Planning Application and Also to Be Considered by This Local Area Committee

APPLICATIONS RECOMMENDED FOR DECISION

Eastleigh Local Area Committee Tuesday 17 October 2017.

Application RM/17/81168 Number:

Case Officer: Dawn Errington

Received Date: Friday 28 July 2017

Site Address: North Stoneham Park, Chestnut Avenue / Stoneham Lane, Eastleigh, SO50 9HT

Applicant: Highwood Land LLP, Vivid Housing Ltd and Vestal Developments

Proposal: Reserved matters for appearance, landscaping, layout and scale (pursuant to outline planning permission O/15/76023 which was subject to Environmental Impact Assessment) for Stage 2 for the erection of 514 dwellings comprising parcels 1A, 3A(1), 3A(2) and 5A (part), provision of public open space in parcel 1A, associated access roads, drainage, car parking, refuse storage, boundary treatments and other supporting works and infrastructure.

Recommendation: Approve the Reserved Matters subject to the submission of amended plans and details and/or amended conditions to address consultation responses

CONDITIONS AND REASONS

1 The development hereby permitted shall be implemented in accordance with the following plans numbered: 14-159-08 Rev B, 14-159-2000 Rev C, 14-159- 2001B, 14-159-2002 Rev B, 14-159-2003 Rev B, 14-159-2004 Rev B, 14-159- 2005 Rev A, 14-159-2006 Rev A, 14-159-2007 Rev A, 14-159-2008 Rev A, 14- 159-2009 Rev A, 14-159-2010 Rev A, 14-159-2011 Rev A, 14-159-2012 Rev A, 14-159-2013 Rev A, 14-159-2014 Rev A, 14-159-2015 Rev A, 14-159-2016 Rev A, 14-159-2017 Rev B, 14-159-2018 Rev B, 14-159-2019 Rev B, 14-159- 2020 Rev B, 14-159-2021 Rev C, 14-159-2022 Rev C, 14-159-2023 Rev C, 14- 159-2024 Rev C, 14-159-2025 Rev B, 14-159-2026 Rev B, 14-159-2030 Rev A, 14-159-2031 Rev A, 14-159-2032 Rev A, 14-159-2033 Rev A, 14-159- 2035, 14-159-2037, 14-159-2038, 14-159- 2039, 17.003.001, 17.003.005, 17.003.010 Rev A, 17.003.011, 17.003.012 Rev A, 17.003.013 Rev A, 17.003.050, 17.003.051, 17.003.100 Rev A, 17.003.101 Rev A, 17.003.102 Rev A, 17.003.103 Rev A, 17.003.104 Rev A, 17.003.105 Rev A, 17.003.106 Rev A, 17.003.107 Rev A, 17.003.108 Rev A, 17.003.109 Rev A, 17.003.110 Rev A, 17.003.111 Rev A, 17.003.112 Rev A, 17.003.113 Rev A, 17.003.114 Rev A, 17.003.115 Rev A, 17.003.116 Rev A, 17.003.117 Rev A, 17.003.118 Rev A, 17.003.119 Rev A, 17.003.120 Rev A, 17.003.121 Rev A, 17.003.122 Rev A, 17.003.123 Rev A, 17.003.124 Rev A, 17.003.125 Rev, 17.003.126 Rev A, A, 17.003.127 Rev A, 17.003.128 Rev A, 17.003.128 Rev A, 17.003.130 Rev A, 17.003.131 Rev A, 17.003.132 Rev A, 17.003.133 Rev A, 17.003.134 Rev A, 17.003.135 Rev A, 17.003.136 Rev A, 17.003.137 Rev A, 17.003.138 Rev A, 17.003.139 Rev A, 17.003.140 Rev A, 17.003.141 Rev A, 17.003.142 Rev A, 17.003.143 Rev A, 17.003.144 Rev A, 17.003.145 Rev A, 17.003.146 Rev A, 17.003.147 Rev A, 17.003.148 Rev A, 17.003.149 Rev A, 17.003.150 Rev A, 17.003.151 Rev A, 17.003.152 Rev A, 17.003.153 Rev A, 17.003.154 Rev A, 17.003.155 Rev A, 17.003.156 Rev A, 17.003.157 Rev A, 17.003.158 Rev A, 17.003.159 Rev A, 17.003.160 Rev A, 17.003.161 Rev A, 17.003.162 Rev A, 17.003.163 Rev A, 17.003.164 Rev A, 17.003.165 Rev A, 17.003.166 Rev A, 17.003.167 Rev A, 17.003.168 Rev A, 17.003.169 Rev A, 17.003.170 Rev A, 17.003.171 Rev A, 17.003.172 Rev A, 17.003.173 Rev A, 17.003.174 Rev A, 17.003.175 Rev A, 17.003.176, 17.003.177, 17.003.178, 17.003.300 Rev A, 17.003.301 Rev A, 17.003.302 Rev A, 17.003.303 Rev A, 17.003.304 Rev A, 17.003.305 Rev A, 17.003.306 Rev A, 17.003.307 Rev A, 17.003.308 Rev A, 17.003.309 Rev A, 17.003.310 Rev A, 17.003.311 Rev A, 17.003.312 Rev A, 17.003.313 Rev A, 17.003.314 Rev A, 17.003.315 Rev A, 17.003.316 Rev A, 17.003.317 Rev A, 17.003.318 Rev A, 17.003.319 Rev A, 17.003.320 Rev A, 17.003.321 Rev A, 17.003.322 Rev A, 17.003.323 Rev A, 17.003.324 Rev A, 17.003.325 Rev A, 17.003.326 Rev A, 17.003.327, 17.003.327, 17.003.328, 17.003.329, 17.003.340 Rev, 17.003.341 Rev A, A, 17.003.342 Rev A, DD145D01 Rev B, DD145D04, DD145D05, DD145L31 Rev A, DD145L32 Rev A, DD145L33 Rev A, DD145L34 Rev A, DD145L35 Rev A, DD145L38 Rev A, DD145L39 Rev A, DD145L40 Rev A, DD145L41 Rev A, DD145L44, DD145L46, DD171D06

