LAND SOUTH OF WINCHESTER ROAD ROAD FOUR MARKS LARGE DEVELOPMENT SITE INFORMATION PACK SEPTMEBER 2019 CONTENTS 1 INTRODUCTION 2 SITE PROMOTION TEAM 3 SITE CONSIDERATIONS 4 PROPOSED DEVEOPMENT OPPORTUNITIES 5 UNDERSTANDING CONSTRAINTS AND CONSIDERATIONS TO IDENTIFY PROPOSED DEVELOPMENT OPPORTUNITIES 6 DELIVERY AND TIMESCALES 7 MEETING IDENTIFIED NEEDS IN A SUSTAINABLE WAY 8 LOCAL COMMUNITIES INTRODUCTION OUR VISION OUR VISION The Site and the Promotion Team Hallam Land Management and Winchester College are working together to promote a large mixed use sustainable development to the west of Four Marks. The land, which is in the single ownership of Winchester College, is an extensive tract contiguous with the built up area and adjoining the A31. It readily has the capacity to provide between 600 and 700 new homes, an area of employment fronting and accessible from the A31, community infrastructure include a new primary school and local centre, and Gypsy and Traveller pitches Travelling Show People plots for which there is an identified need. New and enhanced Green Infrastructure will provide a landscape framework that allows development to be integrated into this edge of settlement location whilst providing recreational opportunities for the whole community. This will act to rebalance facilities accross Four Marks from their current focus towards the east. Significantly, the A31 is a strategic corridor in the north of the District; increasing the scale of development directed to this strategic corridor would take advantage of existing and potential improvements in connectivity and sustainable travel between these settlements whist strengthening their functional linkages. Hallam are assisted in this promotion by a team of experienced and specialist land development professionals; including Urban Wilderness as masterplanners and landscape architects, FPCR as ecologists, Brookbanks as engineers and LRM as town planners. Together, these consultancies have an enviable track record in the promotion of new communities through the planning process from inception to delivery and each is committed to creating places people are proud of. FOUR MARKS Figure 1 - Strategic Location within Four Marks - A31 Corridor FOUR MARKS VISION DOCUMENT VISION DOCUMENT 4 5 SITE CONSIDERATIONS PROPOSED OPPORTUNITIES OUR VISION Figure 2 - Site Considerations Figure 3 - Illustrative Masterplan OUR VISION • This Large Development Site (LDS), comprised of Proposed development on Land South of agricultural land with a rolling topography, rising north FOUR MARKS Winchester Road has the capacity to deliver the and south of the A31 from 120m AOD to the west to a following: high of 175m AOD to the east. • The LDS is divided into two parts to the north and Item Quantum / Density south of the A31. New junctions and crossings of this route will be required. TSP • It is sited wholly within Flood Zone 1 (low risk). Housing 17.15Ha - at least Environment Agency records indicate some localised Watercress Line (use classes C2, C3) 600 at an average surface water flooding. TS density of 35 dph • Old Down Wood to the south is an Ancient woodland Local Centre 1Ha and will require a minimum buffer of 15m in (use classes A1, A3, accordance with Natural England’s standing advice. A4, A5, B1 and D1) • The westernmost portion of the site alongside the A31 has an open character with short and middle Primary School 2.4Ha distance views. Some woodland screening will be required along the A31 to limit visibility. Employment Area Circa 1.8Ha • There are a small number of listed buildings around (use classes B1, B2 the North Street settlement to the west of the site. and B8) • The Watercress Rail Line (Mid-Hants Railway) passes the site’s northern boundary. The Watercress Line, Green Infrastructure Circa 18.6Ha is one of the most successful heritage railways in the A31 (including formal country. and informal open • Noise sources from the rail line and A31 will need to space, habitat be considered. creation, play • A number of public rights of way cross the site; from space, Sustainable the A31 to Brislands Lane and from Brislands Lane to Drainage, allotments Kitwood Road and Gradwell Lane. and structural planting) Travellers and Circa 2Ha or up to Travelling Show 15 pitches for each People Pitches use as required. Site Boundary Watercress Line Ancient Woodland Public Rights of Way Burial Mount A31 Corridor Potential Development Existing Local Centre TS Travellers Site Proposed Vehicular Access Boundary for Site: 45Ha Public Key Views Four Marks Scrub Surface Drainage Rights of Residential Development Primary School Sports Hub Proposed Pedestrian Access Way FOUR MARKS FOUR MARKS TSP VISION DOCUMENT Employment Area Travelling Show People Allotments Emergency Access Only VISION