Hart District Council Local Plan Site Assessment: Stage 2 – High Level Site Assessment – SHL196 (Brookmeadow Farm) May 2016

High Level Site Assessment Proforma

Site Reference SHL196 Site Name Brookmeadow Farm Parish Crookham Village Site Address Brookmeadow Farm, Pilcot Road,

Capacity Assessment and Categorisation Site Size (ha) 12.2ha (developable area: Estimated Capacity 142 7.9ha) Comments on capacity 4.3ha of the site is located within flood zones 2 and 3, leaving a developable area of (approximately) 7.9ha. The capacity was calculated using a dph figure of 30 (in accordance with gross-to-net ratio of 60%). The actual capacity is likely to be considerably lower due to the disposition of the flood constrained areas and the fact that the River Hart bisects the site.

Housing Strategy Category(s) Strategy 2 (Dispersal Strategy): Land Supply Category Category B: Small sites* adjoining existing urban areas Minor extensions to existing (potential settlement boundary changes) settlements *See location and scale of development

Key to Site Assessments: No overriding constraint to development of the site

Constraint requiring further detailed assessment

Major constraint undermining suitability of site

Site Assessment Assessment Criteria Assessment comments Coloured assessment Accessibility to • Bus Stop: (Taxi-share – Crookham Street Social Club stop) – 0.7km Employment and • Railway Station: (Fleet) – 4.4km services • Employment Centre: (Redfields Park – Church Crookham) – 2.9km • Public Open Space: (Fleet Country Park) – 1.7km • Health facility: ( Richmond Surgery) – 2.6km • Primary School: ( Dogmersfield Primary School ) – 1.1km • Secondary School: (Calthorpe Park School) – 1.6km • Supermarket: (Sainsburys–QEB, Fleet) – 2.3km

Infrastructure • Education: There is a projected (2019) deficit of 4.1% for infant/primary schools in the Fleet / Crookham / provision area. For secondary schools the projected (2019) surplus capacity in the Fleet area is 0.7%.

• Retail: There is currently a modest deficit of retail (convenience and comparison) floor space in Fleet.

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• Health: Crondall New Surgery is currently accepting new patients.

• Transport (Road): From the available evidence, there are no proposed road/junction improvements in close proximity to the site.

• Transport (Other): Taxi-share service F121 operates one-way to Fleet station (Tuesday, Thursday and Friday only).

• Green Infrastructure: There are no public parks or sports facilities within convenient walking distance. The site could potentially provide a new SANG, and be of benefit to the local area.

There is a lack of schools capacity in the area and the site suffers from poor public transport connectivity. The site is unlikely to deliver on-site facilities or services, but could potentially provide the local area with a new SANG.

Current Use and Farm / equestrian. Farm buildings to north-west corner. No relevant planning history identified. Relevant Planning History Nature Conservation The River Hart flows across and around the site. The river would be vulnerable to contamination during construction, or from un-intercepted run-off during the life of the development. The banks of the river may be providing habitats for protected species and this would need to be investigated if the site is proposed for development.

Land immediately south of the site is a designated SINC / ancient woodland (Stroud Wood / Peatmoor Copse / Whitlow Alders). The trees and hedgerows around and within the site provide natural habitat, possibly to protected species.

The site is within the Thames Basin Heaths SPA (5km) Zone of Influence. The site is large enough to potentially provide on-site SANG mitigation.

Further assessment is required to establish whether harm to off-site natural assets can be avoided or successfully mitigated.

Minerals Resources Most of the site is subject to minerals safeguarding for sharp sand and gravel ( M&WP Policy 15).

Landscape HCC Landscape Character Assessment (2012) Landscape character area: Loddon Valley and Forest of Eversley West Landscape type: Lowland mosaic: medium scale / river valley floor

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Hart Landscape Character Assessment (1997) Landscape character area: Hart Valley Landscape type: Floodplain farmland

Summary Assessment: The site occupies the valley floor of the River Hart. Bounded on all sides by trees and hedgerows, short-range views into the site are achievable primarily from an on-site PROW and short stretch of Crondall Road.

Land rises gently in all directions bar north, meaning that longer-range views of the site are likely to be achievable from a range of more elevated vantage points within a 500m radius.

