PART 2: SETTING THE CONTEXT 11. SITE ANALYSIS 11.1 Introduction 142 11.2 Planning context 142 11.3 Site location 144 11.4 Topography, hydrology & geology 148 11.5 Landscape & visual character 152 11.6 Existing landscape features & green infrastructure 154 11.7 Existing movement network 156 11.8 Existing facilities 158 11.9 Historic environment 160 11.10 Existing utilities and infrastructure 161 11.11 Site analysis 163 11.1 Introduction 11.2 Planning context This section outlines the physical site features and issues The extensive planning context for Welborne is set out in members of the public, and a set of high level development that have influenced and shaped the masterplanning and the Planning Statement which accompanies this DAS and principles. Policy CS13 also stipulates that an Area Action design process, primarily within the site’s red line boundary, is submitted as part of this OPA. As such, this section only Plan (subsequently the Welborne Plan) will be produced but with reference to any contextual issues and features seeks to provide an overview of the key planning documents to guide planning permission for between 6,500-7,500 outside of it that have bearing on the design response. which have shaped our proposals in terms of their design dwellings. and access. These include strategic policies, development The topics that are covered in this chapter are as follows: management policies and other material considerations. Fareham Local Plan Part 3: The Welborne Plan (2015) ■ Planning context; The Development Plan This entire part of the Local Plan is focused on the North ■ Site location; The Fareham Local Plan Part 1: Core Strategy (2011) Fareham SDA, which was subsequently named the Welborne provides the strategic direction for the site and provided ■ Topography, hydrology and geology; Plan. It is a comprehensive document setting out direct the allocation for the Welborne Plan area, thus setting the planning guidance for this site, and provides the main policy ■ Landscape and visual character; context for the proposals in this planning application. guidance for this proposed development. ■ Key landscape features and green infrastructure; Fareham Local Plan Part 1: Core Strategy (2011) Paragraph 1.61 states that planning applications within the Welborne Plan boundary will need to comply with the policies ■ Existing movement network; In this document, the Strategic Development Area (SDA) set out within the Welborne Plan, and be consistent with the now known as Welborne, was identified as a focus for Strategic Framework Diagram. Paragraph 1.62 states that ■ Existing facilities; development in Fareham with ‘6,500-7,500 homes, up to planning applications will have to comply with the Fareham 90,750 sq.m employment floorspace, a new district centre ■ Historic environment;and Development Plan as a whole, and that the Welborne Design and other supporting retail and community provision’ Guidance SPD and the Welborne Planning Obligations and ■ Existing utilities and infrastructure. (paragraph 3.12). Affordable Housing SPD will also be a material consideration in the determination of planning applications. Further detail on each of the topics is available in the The Core Strategy provides the allocation of the SDA, baseline analysis section of documents which accompany the historic background and the justification for the broad Policy WEL2 contains high-level development principles for this DAS such as the Planning Statement and the Flood Risk allocation with Policy CS13 North of Fareham SDA. This the site, which build on and supersede those held within Core Assessment. policy and its supporting text (paragraphs 5.67-5.146) Strategy Policy CS13 and can be summarised as follows: provides the framework and allocation which was followed At the end of this section we summarise the key findings from in the Welborne Plan (discussed below). The Core Strategy ■ The new development will become a functional part of our understanding of the site’s physical context and outline also sets out the detailed work undertaken by FBC and the Fareham and wider South Hampshire area, through the opportunities that are inherent in the site constraints and Partnership for Urban South Hampshire (PUSH) to ascertain its design, transport links, social, economic and which will be unlocked by the development. We also highlight the optimum area for the SDA site, and the further work to environmental aspects. other opportunities that will be introduced as part of the assess the capacity and suitability of the selected site. Development Framework Plan. ■ The community will invoke high standards of The Core Strategy also set out a vision for the SDA, sustainable design and resource efficiency, with developed through consultation with stakeholders and dwellings provided across a range of types and tenures. 