DOCUMENT 6 7 UNDERSTANDING CONSTRAINTS AND CONSIDERATIONS OUR VISION TO IDENTIFY PROPOSED DEVELOPMENT OPPORTUNITIES OUR VISION Phase Quantum / Infrastructure / Year Density Figure 4 - Indicative Phasing This Large Development Site has no overriding Delivery and Timescales One • Circa 75 units • 10.5Ha GI - constraints that would preclude development. Of note • 1Ha Employment including offsite are the following: Space, planting along This Large Development Site is in single ownership. As • Play space the Watercress such it is available now, it offers a suitable location for • Travellers and Line and A31 • Long distance views to the west are available • Existing residents adjoining the site: Views development with a reasonable prospect of housing Travelling Show • Circa 630lm of from certain points along the western edge of taking in a development of this scale are unlikely being delivered on the site within 5 years. Moreover, People Site new footpaths Four Marks and in particular from the existing to be wholly screened. Strategic planting is with the option of several points of access there are Public Right of Way network passing between the proposed to screen where practicable, and opportunities for multiple sales outlets to operate on A31 and Brislands Lane: to soften and frame views where appropriate. Two • Circa 150 units • 3.3Ha GI the site simultaneously thereby ensuring a steady flow • 1Ha Employment • Circa 647lm of • Public Rights of Way cross the site: The design Moreover the siting of new buildings should of housing to the market. Space, newfootpaths should ensure that viewing corridors are retained consider off-setting from existing properties and • Local Shop • Additional land within Green Infrastructure where these continue alongside the placement of open space to ensure Importantly Phase 1 can be serviced from existing • Community and enhanced to provide a visual connection to the site’s wider that the outlook of existing residents towards open infrastructure with additional community infrastructure Building facilities for PRIMARY SCHOOL landscape. space is considered. being provided alongside new housing. • Play space the existing SITE • Public Rights of Way (PRoWs) are to be retained • Rising topography: Development is to be laid recreation along their original alignment and routed through out to work with the site’s existing topography, ground to the On a development of this scale it is likely that at least east of the site. open space to ensure that their connectivity ensuring that opportunities for south facing plots two house builders would have sales outlets which is maintained and their visual amenity, whilst are maximised for passive solar gain. The layout would result in at least 100 completions per annum Three • Circa 150 units • 1.5Ha different, remains contextually related to open of open space should be considered on higher in addition to which would be affordable houses. • Remainder of • Circa 766lm of space. As with wider visual links, views along elevations where practicable. The following represents a realistic built rate the Local Centre new footpaths PRoWs should be retained. • The site includes localised areas of Surface development: • Play Space • Highway • Shorter distance views from the A31, particularly Water flooding: Development will incorporate improvements – from the west, into the site are typically open. mitigation measures to attenuate surface A31 corridor Views take in rising land to the north and south: water with opportunities to provide on site Four • Cirac 150 units • 2.3Ha GI Views will be screened via new woodland planting compensation. A Sustainable Drainage System • Play Space • Circa 540lm of along the A31 and set within the development. will be implemented to ensure that surface water • Allotments new footpaths Planting along the A31 should be planted in is attenuated to greenfield runoff rates. advance to maximise screening to later phases • The South Downs National Park lies circa Five • Circa 75 units • 1.5Ha GI of development and to create wildlife links at the 500m at its closest point: Inter-visibility with the • Primary School • Circa 216lm of earliest opportunity. South Downs National Park is limited. Where inter- (requirement new footpaths • Existing tree and hedgerow planting define visibility is possible suitable woodland screening to be agreed existing field parcels: Existing planting will be will be provided. with the Local retained and enhanced. Education Phase 1 / Year 1 Authority) Phase 3 / Year 3 Phase 5 / Year 5 Phase 2 / Year 2 Phase 4 / Year 4 FOUR MARKS FOUR MARKS VISION DOCUMENT VISION DOCUMENT 8 9 MEETING IDENTIFIED NEEDS IN A SUSTAINABLE WAY OUR VISION Supporting a sustainable community, with sufficient access to services and OUR