the provision of a Suitable Alternative Natural considered to be a major consequence given that such as primroses, bluebells, pignut, and six orchid Greenspace (SANG), a minimum requirement of 8 surface water is not discharged to ground currently. hectares of land should be provided per 1,000 new occupants. 4.8 ground contamination 4.9.3 The Planning Officer’s Report on the 2015 4.8.1 From ground investigations undertaken in ‘hybrid’ planning application for the development 2001-2, the site is shown to be underlain by the of up to 2,400 dwellings at Whitehill & Bordon Sandgate Formation of the Lower Greensand Group, and the provision of 53 hectares of the Hogmoor described as sandy silt and clay. It was concluded Inclosure as SANG, noted that this would provide that all soils on the site should be suitable for 7 hectares above the requirement for that number excavation by standard mechanical plant. Results of of dwellings. The report went on to state that tests showed contamination concentrations below “there is therefore a comfortable surplus of useable the relevant threshold trigger concentrations and SANG provision at Hogmoor Inclosure, which would below the more onerous trigger concentrations also provide capacity to facilitate other developments for domestic gardens. …such as Mill Chase School that may come forward in the future”. Figure 9 - Deadwater LNR & SINC

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species including the rare green-flowered hellebore. The Reserve is managed 4.11 utility services by the Deadwater Valley Trust and is used by all age groups. 4.11.1 There is a full range of utility services, including water, foul sewer, electricity, gas, and telecoms, available to service the site from Mill Chase 4.10 trees Road. It is understood that there is also a medium pressure gas and high voltage electricity supply along Hollywater Road. 4.10.1 There are mature trees along most of the site’s boundaries either within or just beyond the school grounds (Figure 10), which make a significant contribution to the amenity of the wider surrounding area.

4.10.2 Along the site’s frontage there are several established trees that are within the highway (see Figure 6) and which, together with those recently planted just within the school grounds, form an established feature along Mill Chase Road.

4.10.3 Running alongside the eastern boundary with the Recreation Ground there is a line of mature trees that provide a very distinctive local feature. Seven of those trees, in the north-east corner of the site adjacent to the Leisure Centre overflow car park, are protected by a Tree Preservation Order. There are also two protected oak trees (TPO EH893) within a neighbouring garden, close to the existing Sports Hall along the site’s western boundary.

4.10.4 Within the body of the site, between the existing school buildings, there are small groups of ornamental trees that are much less visible from the public realm and are considered to make little visual contribution to the amenity of the wider area.

Figure 10 - aerial view showing mature tree planting along site boundaries

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c o n s t r a i n t s pl a n o pp o r t u n i t i e s pl a n

Road hase Road Mill C hase Mill C * * * * 2 0 0 m

d R

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w y l l o * H

d R

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w y l l o

H

3 0 0

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Mill Chase - Opportunities Mill Chase - Constraints provide set back from LNR The site retain established with natural green space landscape setting The site neighbours' amenity potential conflict with use existing western vehicular minimise impact on trees with school traffic access building fronts to exploit linear open spaces flood zone noise from school attractive open outlook risk of drop-off / pick- provide pedestrian links from primary key frontage shade & roots of mature trees * noise from playground up parking overspill potential new access (and site to PRoW * foot bridge) to LNR other key frontage proximity to SINC & LNR noise from sportsfield risk of over-long cul- potential for cycle links / de-sac emergency access equipped children's play landmark space / building to * ground within 300m frame entrance

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5 d e v e l o pm e n t pr i n c i pl e s & g u i d e l i n e s