142 LEGEND The development will aim to achieve 30% affordable Residential land housing, subject to viability. District Centre Local Centre ■ The development will provide a range of employment Community Hub opportunities which will be highly accessible, to reduce Employment land Primary school site the need to travel and to support self-containment. X/JOBS/0000_Xxxxxxxxxxx/7_CAD/0000_01 Secondary school site Central park ■ Strategic Green Infrastructure will be provided to Landscape buffers support the development, with open spaces and Settlement buffers recreational facilities which enhance the landscape Potential SANGS and Settlement Buffer qualities and biodiversity of the area. Strategic green infrastructure corridor Primary street network ■ Green buffers will be incorporated into the layout to BRT route prevent coalescence with Knowle, Wickham, Funtley BRT stop Key pedestrian/cycle link and Fareham. Potential SANGS and settlement gaps in the Winchester District ■ The new community will aim to have high levels of self- containment, which will be reflected in the transport D School location amended DWe 07.01.15 C Legend updated PC 17.06.14 B Note removed PC 06.06.14 strategy for the area. Bus Rapid Transit (BRT) will A School location updated PC 05.06.14 REV. DESCRIPTION APP. DATE provide a key component to this strategy, with key transport interventions minimising the traffic impacts on PROJECT TITLE the local and strategic road network. WELBORNE PLAN, FAREHAM ■ The development will provide a range of social and DRAWING TITLE physical infrastructure, including community facilities Revised Strategic Framework Diagram and retail facilities. ISSUED BY Exeter T: 01392 260430 DATE June 2014 DRAWN DWe SCALE@A3 NTS CHECKED PC ■ The new community will be designed to incorporate a STATUS Final APPROVED BF range of densities and building heights which will be DWG. NO. 3609_403 Rev D well designed to create a series of attractive spaces No dimensions are to be scaled from this drawing. All dimensions are to be checked on site. that fit well within their surroundings. Area measurements for indicative purposes only. © LDA Design Consulting LLP. Quality Assured to BS EN ISO 9001 : 2008 Sources: Ordnance Survey... The allocation of the land for the Welborne development This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright 2013. All rights reserved. Reference number 100019110 is covered by Policy WEL3. The land is allocated for OS Open data / © Natural England / © DEFRA / © DECC / © English Heritage. Contains Ordnance Survey data © Crown copyright and database right 2013 | Aerial Photography - Bing Maps approximately 6,000 dwellings and 20ha of land for Strategic Framework Diagram for Welborne, Appendix B, Diagram B.2 (taken from the Welborne Plan, FBC, 2015) employment development, with a District Centre to the south of the site, a Village Centre in the north and a Community 143 The extensive planning context for Welborne is set out in Fareham Local Plan Part 3: The Welborne Plan the Planning Statement which accompanies this DAS and (2015) 11.3 Site location is submitted as part of this OPA. As such, this section only seeks to provide an overview of the key planning documents This entire part of the Local Plan is focused on the North which have shaped our proposals in terms of their design Fareham SDA, which was subsequently named the Welborne Strategic location and access. These include strategic policies, development Plan. It is a comprehensive document setting out direct management policies and other material considerations. planning guidance for this site, and provides the main policy The site occupies a central location in the South Coast guidance for this proposed development. Solent region - the most urbanised area in the south of the The Development Plan UK excluding London. As shown in Figure 9.1, Welborne Paragraph 1.61 states that planning applications within the is located north of the M27 (Junction 10) in Hampshire with The Fareham Local Plan Part 1: Core Strategy (2011) Welborne Plan boundary will need to comply with the policies the A32 running north-south through the eastern part of the provides the strategic direction for the site and provided set out within the Welborne Plan, and be consistent with the site. It is located north of the town of Fareham and adjacent the allocation for the Welborne Plan area, thus setting the Strategic Framework Diagram. Paragraph 1.62 states that to the existing settlements of Wickham to the north, Funtley context for the proposals in this planning application. planning applications will have to comply with the