Reason: For the avoidance of doubt and in the interests of proper planning

2 The development hereby permitted shall be fully in accordance with the submitted Design Code January 2017 Revision A . Reason: To ensure a satisfactory visual appearance in the interest of the amenities of the area

3 The garages hereby approved shall only be used for the purpose of parking private motor vehicles in connection with the residential use of the property and shall not, at any time, be used for living accommodation, business, commercial or industrial purposes. Reason: To ensure the adequate provision of on-site parking for the purpose of highway safety

4 No garage other than those shown on the approved plans shall be constructed on any plot without the prior written permission of the Local Planning Authority. Reason: In the interests of visual amenity.

5 Each housing unit hereby permitted shall not be occupied until the areas shown on the approved plan for the parking vehicles for that unit (including those areas marked out on the plan as being unallocated) shall have been made available, surfaced and marked out, with markings to be agreed beforehand by the Local Planning Authority. The parking areas shall then be permanently retained and reserved for that purpose at all time. Reason: To make provision for off-street parking for the purpose of highway safety.

6 No private parking management scheme shall be implemented on the site and no additional or altered vehicle parking areas shall be provided on any part of the development without the prior written approval of the Local Planning Authority. Reason: In the interests of proper planning

7 No sub-phase of the development above slab level shall take place until large- scale details [at a scale of 1:50, or as agreed] of all types of balconies, porches, dormer windows, garage doors, bay windows and blind windows have been submitted to and agreed in writing by the Local Planning Authority for that sub-phase. Development shall be carried out in accordance with the approved details. Reason: To ensure a satisfactory visual appearance in the interests of the amenities of the area.

8 All landscaping within the sight lines for road junctions shall be maintained to ensure that it does not exceed 0.6m in height. Reason: In the interests of highway safety.

9 Details of the management and maintenance of all undopted roads, footways and hardsurfaced public amenity areas shall be submitted to and approved in writing by the Local Planning Authority and the agreed details shall be fully implemented. Reason: In the interests of public and visual amenity.

Notes to Applicant:

In accordance with paragraphs 186 and 187 of the National Planning Policy Framework, Eastleigh Borough Council takes a positive approach to the handling of development proposals so as to achieve, whenever possible, a positive outcome and to ensure all proposals are dealt with in a timely manner.

The development hereby permitted shall comply with the conditions imposed on the grant of the outline planning permission reference O/15/76023 which was permitted on 8 January 2016.

Report:

This application has been referred to Committee because it is a major development which is contrary to the Development Plan

The site and its surroundings

1. The land south of Chestnut Avenue development site (now more commonly referred to as Stoneham) lies to the immediate south of the south-western developed part of Eastleigh and extends to 84.7 hectares. The whole site comprises a mix of agricultural pasture and recreations sports grounds and the current approx. 28 ha application site includes the pitches at Doncaster Farm and Stoneham Park. The site parcels are subdivided and bounded by hedgerows and tree lines and the site includes a number of watercourses and parkland trees. There is a public footpath (Eastleigh 54) which runs north-south on the alignment of an historic carriage drive which is within Stage 1 of the development site.

2. Chestnut Avenue to the north is a primary road linking Chandlers Ford to the west and Southampton Road to the east. The application site is in part separated from this road by the Chestnut Avenue Meadow SINC and public open space but the Doncaster Farm land to be developed fronts both Chestnut Avenue and Stoneham Lane. Stoneham Lane bounds the site to the east and provides the transport link to the M27 junction 5.

3. Park Farm, which is within the Test Valley administrative area, lies immediately to the west of the site and includes a listed garden wall and a former coach house. St Nicolas Church, Stoneham Lane and the former rectory (now offices) are also nearby listed buildings, as are dwellings on Chestnut Avenue and Magpie Lane.

4. This Stage 2 reserved matters application site adjoins but excludes areas approved at outline and Stage 1 reserved matters stage for the extended central Avenue Park and linking open spaces and play areas. Further to the south west is the site for the new local centre, a primary school, offices and a landmark building and these will be subject to separate future reserved matters or detailed applications. This application site adjoins the Stage 3 site which is subject to a full planning application and also to be considered by this Local Area Committee.

5. There is a major gas pipeline crossing the northern part of the site from west to east which constrains development on or near it. The whole site has existing vehicular accesses off Stoneham Lane and Chestnut Avenue and the Stage 2 site would be served by upgraded accesses from both these roads.

Outline Permission

6. In January 2016 outline permission was granted for 1100 dwellings, a care home, new local centre including primary school, pre-school, community building, offices and public open space on land south of Chestnut Avenue. Associated with this permission was also granted for replacement playing pitches and facilities at land south of Junction 5 M27, an extension to Lakeside Country Park and a new cycleway/footway along Stoneham Lane.

7. Alongside an overall masterplan concept plan setting out the key land uses, accesses and development principles, the outline application included parameter plans for access, building heights, density and public open space/ecology. These, and the Section 106 agreement and outline permission conditions, have informed the reserved matters proposals.

Description of application

8. This reserved matters application relates to the second phase of the Stoneham residential development, which consists the majority of the residential units (514 no.) within the north-west corner of the site, extending to the woodland to the south and the Stage 1 residential development to the south and east. Home Wood provides a woodland backdrop and enclosure to the Stage 2 site and immediately to the north- west are existing allotments and a church building. The development site gains access from the new internal link road running through the estate between Stoneham Lane and Chestnut Avenue which were approved part of the outline application and the Stage 1 reserved matters details.