5.1 Land uses character in the existing town, new development 5.3 Housing should take the opportunity to develop a style 5.1.1 The JCS (Map 5) provides a broad 5.3.1 From preliminary site capacity studies and and character that responds in the first instance identification of the location of uses and illustrative discussions with the LPA, and on the assumption to the surrounding landscape, rather than being site areas across the strategic allocation for that almost half the site will be developable for constrained by existing types of development. Whitehill & Bordon, with the Mill Chase site shown new housing at a recommended residential It was also agreed that, in view of the generally with its current educational, sport and leisure uses. density of 30 dwellings / hectare, it is estimated weak building design heritage in the area, new the Mill Chase site will provide around 150 new development should have the freedom to express 5.1.2 However, the JCS notes that Map 5 is dwellings. contemporary eco-design principles rather than intended to demonstrate how the vision for the be constrained by existing development types. town could be delivered within the allocated land 5.3.2 Although the site will be below the target and clarifies (para 9.14) that “it is intended to be a number of houses for the NHS England’s Healthy 5.2.2 The County Council expects that the urban flexible framework and would not prevent modifying New Towns programme, developers will be design vision and strategy for the site will emerge site specific land use if further evidence comes forward expected to show how this site could contribute through engagement with all relevant stakeholders or when the next stages of the Local Plan are prepared”. to its aims and objectives. and the local community and will, if in place at the appropriate time, benefit from a design critique 5.1.3 With the decision to replace the secondary 5.3.3 With target a mix of 85% family houses process using a local Design Panel. school and leisure centre with improved facilities and 15% apartments, proposals must include a closer to the new town centre, and to part fund mix of house types, with a proportion of 3, 4 and 5.2.3 The Local Plan [see Policies CP29, CP the new school through the redevelopment of the 5 bedroomed family and executive homes, to help 30, and CSWB5] requires new development to Mill Chase site, the predominant land use will be correct the town’s current housing imbalance demonstrate an integrated approach to sustainable residential, together with any on-site open space [see Policy CSWB4], design with regard to energy, water, transport, required to serve the needs of new residents. green infrastructure, and biodiversity, and be in 5.3.4 Affordable housing will be provided on the accordance with the character area design codes, site in accordance with national and local planning 5.2 urban Design design guidance, the neighbourhood quality charter, 5.2.1 In preparing the Town Design Statement, guidance. Local Plan policies [see Policies CP13 and the Town Design Statement. commisioned by the Whitehill Town Council, it was and CWSB4] indicate that 35% of new homes agreed that, given the general lack of distinctive built should be affordable. The LPA has advised that

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affordable housing is usually provided as 70% 5.4 access and movement 5.4.3 The existing eastern access point (school affordable rent and 30% shared ownership. entry) could be remodelled without any impact 5.4.1 Recent analysis of traffic surveys on on existing trees to provide a dedicated cycle and Mill Chase Road suggest that the residential 5.3.5 Table 1 provides a summary of the pedestrian connection to Mill Chase Road and, if redevelopment of the site will generate significantly indicative proportion of unit sizes for affordable required, could also provide an emergency access less traffic than the potential from the site’s existing housing expected on the site.. from the adopted highway. activities. However, the JCS suggests [see Policy CSWB15] that development must include targeted 5.3.6 The Joint Core Strategy sets the standards 5.4.4 In detailing proposals for vehicular access, improvement to the local transport network. for new development to ensure high quality and movement, and residential parking close to the site’s Any such off-site improvements will need to be flexible housing design, as well as high levels frontage with Mill Chase Road, consideration must discussed and agreed with the Highway Authority of energy, water efficiency, and sustainable be given to the need to minimise potential conflict and the LPA. construction [see Policy CSWB6]. with and from traffic and parking associated with the adjacent Weybridge Schools. 5.4.2 Vehicular access to and from the site will 5.3.7 The County Council’s expectation for the be taken from Mill Chase Road and it is likely that Mill Chase site is that all new homes should achieve 5.4.5 Elsewhere within the site, in accordance a single point of access will be adequate to serve exemplary design and environmental standards and with the Master Plan’s design principles, the the development. To avoid unnecessary tree loss that the site will provide for on-site amenity open proposals should deliver a movement network along the site’s frontage, it is recommended that space, together with an appropriate contribution of connected routes [see Policy CSWB11], based the existing westernmost access (school exit) be for SANGs provision. around perimeter blocks and relatively short upgraded to provide the site’s principal vehicular connection with the main road. 3 bed / 5-6 dwelling size 1 bed / 2 person 2 bed / 4 person total person affordable rent 19% 38% 13% 70% shared ownership 0 19% 11% 30% totals 19% 57% 12% 100% Table 1 - indicative proportions of affordable housing Figure 11 - existing (eastern) site access

