231. This site, within an established industrial estate, is positioned close to alternative means of transport and housing areas and is therefore considered suitable for those uses with higher densities of employment.

 

233. This site is identified as a key proposal in achieving the Council's regeneration aims for the Borough, including Leigh Park. It will provide a large, high quality site which will enable the Borough to compete more effectively for inward investment, bringing much needed new employment opportunities. The site will also provide attractive opportunities for existing businesses to relocate or expand to new high-quality sites and premises which will help to free older poor quality stock for much needed redevelopment and renewal. The reservation of 5 hectares of land for the expansion or relocation of local businesses will ensure that these businesses will have that opportunity. Local businesses would include those from within Havant Borough as well as the wider Portsmouth Travel to Work Area. A large site of this nature could also be suitable for establishing a business cluster or science park and for providing schemes for training and employing local people.

 

234. A mix of businesses uses will be suitable on the site but in accordance with advice within PPS6: Planning for Town Centres, B1(a) office uses will be subject to sequential tests to ensure that suitable town centre sites are used first. Ancillary uses will also be suitable in order to enhance the efficiency and effectiveness of the park and make it attractive to modern industry by supporting business activities, employees and visitors to businesses. Such uses might include a hotel, minor retail and leisure uses and a nursery which could all be related to an area of recreational open space.

 

235. In the interests of good planning the site will need to be phased. Any phasing should have regard to the proposed development of the employment land in the Major Development Area to the West of Waterlooville such that land is released in a complementary and controlled manner in order to ensure a steady flow of employment land onto the market.

 

236. The site should be provided with significant sustainable transport infrastructure to link it to residential areas to the east and west. However, the provision of direct private and commercial vehicle access from these residential areas should be avoided. A Green Travel Plan for reducing car use will also be required. Access roads could be in the form of avenues and any main access route should be in the form of a 'parkway'. Park Lane should be enhanced and maintained as a leisure route.

 

237. Investigations show that 13.2 hectares could be developed without significantly diminishing the role of the Havant Gap in separating communities at Waterlooville to the west of the A3(M), and at Leigh Park, to the east. (Dunsbury Hill Farm - Siting of Employment Allocations in the Strategic Gap, Rummey Environmental Ltd, October 2004) By respecting the topography of the area and reinforcing existing woodland on the periphery of the 13.2 hectares the development is considered capable of being absorbed into the landscape. The site therefore has significant potential, in its countryside setting, to accommodate a development which reflects the highest standards in industrial design and which provides a quality environment for modern enterprises. The above study shows there is potential for further enlargement of this site at a later date should this be deemed to be justified under a future review of the development plan.

 

238. In order to counterbalance the development of the site it will be a requirement of the development that it ensures the protection and enhancement of the surrounding countryside. Measures must be undertaken which enhance and strengthen the role of the surrounding Havant Gap and its management within a management plan which should be established at the beginning of the development process. Developers will be expected to enter into an agreement under Section 106 of the Town & Country Planning Act, 1990 to ensure these measures are undertaken. Indigenous landscape screening and reinforced planting should be provided to emphasise the Gap, provide new habitats and link existing Sites of Importance for Nature Conservation. Hermitage Stream should be restored where necessary and conserved as a wildlife corridor and leisure route and woodland planting schemes should be undertaken. In addition, leisure facilities, including leisure and riding routes (see Policy R19 Leisure Routes) linking existing areas of landscape and recreational significance such as Staunton Country Park, Beech Wood, Neville's Park and Bushy Lease, should be provided together with new, publicly accessible, greenspace. The management of land to the north of Purbrook Way and east of Hulbert Road could be such a new area. Such measures would also maintain the continuity of the Havant Gap. A concept plan for the site (Plan EMP1.5) illustrates many of these points.

 

247. The Broadmarsh Transportation Strategy Area covers the area to the south of the A27(T) and west of Langstone Road up to the coastline. It contains the industrial area around Harts Farm Way, Southmoor Lane, Brookside Road, Brockhampton Road and Penner Road which is a vitally important employment area in Havant. Due to past and current restructuring of uses, the area is now in need of comprehensive regeneration to retain employment and enhance its attractiveness. It is recognised that a major factor in choice of location by industrial developers, who will need to be attracted to Broadmarsh to aid its regeneration, is the requirement for good linkages to the strategic road network.