9. This application seeks approval for the following reserved matters in relation to this second phase of the residential development and the other facilities referred to above:  Appearance  Landscaping  Layout  Scale

10. Pre-application proposals have been submitted for the remaining areas of the overall site and Council projects are underway for the delivery of the new sports pitches in Stoneham Lane, the extension to Lakeside Country Park, the new community building and the public art.

11. The wholly residential development of 514 dwelling units, to be provided by Highwood Land LLP and Vivid (formerly Sentinal and First Wessex) are proposed as follows:

12. 332 private dwellings and 182 (35%) affordable dwellings, with the mix as follows: 14 x 1 bed (0 private,14 affordable) 137 x 2-bed (31 private, 106 affordable) 283 x 3-bed (225 private, 58 affordable) 68 x 4-bed (64 private, 4 affordable) 12 x 5 bed (12 private)

13. Small pockets of informal open space, combined with green infrastructure aligned with new pedestrian and cycle links are provided through the site, and include a wetland area with board walks.

14. The submitted plans were formally amended on 27 September 2017 to take account of consultation responses and officer advice. Amendments include changes to the layouts, enhanced parking provision, bus stop provision, improved pedestrian/cycle linkages, changes to boundary treatments and landscaping and enhanced flat and house designs and character areas.

15. The application is accompanied by the following reports and technical assessments which have been updated as necessary throughout the course of the application:  Design & Access Statement Design Code  Planning Statement inc Affordable Housing Statement (updated)  Statement of Community Involvement  Foul Water Strategy and Design Statement (amended)  Surface Water Strategy and Design Statement (amended)  Detailed Noise Impact Assessment and letter  Landscape and Ecology Management Strategy Stage 2  Reptile Translocation, Mitigation, Management and Monitoring Plan  Bat Mitigation, Enhancement and Monitoring Strategy  Otter Protection and Enhancement Strategy  Dormouse Mitigation Strategy  Reserved Matters Transport Assessment  Stages 2 and 3 Full Travel Plan  Condition 47 Minerals Extraction Scheme  Contaminated Land Remediation Strategy  Geophysical Survey Report  Written Scheme of Investigation for Evaluative Archaeological Works  Detailed Planting Schedules (amended)  Lighting Strategy  Arboricultural Impact Assessment & Method Statement  Visual Impact Assessment  Accommodation Schedules  Developer’s Checklist for Flood and Water Management

16. The outline application was supported by an Environmental Statement. It is not considered that there has been a significant change in circumstances that requires this reserved matters application to be supported by a further Environmental Statement.

17. Similarly at outline stage screening was also undertaken to establish whether a Habitats Regulations Assessment is required. It was concluded that, with the mitigation proposed and conditions to control impacts, no significant likely impacts on any European Designated sites would occur as a result of the development and a full HRA was not required. No new matters have arisen to change this view.

Relevant planning history

18. The relevant planning history in relation to this site is as follows:

 O/15/76023 - Outline application with all matters reserved (except for access) or the demolition of existing buildings/structures and the development of: 1) on land south of Chestnut Avenue (North Stoneham Park) - 1100 dwellings (use class C3); - residential care home (use class C2); - creation of a new local centre - including a new primary school (2FE), children's pre-school nursery, community building, retail, office and other buildings and car parking (use classes A1, A2, A3, A4, A5, B1a, D1, D2); - public open space, children's play equipment, associated hard and soft landscaping and works; - foul and surface water drainage measures including pumping stations; access from Chestnut Avenue and Stoneham Lane (with new accesses/works to Chestnut Avenue (existing), Chestnut Avenue/Nightingale Avenue, Chestnut Avenue/Stoneham Lane, Stoneham Lane/Stoneham Way Junctions and new accesses onto Stoneham Lane); new footway/cycleway links; 2) extension to Lakeside Country Park on land east of Stoneham Lane, including new pedestrian links, landscaping and associated works; 3) construction of a new cycleway/footway along Stoneham Lane (from north/east of St Nicolas Church, southwards to the administrative boundary with Southampton City); 4) use of land south of Junction 5 of the M27 motorway for playing pitches and construction of associated facilities (including changing pavilion/hub building, spectator stands, enclosures, all-weather playing surfaces; floodlighting); with new accesses onto Stoneham Lane; parking; new footway/cycleway; landscaping and associated works; and 5) associated engineering operations; on and off-site supporting infrastructure necessary to facilitate development of the site. Granted 8.1.16  V/17/79109 – Variation to S106 completed 2.5.17  R/17/79892 – Reserved matters for Phase 1 approved 26.5.17

Applications under current consideration:  F/17/81165 – Full application for additional 39 dwelling units (Stage 3)  F/17/81167- Full application for additional 18 dwelling units (Stage 4)  RM/17/81169 – Reserved Matters for Playing fields, pavilion and associated works, Stoneham Lane  Non Material Amendment to planning permission O/15/76023 for revision to S278 highway works for footway/cycleway along Stoneham Lane

19. The S106 legal agreement associated with the outline planning permission secured the following in relation to this site: o Provision of c800sqm on-site community building o Community Development Worker funding o Primary school on site with community use agreement o Off-site Health Facilities contribution o On-site public open space/play provision and maintenance including 3no. children’s play areas with 1no. teenage area o Replacement and enhanced playing pitch provisions and associated works o On and off-site Highways works, including improvements to junctions; new footway/cycleway along Stoneham lane; on site bus provisions; street tree maintenance o Bus service provision o Lakeside extension -land, and works and management contribution o Home Wood or alternative – public access and management of public use o Heritage improvements, including contributions to upgrades at St Nicolas Church; provision for Park Farm and walled garden restoration; carriage drive restoration o Public art contribution and provision on site o Town centre public realm enhancement contribution o Road traffic order funding o Fleming Park project funding o HWRC Chestnut Ave funding o Avenue Park SINC works/management o Air Quality monitoring management contribution o Economic development: contribution towards start-up units off site and training bursaries o BREEAM Communities inc Post Occupancy Evaluation of Sustainability & Resident Satisfaction Survey Section 106 monitoring o Travel plan provision, monitoring and bond o Onsite footway/cycleway provision o Lorry routing agreement o 35% on-site affordable housing o Unallocated parking spaces not to be sold to individual householders/ no private parking management schemes without Council consent o Sustainable drainage works and management plan. o Phasing to be agreed o Open space completion prior to final 10% of dwellings in each phase or as otherwise agreed o Design code requirement o Construction management plan o Solent Recreation Mitigation Partnership contributions o Provision of ecological mitigation/receptor site o Employment and Skills Plan