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streets, to maximise permeability and encourage the Master Plan’s longer term aspirations for dwelling are summarised in Table 2. low traffic speeds. In those parts of the site where additional accessible natural greenspace in this culs-de-sac are unavoidable, they should be kept part of the town, and the existing desire lines short and serve a limited number of dwellings. towards Eveley Wood and the countryside beyond. dwelling resident visitor The opportunity to provide a dedicated cycle size 5.4.6 In developing the site’s movement network, route connecting through to Hollywater Road car cycle car cycle priority should be give to encouraging safe and should complement the provision of high quality 1 bed 1/dwg 1/dwg 1/dwg direct pedestrian and cycle routes wherever cycle parking provision across the site [see Policy 2-3 1/4 2/dwg possible. Opportunities to link those routes to CSWB12]. Such a connection onto Hollywater beds 2/dwg dwgs 2/dwg the adjacent Public Right of Way, and into the Road could also serve as an emergency access into 4+ beds 3/dwg Recreation Ground, should be exploited along the site. Table 2 -SPD parking standards the site’s eastern boundary but balanced with the need to provide routes into the site with natural 5.5.4 Proposals for parking across the site will 5.5 Parking surveillance. need to emerge as part of the design process 5.5.1 The Car Parking Strategy for Whitehill & and through discussions with the LPA and will be 5.4.7 The south-eastern tip of the site where Bordon (2013) seeks to encourage a move away expected to include a mix of techniques and forms it abuts Hollywater Road represents a significant from a dependence on car use across the town. appropriate to the dwellings to be served.. focus for pedestrian and cycle movement given [see Policy CSWB17].

5.6 green infrastructure 5.5.2 The more recent draft Vehicle Parking Standards Supplementary Planning Document 5.6.1 The residential redevelopment of the (2017) states that, as detailed development site will need to take forward the objectives and proposals are worked up for sites across Whitehill priorities in the District’s Green Infrastructure & Bordon, regard will also be had to the new SPD. Study and Strategy, the avoidance and mitigation measures set out in the JCS’s Habitats Regulations 5.5.3 The minimum standards set out in the Assessment, and take account of other relevant draft SPD for car and cycle spaces for each type of policies [see Policies CP28 and CSWB10]. Figure 12 - existing (western) site egress