The landscape as experienced by ramblers and other users of the on-site PROW is likely to be affected significantly by any development; the significance of wider effects would very in tandem with the quantum and layout of development proposed.

Agricultural Land According to the DEFRA classification map, the site is Grade 4 agricultural land.

Heritage Assets The site’s access onto Pilcot Road is located within the Dogmersfield Conservation Area. Foreseeable harm would be limited to that arising from work to upgrade the access.

To the east, on Crondall Road, the site’s only opportunity for flood-free vehicular access is within the setting of Brook House, a Grade II listed building.

Water resources and There are no groundwater source protection zones in close proximity to the site. quality Air Quality The south-east corner of the site is adjacent to a small sewage works.

Flood risk Approximately 35% of the site, including its access onto Pilcot Road, is located in flood zones 2 and 3. The entire site exhibits potential for groundwater flooding (limited), and up to 90% of the site is at risk from reservoir flooding. Overall, the site is considered to be highly constrained due to flood risk.

Location and scale of The site is very large in the Dogmersfield / Crookham Village context, and if fully built out would severely development undermine the distinction between the settlements and harm the character of the landscape and the distinctive rural local character. Very small parts of the site (primarily the access points) are adjacent to the existing settlement boundaries of Dogmersfield and Crookham Village, making the site effectively isolated within the countryside.

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Certain parts of the site may be suitable for a small, low-density extension to one or both villages, but effects on the character of the landscape would remain a concern.

Un-neighbourly Uses The south-east corner of the site is adjacent to a small sewage works. The site is traversed, north to south, by substantial overhead power transmission lines.

Availability The landowner has confirmed (Feb 2016) that the site is available and considers it capable of delivering Assessment development within a 0-5 year timescale.

Site Access The site has two points of access to the public highway: Pilcot Road to the north and Crondall Road to the east. The access onto Pilcot Road is located within Flood Zone 3. Crondall Road is broadly unsuited to any substantial increase in vehicular traffic. Neither road has pavements at the point of access.

Summary of • 35% of the site is located within flood zones 2 and 3, including one of its two access points and much of the remainder is at Constraints risk of flooding by artificial sources; • Development could significantly harm the character of the landscape; • Development could harm a SINC and impact on the quality of the River Hart; • Access to certain key facilities and services is poor: notably GP surgeries and supermarkets; • Infrastructure deficiencies have been identified: particularly primary school capacity and public transport; • Most of the site is subject to minerals safeguarding; • Development could harm the Dogmersfield Conservation Area and the setting of a Grade II listed building; • The south-east corner of the site is adjacent to a small sewage works.

Summary of • The site could potentially provide the local area with a new SANG. Opportunities Focus of further • Quantum of development achievable without harming the landscape; assessment, should • Site capacity implications of reservoir flood risk; the site be shortlisted • Scope to realise development without loss of natural assets; by the Council • Minerals safeguarding implications for site delivery; • Scope to achieve access without harming heritage assets.

Site Assessment Name:SP Completed by Date:02/06/2016

HDC Conclusion and Shortlist the site: Do not shortlist the site: recommendation

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HDC Comments:

Adams Hendry Consulting Ltd 5 ± SHLAA Site 196 - Constraints

Key SHLAA Site 196 Listed Buildings ! TPO - Individual SSSI SINC National Nature Reserve Local Nature Reserve Parish Boundaries Historic Parks and Gardens Conservation Areas Thames Basin Heaths SPA (5km zone of influence) Thames Basin Heaths SPA (400m exclusion zone) Thames Basin Heaths SPA Settlement Boundaries TPO - Groups Scheduled Ancient Monuments Strategic Gaps

1:10,000 0 50 100 200 300 400

Meters Contains Ordnance Survey Data Crown copyright and database right 2016 ± SHLAA Site 196 - Flood Risk

Key SHLAA Site 196 Flood Zone 3 Flood Zone 2 Reservoir Flood Outlines Surface Water Flooding (1 in 30 year AEP) Surface Water Flooding (1 in 100 year AEP) Groundwater Flooding (Limited) Groundwater Flooding (Potential flooding to basements) Groundwater Flooding (Potential flooding at surface)

1:10,000 0 50 100 200 300 400

Meters Contains Ordnance Survey Data Crown copyright and database right 2016