Representations received

20. Three resident objections received relating to loss of countryside and heritage (principle of development) and to traffic and pollution (noise and air quality impacts). These matters were considered at outline stage. No specific comments relating to the Reserved Matters received. (130 letters of notification to individual households were sent in addition to site and press notices).

Consultation responses

21. Implementation and Design Team Original Submission - Some additional information/revisions required in relation to:  Need to improve some house designs  Location of parking spaces and access paths  Soft and hard landscaping, boardwalk and pergola details  Siting and design of some street lighting in relation to woodland, trees and dwellings  Planning adjacent to footpaths.  Need for consistent footpath surface for “green link” to Home Wood  Review of bench locations where close to dwellings Amended plans - further minor changes to plans and elevations, planting specifications and hard surfacing for drives sought.

22. Biodiversity Officer – Objection due to insufficient buffering to hedgerows and waterways to protect the water quality within the Itchen catchment and preserve otter foraging routes. Otter is part of the SAC designation.

23. Transportation advisor – additional visitor parking sought

24. Tree Officer – no objection subject to conditions

25. Housing – amendments sought to improve affordable housing mix. No objection to amended plans which provide requisite 35% provision at appropriate mix and tenure.

26. Parks & Open Spaces – revisions re step out areas onto landscaping sought

27. Environmental Health Original submission - concerns raised in respect of potential noise impacts from existing roads, motorway and new link road and site and internal property layout amendments sought. Amended plans – advise that about 50% of plots of concern have been improved but some garden areas and balconies would still have noise levels in excess of targets and Plots 32 and 144-46 would be most affected. Acoustic fencing, sound insulation and alternative ventilation will be needed.

28. Direct Services - No objection

29. Go South Coast – additional bus stop within Stage 2 part of site sought.

30. HCC Highways Original submission: amendments in respect of highway adoption standards for drainage, footway siting and alignment, crossovers, verges, service margins and triple parking on plots. Amended plans: comments to be reported

31. HCC Flood & Water Management Team – comments on amended plans and additional information to be reported.

32. HCC Archaeology – No objection

33. Forestry Commission – Ancient Woodland must be retained and protected

34. Crime Prevention Officer – No comments received

35. Environment Agency – no objection

36. Southern Water – no comments. Previous advice for outline permission stands: no SuDS features and some types of permeable paving will not be acceptable within 5m of public or adoptable gravity sewers, rising mains or water mains. No land drainage or groundwater can enter the public sewer network.

37. Natural England – no objection.

38. Hampshire Gardens Trust – seek retention of footpath link between Avenue Park and church (provided through outline and Stage 1 approved plans).

39. Southern Gas Networks – No comments received

40. Southampton Airport Airside Operations Safety Officer – no objection

41. Test Valley BC – no comments received

42. Southampton City Council – no comments received

43. Chandlers Ford Parish Council – no comments received

44. Velmore Residents and Tenants Association – no comments received

45. Eastleigh Access Group – no comments received

46. BT OpenReach – no comments received

47. Southern Gas Networks – no comments received

48. Aviary Residents Association – no comments received

49. Eastleigh and Bishopstoke Allotments Association – no comments received

50. Winchester with Eastleigh Design Review Panel – re pre-application plans: simplify character areas and show relationship with landscape; reconfigure central green avenue; provide further pocket open spaces; reduce visible parking; and demonstrate of use of high quality materials (submitted plans address comments).

51. Willis Fleming Historical Trust – no comments received

Policy context: designation applicable to site o Designated Countryside; o Designated Strategic Gap o Solent Mitigation and Disturbance Zone; o New Forest disturbance zone o Tree Preservation Orders o Mineral Safeguarding Zone o Airport Safegaurding Zone o EA Flood Zone 3 o Eastleigh Landscape Character Area 6 (North Stoneham Park) o Hampshire Historic Parks and Gardens Register

National Planning Policy Framework

52. The National Planning Policy Framework (the ‘NPPF’ or the ‘Framework’) states that (as required by statute) applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise. Paragraph 14 sets out a general presumption in favour of sustainable development and states that (unless material considerations indicate otherwise) development proposals which accord with the development plan should be approved without delay. Where the development plan is absent, silent, or relevant policies are out-of-date planning permission (again, unless material considerations indicate otherwise) should be granted unless the adverse impacts of the development would significantly and demonstrably outweigh the benefits; or specific policies in the Framework indicate development should be restricted (paragraph 14). Local plan policies that do not accord with the NPPF are now deemed to be “out-of-date”. The NPPF requires that due weight should be given to relevant policies in existing plans according to their degree of consistency with the NPPF. In other words the closer the policies in the plan accord to the policies in the Framework, the greater the weight that may be given.

53. Three dimensions of sustainability given in paragraph 7 are to be sought jointly: economic (supporting economy and ensuring land availability); social (providing housing, creating high quality environment with accessible local services); and environmental (contributing to, protecting and enhancing natural, built and historic environment) whilst paragraph 10 advises that plans and decisions need to take local circumstances into account, so they respond to the different opportunities for achieving sustainable development in different areas.

54. Paragraph 17 sets out 12 core planning principles that include;

 always seeking to secure high quality design and a good standard of amenity for all existing occupiers of land

 Paragraphs 56 to 61 give importance to good design as part of sustainable built development. .