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5.6.2 New green infrastructure must be provided 5.7.2 The distribution of on-site open space 5.8 Community facilities either through on-site provision or financial will need to form part of a structured approach 5.8.1 Where the development of the site contributions, their size being linked to the scale to the layout of the site, designing it as accessible generates a requirement for off-site communal of the development. The resulting new green focal public spaces, usable for a variety of activities. facilities to serve the needs of the new residents, infrastructure must be located as close as possible However, it will also need to respond positively to or a need to contribute towards them, this will to the development it is intended to serve. the site’s adjacency to the Recreation Ground and be determined through discussions with the LPA the Deadwater valley. and with reference to its adopted standards and 5.6.3 Both the Hogmoor and Bordon Inclosure guidance [see Policies CP18, CP31 and CP32]. SANGs are operational and, as allowed for in the 5.7.3 In considering the site’s boundary with Planning Officer’s ‘hybrid’ report, when a planning the Deadwater, the Green Infrastructure Study 5.8.2 Publicly accessible green space will be application for residential development is made on and Strategy notes (page 13) the potential to incorporated into the site layout to break up the the Mill Chase site, its requirement for SANGs will open up river corridors for access and landscape built form but, given the site’s adjacency to the be assessed in the light of available surplus capacity. enhancements. Recreation Ground and the Master Plan’s ‘Green Loop’, there will be opportunities to contribute to 5.6.4 At a notional gross site density of 30 5.7.4 Immediately to the east of the site the Mill the improvement of nearby public open spaces. dwellings / hectare, the Mill Chase site could Chase Recreation Ground offers facilities for formal accommodate up to 360 residents and generate a sports, with mini, junior and full size pitches, and need for just under 3 hectares of SANGs. informal recreation. Adjacent to the Pavilion and car park there is an equipped and fenced children’s play area (Figure 13) that is within 300 metres of 5.7 on-site open space the southernmost point of the site. Given the 5.7.1 In accordance with adopted standards proximity of the existing facility, it is considered [see Policies CP18] the redevelopment of the site unlikely that a further equipped play area would will be expected to provide, as a minimum, the be required within the site, but requirements for equivalent of 3.45 hectares of public open space children’s play resulting from the redevelopment of per 1,000 new residents. Assuming the site could the site with need to be agreed with the LPA. accommodate around 360 residents, this would Figure 13- play area, immediately to east of site equate to 1.25 hectares or 25% of the site area. 18 Land at Mill Chase Road Development Brief

5.9 drainage 5.10.2 The use of factory assembly and modern 5.11 S.106 Contributions methods of construction will be encouraged, 5.9.1 A preliminary surface water drainage 5.11.1 In early discussions with the LPA it was particularly if these have a positive impact on regime suggested for the site is to discharge to the noted that 150 dwellings on the Mill Chase site will the local economy by bringing in new skills and water course adjacent to the site’s south-western equate to 4% of the anticipated delivery of 3,350 manufacturing processes to the town. boundary. units across the strategic allocations for Whitehill- Bordon in the Plan period. 5.10.3 All development will be required to 5.9.2 It is recommended that all driveways and contribute to the target of achieving water private areas should be of permeable attenuated 5.11.2 On this basis, in accordance with its neutrality, with no net increase in water abstraction construction to reduce impact on the outfall to established practice for new housing development [see Policy CSWB8], and be designed to limit the watercourse and to also provide a level of across Whitehill & Bordon, the LPA advised that its impact on water resources, water quality water treatment. the proportionate S.106 contributions for the site and quantity. Innovative and sustainable water will approximate to those set out in Table 3 management systems must be used to help to 5.9.3 An assessment of existing and proposed achieve these aims. foul sewage flow rates from the site will need to Provision Mill Chase site be undertaken and, should there be an increase as 5.10.4 Where appropriate, Sustainable Drainage Hogmoor SANG £348,960 a result of residential development, an agreement Systems (SUDS) must be provided which are fully Green Infrastructure £21,200 reached with Thames Water regarding capacity in integrated into the network of multi-functional Transport £543,000 the existing foul sewer along Mill Chase Road. green spaces, help to enhance local biodiversity, Education £1,478,550 provide open space, and offer flood risk and water Open Space £80,000 Sport and Leisure £1,047,250 5.10 Sustainability quality benefits. Health £18,000 5.10.1 All new development must comply with Community Facilities £200,000 the District’s Sustainable Construction policy [see Monitoring £10,000 Policies CP24 and CSWB6] and seek to provide Total £3,746,960 low carbon heating solutions and make effective Average S.106 per £24,980 use of resources, particularly the reduction in unit construction materials and waste and water use. Table 3 - indicative S.106 contributions

19 Hampshire County Council Property Services I March 2018

ad ase Ro Mill Ch

i n d i c at i v e l ay o u t 4 1 5 5 The sketch opposite is included solely to provide 11 9 ad an illustration of how the development principles ase Ro Mill Ch outlined in Section 5 could help shape the layout 4 and design of the site. 1 5 8 10 5 11 9