 

248. The Council, Local Highway Authority and Highways Agency, in liaison with development interests, are developing a phased programme that relates the timing and provision of infrastructure to the implementation timescales for development. The aim is to provide clear guidance for all parties on the type and cost of infrastructure that is required in advance or in association with phases of the development proposals at Broadmarsh.

 

249. Contributions from development will be a major source of funding for these works. However, the Council through its own funds and through the Local Transport Plan will seek to fund in part or entirely certain of the identified schemes.

 

 

250. The Council has identified a need to provide sites specifically for such uses as part of its strategy to encourage the growth of the local economy. Two sites have been identified as appropriate and to be reserved specifically for such uses. The land off Southmoor Lane (see EC5) is suitable for unneighbourly uses owing to its close proximity to the Budds Farm Waste Water Treatment site and other unneighbourly uses. In addition, an area of land to the south of Havant Lorry Park, Southmoor Lane, located adjacent to the Budds Farm Waste Water Treatment site, is also considered appropriate for unneighbourly uses.

 

 

251. Some of the Borough's older industrial areas are no longer compatible with the needs of modern industry. Access, layout, landscaping and parking are below modern standards and often the estate has a generally run down appearance. Within these areas units are often vacant or available and there is a difficulty in selling or attracting new tenants. Industrial Improvement Areas offer an opportunity to manage these areas in a similar way to the successful Town Centre Management projects. For each area a management plan will be introduced which will propose and support a range of regeneration measures including environmental improvements and property development, both new and refurbishment. Collective action, facilitated by the Borough Council, will encourage inward investment and bring about practical improvements.

 

252. With regard to the Brockhampton Lane/Solent Road area, investigations into alternative access arrangements have identified the need for the re-opening and extension of Selbourne Road and closures within Brockhampton Lane and School Road. Such a scheme would lessen the impact of industrial traffic upon local residents and greatly improve access to the industrial area (see Policy T3). (Havant Central Industrial Area - Historic Scheme Review, Mott MacDonald, March 2000).

 

 

 

253. The Council continues to be concerned over levels of unemployment and out commuting. The limited land resource within the Borough makes it important to put to best use the land which is available. In addition, for reasons of sustainability, it is necessary to reduce travel to work distances and car use. One way in which this can be done is to make sure that those forms of employment with higher densities are located close to where people live and where alternative means of transport either exist or could be provided.

 

 

254. For the same reasons as Policy EMP5 it is important that the majority of land which is currently, is proposed to be, or was last in Class B employment use is not lost. In addition, this policy will protect and maintain an adequate range and supply of land and premises whilst allowing some flexibility for change for sites which are financially unviable, experiencing market failure, have restricted potential or where a greater need exists for alternative uses. Where change from Class B employment uses is proposed, a case will need to be made for the alternative use with evidence demonstrating why an employment use cannot be sustained. This will be particularly important in areas with high unemployment levels and where the land or premises are in current Class B employment use. When considering applications for the re-use of Class B industrial land and premises for other purposes, the Council will firstly have regard to the need to create further job opportunities and then to consider whether such sites might be better used for housing or mixed use developments. The provisions of this policy will not be applied to proposals for the redevelopment of existing premises to provide new Class B employment where this results in the net loss of existing floorspace arising from improved space standards relating to working and amenity space, manoeuvring, circulation and parking.

 

 

 

255. Allowing some flexibility for changes to land or buildings throughout the Borough will help the diversification of the employment base and widen the choice of premises, particularly for smaller firms. It will also help to create more mixed use areas, providing a better balance between housing and jobs where this would not cause unacceptable amenity impacts.

 

 

 

256. Changes in working practices mean that many people now find it more convenient to set up home based businesses and work from home. Such activities add to the diversity of the local economy and reduce work related travelling. As long as any business can be carried out without significant adverse environmental or amenity impacts, particularly to neighbours, e.g. noise, frequent visitors or deliveries, parking problems, signage; then the Council would encourage such uses to develop.