 Paragraph 69 – Decisions should aim to achieve places which promote meetings between members of the community, safe and accessible environments and developments containing clear and legible pedestrian routes, high quality public space which encourages the active and continual use of public areas.

 Paragraph 70 – Decisions should plan for the provision and use of shared space, community facilities etc. and ensure an integrated approach to the location of housing and other uses.

 Paragraph 73 – Access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities. Information gained from assessments should determine what open space, sports and recreational provision are needed.

 Paragraph 103 – Ensure flood risk is not increased elsewhere.

 Paragraphs 109 -108 protect biodiversity and seek net gains where possible.

 Paragraphs 123 – Avoid, mitigate and reduce noise which gives rise to significant adverse impacts on health and quality of life.

 Paragraphs 126 to 135 address the protection of heritage assets.

 Paragraph 192 – The right information is crucial to good decision-taking, particularly where formal assessments are required (such as EIA/HRA/FRA).

 Paragraph 196 indicates that planning law requires that planning applications are dealt with in accordance with the development plan unless material considerations indicate otherwise. The NPPF is such a material consideration.

 Paragraph 203 - LPAs should consider whether otherwise unacceptable development could be made acceptable through the use of conditions or planning obligations.

 Paragraph 216 - Decision-takers can give weight to relevant policies in emerging plans according to the stage of preparation, the extent to which there are unresolved objections to relevant policies and the degree of consistency to the relevant policies in the emerging plan to the policies in the NPPF.

Planning Practice Guidance

55. Where material, this guidance on air quality, good design, material considerations, flood risk, contamination, noise, open space, recreational facilities, natural environment, planning obligations, travel plans, transport assessments, water supply and wastewater provision should be afforded weight in the consideration of planning applications.

The Development Plan

56. At the current time the Development Plan for the borough comprises the Eastleigh Borough Local Plan Review (2001-2011) and the Hampshire Minerals and Waste Plan (October 2013).

57. Saved Policies of the Adopted Eastleigh Borough Local Plan Review (EBLP 2001-2011)

58. The key policies of the adopted local plan are:

 1CO – Development in the countryside  2CO – Protection of Strategic Gaps between settlements  18CO – Impact on landscape character  23NC – Protection of Sites of Importance for Nature Conservation (SINCs).  25.NC – Promotion of biodiversity  28.ES – Waste collection and storage  30.ES – Noise-Sensitive Development  34.ES – Requirement to reduce greenhouse gases  36.ES - Lighting  45.ES – Sustainable drainage requirements  59.BE – High quality design  72.H – Density  74.H – On-Site affordable housing  100.T – Sustainable transport  102.T – Safe accesses  104.T – Off-highway parking  147.OS – Provision of public open space  177.LB – Historic Parks and gardens  186.IN – Provision of community facilities  190.IN – Infrastructure provision

Hampshire Minerals and Waste Plan 2013

59. The application site lies within a Minerals Safeguarding Area.

Submission Eastleigh Borough Local Plan 2011-2019

60. The Eastleigh Borough Local Plan 2011-2029 was submitted for examination in July 2014 but the Inspector concluded that insufficient housing was being provided for in the Plan and that it was unsound.

61. The Submitted Local Plan has not been formally withdrawn and therefore remains a material planning consideration. The weight that can be attributed to the draft policies of the Submitted Eastleigh Local Plan 2011-2029 is however extremely limited. The Council consulted on the Issues and Options Document (December 2015) from 23 December 2015 until 17 February 2016. Following the completion of the consultation the Council are now undertaking the additional technical work required to inform the next formal stage in the plan-making process.

62. The most relevant draft policies of the Submitted Eastleigh Borough Local Plan 2011-2029 are:  S1 – Sustainable Development  S3 – Location of new housing  S5 – Green Infrastructure  S8 – Strategic footpath, cycleway, bridleway links  S11 – Nature Conservation  S12 – Heritage assets  DM1 - General criteria for new development  DM2 – Environmentally sustainable development  DM5 – Sustainable surface water management and watercourse management  DM9 –Nature Conservation  DM10 – Heritage Assets  DM23 – General development criteria - transport  DM24 – Parking  DM28 – Affordable housing  DM29 – Internal space standards of residential development  DM32 – Provision of recreation and open space facilities with new development  DM35 – Community, leisure and cultural facilities  E1 – Land South of Chestnut Avenue:

Policy E1 refers to a strategic site at land south of Chestnut Avenue, Eastleigh. “An area of approximately 61 hectares of land south of Chestnut Avenue, as defined on the policies map, is allocated as a strategic location for development to include housing and associated facilities and services. Development will be subject to the approval by the Borough Council of a development brief including a masterplan which addresses the following requirements: i. the development provides approximately 1,100 dwellings of a range of type ,size and tenure to include specific provision to meet specialised housing needs including accommodation for older people; ii. the development provides a local centre, and other community facilities and services necessitated by the development including a primary school (subject to Local Education Authority requirements); iii. the development protects and where possible enhances nature conservation interests. In particular, the development shall not have an adverse impact on the nature conservation interests of adjoining sites but where necessary will buffer and contribute towards their enhanced management; iv. the height and density of buildings within the site responds to the topography of the site and the site’s visibility in the surrounding area; v. the key features of the historic landscape are considered sympathetically, including the land which forms part of the setting to The Shrine which should be retained and restored as necessary. The setting of listed buildings to the south of the site should not be adversely affected by development vi. the areas of woodland on the western and south-western boundaries of the site shall be retained as woodland and form part of the wider Forest Park proposals; vii. the playing fields are retained within the site unless the Council is satisfied that compensatory replacement can be provided which is of equal or greater benefit to the wider community than that which it replaces; viii. sufficient on-site open space is provided to meet the needs of the proposed development; ix. footpath and cycle links are provided across the site to connect Chestnut Avenue and Stoneham Lane to Home Wood and Kennel Copse (which form part of the proposed Forest Park) to the south and west; x. priority biodiversity links are maintained and enhanced, in particular the link between Lakeside County Park and the proposed Forest Park; xi. vehicular access to the site is provided from both Chestnut Avenue and close to the junction of Stoneham Lane and Stoneham Way with associated highway improvements to existing junctions; xii. improvement of the junction between Chestnut Avenue and Stoneham Lane involving an increase in the size of the roundabout; xiii. financial contributions are made towards (amongst other things):  the Forest Park proposals;  an extension to the Lakeside Country Park;  a new cycle & footpath along Stoneham Lane to connect the site to the city of Southampton; and  any other off-site highway improvements necessary to serve the development; xiv. where necessary, the prior extraction of mineral resources before development; xv. a connection to the sewerage system and the water distribution system shall be provided at the nearest point of adequate capacity as advised by Southern Water, and access to the existing water main shall be secured for future maintenance and upsizing purposes; and xvi. the development shall achieve BREEAM Communities excellent standard in accordance with policy DM2g.”