12 6 8 1310 14 3 12 6 13 14 ad o 3 R 2 r e

at

w ad y o ll R 2 o r e H at

w y ll 7 o H 7

13 13 44

Mill Chase - Illustrative Development Principles The site MOVEMENT LANDSCAPE HOUSING Vehicular access off Mill Frontage landscaping retained Perimeter block development to enclose 1 5 10 The site Mill Chase - IllustraChtaisev Red Develo+p enhmanced nt Principlperivsate from public spaces Connected streets Linear open spaces alongside Strong distinctive frontages, set back from 2 6 11 MOVEMENT withLinA siNte DSCAPE Recreation Ground HOUSINMilGl Chase Road, to define site entrance Footpath + cycle links Natural green space adjacent Traditional houses abutting residential Vehicular access off Mill3 Frontage landsca7ping retained Perim12eter block development to enclose 1 5beyond site to Deadwater LNR 10 neighbours Chase Rd Eme+rg eenncyh aacncecses d(if Urban space to provide private Lforwoemr d penusbityli cdw seplliancgse asdjacent to green 4 8 13 Connected streets requLiriende) ar open spacese natlroannceg slainddem ark Strong dspiascteisnctive frontages, set back from 2 6 Street trees to help del1in1eate Building alignment to maximise sun to 9 14 within site Recreation Groundprincipal route Mill Chagasred eRnso wahde,r etvoer dpoesfsiinble site entrance Footpath + cycle links Natural green space adjacent Traditional houses abutting residential 3 7 12 20 beyond site to Deadwater LNR neighbours Emergency access (if Urban space to provide Lower density dwellings adjacent to green 4 8 13 required) entrance landmark spaces Street trees to help delineate Building alignment to maximise sun to 9 14 principal route gardens wherever possible Land at Mill Chase Road Development Brief

6 P L a n n i n g a ppl i c at i o n r e q u i r e m e n t s

6.1 The scale and nature of the Mill Chase Academy site, and its importance • Planning Statement, explaining clearly the elements for which planning to the aim of improving educational and leisure provision in Whitehill & permission is sought Bordon, means that a comprehensive approach will be required to produce • Design and Access Statement acceptable development proposals. • Statement of Community Involvement • Environmental Statement (subject to the screening process) 6.2 Early screening of proposals will determine whether an EIA is required. • Arboricultural Impact Assessment and Method Statement, including 6.3 The LPA advise that applicants will be expected to enter into a important off-site trees Planning Performance Agreement to cover both pre-application discussion • Transport Assessment and consideration of the planning application, the charge for which is £10,000. • Flood Risk Assessment and drainage strategy • Ground Contamination Assessment, and remediation strategy where 6.4 Any planning application(s) submitted on the site must be prepared in required accordance with East Hampshire District Council’s validation requirements • Outline Code of Construction Practice /Method Statement and will be expected to involve pre-application discussions with the LPA and • Sustainability Statement other stakeholders, including local residents. The LPA would also expect any developer to submit and agree a Design Code for the site in advance of formal • Affordable Housing Statement, and Viability Statement where policy submission. requirements not met • Utilities Assessment 6.5 In addition to the forms, notices, documents, and drawings required as part of any planning application, applicants will be expected to submit the following:

21 Hampshire County Council Property Services I March 2018

7 n e x t s t e ps

7.1 This draft development brief provides the background to and a framework for a future planning application for the redevelopment of the site at Mill Chase Road.

7.2 It will be issued by Hampshire County Council to those parties who express an interest as potential developers of the site as part of the marketing of the site. The response of potential developers to the guidance and principles in the development brief will form an important part of the County Council’s consideration of any offers to purchase the site.

7.3 The indicative timetable for the redevelopment of the site is: • formal marketing of the site – 5th April to 5th June 2018 • selection of preferred developer – July 2018 • planning application submission by developer – by 31st December 2018 • demolition of the existing buildings and site clearance – Sept 2019 • cleared site available for development - January 2020

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