Hart District Council Local Plan Site Assessment: Stage 2 – High Level Site Assessment – SHL059 – Land at Mill Corner, N Warnboborugh Confidential Draft – 25/02/2015 - Version 1.0

High Level Site Assessment Proforma

Site Reference SHL059 Site Name Land at Mill Corner, N Warnborough Parish Site Address Land at Mill Corner, N Warnborough

Capacity Assessment and Categorisation Site Size (ha) 11.61 (reduced to 6.38Ha) Estimated Capacity 115 Comments on capacity Approximately 45% of the site is within floodzone 3 and therefore had to be removed from the capacity calculation. This reduced the site size to 6.38 ha. The capacity was calculated using this revised area and a dph figure of 18 (in accordance with gross-to-net ratio of 60%) Housing Strategy Category(s) 2 & 5 – Dispersal Strategy and Land Supply Category B – Potential settlement boundary change. SPA Avoidance

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 Employment and o Bus Stop: (Lord Derby Roundabout N. Bus Route No. 10, 13, 421) - 250m services o Railway Station (Hook): 2.3km o Employment Centre (East of Station Road, Hook): 2km o Public Open Space: (NW recreation ground) - 2.10km o Health facility: (Odiham Health Centre) 2.25km o Infant School: (Buryfields Infant School) – 2.57km o Junior School: (Mayhill Junior School) – 2.25km o Secondary School: (Robert Mays Secondary School) – 2km o Supermarket: (Tesco - Hook) - 2.18km

Infrastructure Education: There is pressure for places at Primary education level. Although there are no identified deficits in provision capacity at Primary, Junior or Infant schools within the Hook/Odiham area they are full or close to full. Additional housing not already planned for will exacerbate this situation. There are no planned expansions at the local Infant and Junior school but there are expansions planned at 4 Infant or Junior schools in the wider Hook/Odiham area. There are planned expansions at both Robert Mayʼs School and Calthorpe Park Secondary School.

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Health: There is believed to be some available capacity at local doctor surgeries and dentists in the area. However, there are no planned expansions of health facilities in the Hook / Odiham area and it is likely that any significant level of development in the centre of the District will require additional provision.

Retail: Odiham is preforming well as a small centre but has a limited offer of convenience and comparison units, with a higher than national average proportion of retail service uses. A number of supermarkets in the wider study area are overtrading including Tesco (located outside of Hook). Recent evidence suggests that there is potential for a new supermarket to be located within the centre of Hook. There is also a commitment for 263sqm of new convenience floorspace at Lodge Farm, Hook Road.

Transport (Road): The Hart Transport Assessment Mitigation Corridor Study Report proposes improvements to the B3349 Reading Road/Griffin Way (Hook) to A287 south of M3 Junction 5. The measures include an additional lane on the B3349 and A287 approach plus widening of the roundabout circulatory carriageway to 3 lanes throughout. This will improve access from the site to the M3 and Hook. There are no other specific projects identified in the HCC transport statement project schedule.

Transport (Other): Stagecoach has recently reorganised several bus routes. Routes 10 and 13 have replaced the No. 30 route. These run an hourly service between RAF Odiham and Bus Station Monday to Saturday. With two services per hour during peak times.

Green Infrastructure: The HDC Infrastructure Schedule identifies a series of projects that are required in the Odiham and area. These consist of Mill Lane Flood Defences, Allotments with associated parking, improvements to North Warnborough Recreation Ground.

There is a lack of provision in certain types of infrastructure in the area and development on the site will only increase the pressure on existing services. It is unlikely that the site is of sufficient size to provide the supporting infrastructure onsite.

Current Use and The current land use is agricultural fields. Refer to separate sheet for planning history Relevant Planning History

Nature Conservation The site has no intrinsic nature conservation value. It is not within the Thames Basin Heaths (TBH) SPA or the 400m Exclusion Zone and is approximately 1.2km from the 5km Zone of Influence. Adjacent to the North and West of the site is the Bartley Heath SINC. There are no TPOs, National or Local Nature Reserves in or near the site. The SSSI is located to the South of the site on the other side of Mill Lane.

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Minerals Resources The Minerals and Waste Plan Policies Map indicates that the site is subject to minerals safeguarding for sharp sand and gravel (Policy 15 of the Hampshire Minerals and Waste Plan).

Landscape HCC Integrated LCA 2012 Landscape Type: Lowland Mosaic Heath Associated Landscape Character Area: Lodden Valley and Forest of West (2b)

Hart District LCA 1997 Landscape Types: Mixed heathland and woodland Landscape Character Areas: Bartley Main Features: Bartley - Extensive broadleaved, semi-natural woodland on areas of former heathland. There is no settlement but significant, localised influence of roads (including the M3 motorway and interchange with A287/B3349) and occasional built development associated with roads or the fringes of Hook.

The site is an open field with tree-lined boundaries to the east and south and a significant area of woodland to the north and west. It is likely that development of the site will have a visual impact on properties on Mill Lane and Derby fields. The site is not designated for its landscape value but any development will compromise the mosaic character of the area.