Supplementary Planning Guidance

63. Relevant documents are:

 Supplementary Planning Document: Quality Places (November 2011)  Supplementary Planning Document: Environmentally Sustainable Development (March 2009)  Supplementary Planning document : Biodiversity (December 2009)  Supplementary Planning Document: Residential Parking Standards (January 2009)  Supplementary Planning Document: Affordable Housing (July 2009)

Other relevant documents

 Nationally Described Space Standards

Assessment of proposal: Development plan and / or legislative background

64. Section 70(2) of the Town and Country Planning Act 1990 and Section 38(6) of the Planning and Compulsory Purchase Act 2004 require a local planning authority determining an application to do so in accordance with the Development Plan unless material considerations indicate otherwise.

65. The Development Plan in this case comprises the saved policies of the Eastleigh Borough Local Plan Review 2001-2011 and the Hampshire Minerals and Waste Plan (adopted 2013).

66. In terms of emerging policy, the Submitted Eastleigh Local Plan 2011- 2019 (comprising: the Revised Pre-submission Eastleigh Borough Local Plan 2011-2029, published February 2014; and the Schedule of Proposed Minor Changes) was submitted to the Secretary of State in July 2014 and, following examination hearings in November 2014, the Inspector issued his final report on 11 February 2015. The final report recommended non-adoption on the basis of the plan being unsound, largely due to its inadequate provision for new housing. It can therefore be considered to have extremely limited weight in the determination of this application. The emerging work on the new Local Plan to 2036 is also a material consideration of limited weight.

67. In terms of other material planning considerations, the National Planning Policy Framework and Planning Practice Guidance constitute material considerations of significant weight.

The Principle of Development

68. The site is located within the countryside and in the Southampton- Eastleigh Strategic Gap in the adopted local plan but is allocated for residential development under draft policy E1 of the submitted local plan. Outline planning permission for up to 1100 dwellings, a new park and open spaces, offices, new local centre, care home, primary school, community building, replacement playing pitches, and extension to Lakeside Country Park together with new vehicular accesses off Chestnut Avenue and Stoneham Lane was granted in January 2016. The principle of residential development on this site has therefore been established and cannot be reconsidered as part of this application. As such the proposed development is acceptable in principle. Wider issues of highways impact and transport provisions, impact on heritage assets, ecology and its mitigation, recreational impact, flood risk, loss of existing pitches, contaminated land, noise, air quality and the level of affordable housing and public open space were considered at the outline stage and covered by submission of documents as part of the outline application, conditions attached to the outline permission, or obligations contained within the associated S106 legal agreement.

Sustainable Development

69. The outline application considered matters of sustainability and concluded that the development would fulfill an economic role by providing employment opportunities and expanding the quality and choice of housing, a social role by providing for clearly needed market and affordable housing together with new social and community facilities, and, with mitigation, a satisfactory environmental role. As such the proposed development is considered to be sustainable in principle. The detailed matters arising from this application are covered below in the sections relating to the reserved matters that are now to be considered – appearance, layout, scale and landscaping. These are all elements of the Design Code for the development which, alongside the site masterplan, will guide the development. The Design Code sets out rules and standards for design as well as providing consistency through phases.

Layout

70. The proposed layout for Stage 2 largely reflects the indicative details submitted at outline stage and includes a road hierarchy of a wide main spine road with secondary, narrower residential roads leading off this to connect into areas of perimeter block development, small cul-de-sacs, short private drives or buildings with parking courts. As per the outline plans, the site is accessed off the new link road running between Stoneham Lane and Chestnut Avenue at two points. The street pattern, together with the green links connecting the areas of open space, provides routes through the development to the community facilities at the southern end of the site, and to the central and secondary areas of public open space. A new central green route with pedestrian priority links to the greenway within Stage 1 and would provide a continuous pedestrian route from the extended Avenue Park to Home Wood. Generally the dwellings face onto a road, private drive or courtyard. The majority of dwellings have on-plot parking, and for those that do not have garages/car ports or drives, parking is provided in a parking court or adjacent the road. All but some affordable housing flats have allocated parking for each plot.

71. The outline density parameter plan gave a range of 35-45 dwelling per hectare for this Stage 2 part of the site. The proposed density for Stage 2 varies across its parcels with averages of 38.7, 34.1 and 27.2 dph, which is slightly lower than first envisaged but is compensated by the higher densities approved in Stage 1 closest to the school and local centre. These densities are appropriate for their location on the site as it moves towards its countryside/woodland edge. Overall the density of housing for the whole Stoneham site is slightly higher than envisaged at outline stage and this has resulted in separate applications for an additional 57 units above the 1100 permitted. The Stage 2 plans do, however, include a good variety of house types and sizes with both flats and houses.

72. A new area of wetland public open space with board walks would be overlooked by housing and provides an extension to the existing SINC/open space adjoining Chestnut Avenue. Together with footpath links across the whole site linking to Lakeside Country Park and Home Wood, it would provide an attractive amenity which is appropriately designed.

73. The levels give a profile of rising land similar to Chestnut Avenue itself and this has influenced site layout and design. Plan amendments have improved the relationship between properties and increased the size of gardens to meet the requirements of the Quality Places Supplementary Planning Document (with just 8 gardens for dwellings falling short and others significantly exceeding minimum garden standards).

74. A detailed review of amenity space provision for flatted blocks has informed the amended proposals with layouts reviewed to secure additional provision where possible. This exercise has enabled additional communal amenity space to be provided for each flatted block within this stage of development. Plots 1 – 11, 120 – 131, 132 – 143 and 294 – 303 now comply with the amenity space standards set out within the Quality Spaces SPD. Whilst not meeting the full standards for amenity space provision across the whole of Stage 2, all flatted blocks within parcels 1A and 3A do provide usable amenity space sufficient to accommodate domestic activities such as sitting out and drying clothes

75. All properties will also meet the internal space standards of the Nationally Described space standards.

76. It is considered therefore that the proposals would give rise to an acceptable form of development with respect to layout.

Scale

77. The approved building heights parameter plan, which was part of the outline planning application, set appropriate building heights of up to 4 storeys in certain areas. Whilst the scale and massing of the proposed development broadly reflects the outline parameters, and the site’s levels and context also play a part in influencing the resulting proposal, the predominant scale of buildings is 2-2.5 storeys with the highest buildings at 3 storeys comprising flats within the north-western parcels of land (Area 1A). This area has noise constraints relating to the motorway and Chestnut Avenue and the flats are sited so as to assist with providing an effective noise barrier for the remainder of the site. Houses are generally 2 or 2 ½ storeys in height; terraced, semi-detached or detached, and there are some flats over entrances to parking courts/garages. The range and distribution of properties with respect to their scale is considered appropriate for the Stage 2 part of the site as a whole.

Appearance

78. The key objective in terms of appearance and architectural design of the residential development is to deliver housing which reflects the variety of built form typical to Eastleigh and the site’s specific history and landscape. In order to provide some variety across this large development, and similar to the approved Stage 1 reserved matters scheme, it has been divided into a number of character areas with different use of scale, house styles, detailing and landscaping. With the exception of the woodland edge areas, the overriding architectural style is representative of the Inter War semi-detached styles and Victorian vernacular in appearance.

79. The submitted Design Code acknowledges the importance of local built character and also the woodland edge nature of parts of the site. Six principal Character Areas are proposed and in summary their key built form principles are:

 Northern Site Entrance: continuation of avenue of trees along main spine road; medium density 2-2.5 detached and semi- detached storey dwellings; red brick and grey roofs with white render corner buildings  Noise Mitigation Area: 3 storey flats and 2.5 storey townhouses at higher density; rear courtyard parking;buff brick and grey roofs  Woodland Walk Area: large area of POS with board walk route framed by mixed housing (flats, terraces and semi-detached with red brick and red roofs) ; parking courts and focus corner buildings in white brick.  Central Housing: medium density 2 storey semi-detached dwellings and some terraces; existing hedgerow retained;  Green Avenue: 2-3 storey medium density mixed housing fronting a wide, central avenue comprising substantial green swathes containing SuDS and landscaping, pedestrian route between Stage 1 greenway and Home Wood, and angled corner buildings. Red brick and grey roofs throughout.  Woodland Edge: low density detached and semi-detached dwellings with rustic, timber clad elevations, orange clay colour roof tiles and timber car ports.

80. Design amendments since submission incorporate the following: • Revision of turning arrangements. • Provision of additional bus stops. • Variation of house types to address noise concerns. • Rearranged parking layouts to improve usability. • Relocation of substations. • Increased private amenity areas for flats and houses in accordance with the Quality Places SPD. • Redesign of flatted blocks to reduce flat roof element. • Reduction of hard surfacing over the gas main easement. • Provision of additional pedestrian footpaths. • Provision of additional pedestrian gates providing rear access to residential gardens. • Introduction of additional trees. • Amended shed position within rear gardens. • Additional windows within side gables where appropriate. • Provision of additional visitor car parking spaces. • Redesigned route to Home Wood

81. Subject to some further minor changes, the proposed design of the buildings is considered to be acceptable and now address concerns raised during the pre-application and application processes. Conditions for final details are necessary, but subject to this the scheme delivers high quality and appropriate design.

Landscaping

82. An overarching Green Infrastructure Strategy provides a multifunctional and integrated approach to the landscape, which alongside the large central park, provides a series of attractive and legible green spaces, enhanced habitat corridors. These help conserve important elements of the site’s history (it is on the Hampshire list of Historic Gardens) and provide positive future enhancements and management.

83. Parkland railings and parkland status trees are proposed for the new wetland public open space and the public art scheme within the open spaces is expected to relate to the site’s history.

84. Whilst there is some tree removal proposed for the Woodland Edge part of the site, the Council’s Tree Officer has raised no objection subject to conditions. Unlike Stage 1 to the east, the Stage 2 site has no Veteran trees but existing substantial hedges and deer park ditches will be kept. Buffers from the edge of the Avenue Park SINC, Kennel Copse and Home Wood have also been provided.

85. As with the road hierarchy, there is an associated landscape hierarchy. A strong formal tree and hedgerow- lined avenue approach along the spine road is proposed, whilst the secondary and tertiary residential streets and lanes have less formal tree, hedge and shrub planting shown. Hard landscaping and other boundary treatments move from strong defensible treatments including railings and walls on the principal roads and public spaces to less formal railings and planting on the more private areas. The Home Wood Approach route has, however, been purposefully designed to include a strong landscaped linear pedestrian route using a continuous footpath surface and generous tree and woodland planting and this provides a visual and physical transition from development and open space to the woodland edge of the site in a unique and attractive way. Across the site extensive block paving is used to relieve tarmac and assist with traffic calming, albeit that this needs to also be extended to private drives. Boundary treatments and fine landscaping details are subject to conditions on the outline permission and it is expected that more robust low walls or railings on some plots will be provided in addition to soft landscaping. Subject to this, the landscaping for the housing areas is considered acceptable.