Agricultural Land The site is identified as Grade 3 agricultural land. There maybe potential for some high grade agricultural land (best and most versatile land) within the site but the extent of this has not been confirmed.

Further investigation is needed to establish the value of this land for agricultural uses.

Heritage Assets There are several heritage assets located in proximity to the site and consideration will need to be given to this factor in any development that is proposed. The Site is adjacent to the North Warnborough Conservation Area. There are a number of listed buildings to the South of the site along Hook Road. There are no Historic Parks in close proximity to the site. The remains of and a Roman Villa are located 500m to the south west and 800m to the north east respectively.

Water resources and Groundwater source protection zones 1 (inner) and 2 (outer) are located approximately 600m – 650m to the south quality west of the site. The SE Water - Water Resources Management Plan (WRMP) identifies that 65% of the water supplied in the Water Resource Zone that contains the site (WRZ4) comes from 12 groundwater sources from Chalk, Greensand and Hythe aquifers and that the zone is highly vulnerable to climate change.

Due to the proximity of the site to the Groundwater source protection zones any development will need to incorporate appropriate mitigation measures to ensure that infiltration rates to groundwater sources are not

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affected and the risk of contaminated runoff is reduced.

A medium surface water abstraction licence is located approximately 400m to the South.

Air Quality The site is not within an Air Quality Management Zone, however consideration would need to be given to the proximity of the M3 motorway and interchange with A287/B3349.

Flood risk A significant proportion of the site, approximately 45%, is identified as being within Flood Risk Zone 3, meaning there is a medium/high risk of fluvial flooding. Approximately 30% of site is at low risk from surface water flooding and there is no identified risk of flooding from artificial sources (reservoirs or ). The entirety of the site is located within an area that has the potential for groundwater flooding to occur at the surface.

Flooding is a key constraint on this site. It is unlikely that residential development would be acceptable but any development will require appropriate mitigation measures to address potential flood risk issues. Location and scale of The site is greenfield but is not located within a Strategic or Local Gap. The part of the site that is adjacent to the development northern edge of the settlement boundary of North Warnborough is the area within Flood Risk Zone 3. This area is likely to be kept free from development creating a gap between the existing settlement and any built proposals on the site. The surrounding development follows a linear pattern along line of the B3349. Surrounding development The existing properties are of a variety of styles, often large detached dwellings of a low density. Higher density figures are evident in the traditional residential street layouts towards the centre/south of the settlement and so may seem incongruous in this location.

Un-neighbourly Uses The M3 is approximately 650m to the north and therefore is a source of noise, air and possibly light pollution. Consideration will need to be given to the design and layout of any residential development on this site. Availability The site is believed to be available and this is supported by the fact that the site was submitted to HDC for Assessment inclusion in the 2013 SHLAA. Although the land owner indicated that the site would be available in the short term (0-5 years) there does not appear to be any recent correspondence regarding its status. Site Access The site can be safely accessed onto Mill Lane, although this is a single lane and it would be necessary to widen the route. Access is possible directly onto the B3349, however the proximity of the A287 roundabout is an issue that will need to be investigated further.

Both of these access points would be located within the area of the site that is Flood Risk Zone 2 and 3. Objections from the emergency services are likely if they would be prevented from accessing the site in the event of a flood. Summary of The key constraint on the site is flooding, with nearly half within Flood Risk Zone 3. Infrastructure deficiencies have been identified Constraints and accessibility to services is relatively poor, particularly primary education and healthcare facilities. Access to the site is not straightforward and further investigation is needed. The value or the agricultural land and the availability of the site are not known.

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Any development will need to take account of the groundwater protection zones to the South.

Summary of The site has good access to the M3, the local highway network and the employment areas in Hook. The flood risk may mean that Opportunities residential development is not appropriate but it may still be possible to develop the site for employment uses or for recreational purposes if it is considered in combination with sites SHL060, SHL110 and SHL139.

Focus of further Further investigation into the possibility of accessing onto the A287 versus the widening of Mill Lane. Infrastructure capacity issues assessment, should will also need to be addressed. Assessments into noise, light, pollution due to the proximity of the site to the M3. It is necessary to the site be shortlisted establish the agricultural grade of the land to determine whether it is best and most versatile land. Research is required into the by the Council impact development in this area will have on groundwater sources. The mitigation necessary to address flood risk issues will need further investigation. The availability of the site will need to be confirmed. Site Assessment Name: JR Completed by Date: 04/02/15

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

Adams Hendry Consulting Ltd 5 ± SHLAA Site 059 - Constraints

Key SHLAA Site 059 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

1:12,500 0 62.5125 250 375 500

Meters Contains Ordnance Survey Data Crown copyright and database right 2015 ± SHLAA Site 059 - Flood Risk

Key SHLAA Site 059 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)

1:12,500 0 62.5125 250 375 500

Meters Contains Ordnance Survey Data Crown copyright and database right 2015