Affordable Housing

86. The S106 associated with the outline planning permission requires 30% of the dwellings to be affordable. This application seeks reserved matters approval for 514 dwellings, of which 182 are to be affordable dwellings (35%) with 91 for affordable rent and 91 shared ownership. Housing officers initially sought amendments to the proposed affordable dwelling type and, following receipt, raise no objection to the amended plans.

87. All the affordable housing is to be built to Lifetime Homes Standards and the S106 associated with the outline permission states that 3% (12 no.) of the affordable homes should be built to wheelchair standards, equating to 12 homes across the entire development. Phase 1 is delivering 5 units built to wheelchair standards, with the remaining 7 to be provided in Phase 2.

Parking

88. Following plan amendments, all dwellings have been provided with an appropriate level of private parking to meet the minimum standards set down in the Council’s Residential Parking SPD. Additional conditions are recommended to control any further parking and garage provision by individual residents (which could result in loss of landscaped areas and detract from the overall design quality). The Section 106 agreement made provision for the future management of parking in the new estate, recognising that it will be put under pressure for non-resident parking related to Barton Peveril College, nearby businesses and Eastleigh Football Club supporters. There will need to be a combination of private management for unadopted roads and parking areas and formal controls for adopted roads and this is best implemented post occupation.

Residential Amenity

89. The amended plans satisfactorily resolve concerns about some north- facing garden lengths and garden sizes and the proposed development, with the exception of some flats and just 8 gardens for houses, meets the Quality Places SPD guidance for residential amenity. There is potential for noise disturbance for some plots closest to the motorway and other busy roads and the proposals have been amended in order to address noise impact concerns raised by Environmental Health. As well as siting and orientation changes, fenestration and internal design changes for some plots to address concerns have been made and, where necessary, 2-2.5m high acoustic fencing is proposed for properties. Acoustic glazing and appropriate ventilation is also proposed for dwellings in the noisiest locations and is subject to conditions on the outline permission.

Drainage and Flood Risk

90. None of the site lies within designated flood zone and a comprehensive Sustainable Urban Drainage Scheme is proposed which not only protects and enhances existing watercourses and their surroundings and water quality, but ensures that run-off from the site does not exceed existing levels. Southern Water and the EA have not objected. Comments from the HCC Flood and Water Management Team to the amended application information will be reported. A comprehensive set of conditions with regard to drainage were included in the outline permission and do not require repetition.

Ecology

91. Protected species, including bats, reptiles, water voles, otter and dormice, are protected by various mitigation and protection plans and related planning conditions. Natural England has not objected to the proposals and the outline permission delivers extensive ecological protection, mitigation and habitat creation and these provisions which are relevant to the application site are carried forward for this application and delivered through the recommended conditions. However, the Council’s Biodiversity Officer (but not the Environment Agency) has sought 20m wide buffers of undeveloped areas each side of streams to protect otter movement. This is considered to be excessive given that the outline consent only requires buffers of 8m and this is material to the consideration of this application. Buffers of over 15m are in fact provided which exceed the Stage 1 provision, and given the distance of the development from the River Itchen and Monks Brook and the need for otter to cross roads and farm accesses to reach the site, the impact on otter by having only 15m buffers is considered negligible.

92. Hedges are retained and buffers for dormouse movement of 5m have been sought by the Council’s Biodiversity Officer, which are achieved on at least one side, exceeded in parts for the majority of their length and only reduced to accommodate footway crossings or gravel footpaths. Hedgerows would also be protected with permeable fencing and reinforced where needed. This is considered to be adequate.

Heritage

93. There are no nationally designated assets on or in close proximity to the site. There are the Grade II* St Nicolas Church, the Grade II Listed walled garden for the former North Stoneham House, the Grade II Listed Stoneham Rectory and Gate Piers, and three Grade II Listed dwellings in Chestnut Avenue. Stoneham Park is on the Hampshire County Council register for Historic Parks and Gardens.

94. The evolution and changes to the parkland from medieval deer park to degraded former formal parkland which had been designed with influences from Capability Brown was documented in the outline application submission and in other material where the negative impact of the loss of the now degraded former parkland was balanced against the opportunity for the central core of parkland to be retained, restored and positively managed. It is also intended that the public will be able to relate to the history of the site through a comprehensive public arts scheme. The visual and footpath link between St Nicolas Church and the Shrine, sought by Historic England and the Hampshire Gardens Trust, was provided within the Stage 1 plans. The proposed parkland railings are reflective of the site’s parkland history.

Other material considerations

95. Also of relevance is the Submitted Eastleigh Borough Local Plan 2011 - 2029, July 2014. The Submitted Local Plan has not been formally withdrawn and therefore remains a material planning consideration. Whilst the weight that can be attributed to the policies in it is very limited, it nevertheless represents the most recent statement of the Council’s development strategy for the borough. As mentioned above this plan includes the site as a draft allocation for housing; however as outline planning permission is already granted the only issues to be considered with this application are matters of appearance, layout, scale and landscaping. With regards to these matters, the new policies essentially echo those of the current plan and are not considered to affect the recommendation put forward.

Conclusion

96. This reserved matters scheme is considered to broadly conform to the parameters identified at the outline permission stage and the application has demonstrated that it would be an attractive, high quality and appropriate form of development for this part of the Stoneham site. Subject to some further minor design changes and the consideration of any outstanding consultee responses, reserved matters approval is therefore recommended.