9.0 Utility services
The Borough is already served by a
comprehensive network of public utilities within the urban areas.
In general it is not expected that their location will be a
significant factor in the Core Strategy’s broad identification of
development.
The cost effectiveness of extending this
network into the greenfield areas will, however, be a major factor
on the location of significant levels of development.
Water Supply
Existing Provision
Water supply is unlikely to constrain
development throughout South Hampshire. Increased demands can be
accommodated provided water efficiency is promoted, reductions in
abstractions remain as estimated, Havant Thicket Reservoir is
constructed by 2021 and development is phased with its
construction.
However, the Core Strategy needs to respond
effectively to localized constraints and opportunities for
development including:
- restrictions on rounding off development at
Bedhampton because of the Kingscroft Farm water supply proposal
(
HBDWLP
policy
US2).
- problematical water supply to brownfield
sites in Emsworth and Leigh Park because of the requirement for
off-site mains reinforcements;
- higher costs of mains reinforcements, and
therefore development constraints, in :
area 2 (A3 M corridor)
area 3 (north of Leigh Park)
area 4 (north, west and east of Emsworth)
area 7 (countryside between Havant and
Emsworth).
- lower off-site reinforcements which will be a
relative encouragement to development in :
area 1 (north of Cowplain)
area 5 (southern slopes of Portsdown Hill)
area 6 (Broadmarsh)
areas 8 and 9 (north and central Hayling).
All greenfield areas will require off-site
water mains reinforcements but the costs are likely to be lower at
these locations. The costs of reinforcements will be paid for
by developers but as a result some areas may be slower to come
forward for development – or remain undeveloped – in preference to
sites where the costs of reinforcements are lower, some of which
will be outside the Borough.
The latest information from the Environment
Agency shows Source Protection Zones (
SPZs
) for groundwater sources such
as wells, boreholes and springs:
- along the northern edge of the Borough and
neighbouring areas
- across central Havant between Campdown and
Warblington.
The extent of the areas to be protected are
only shown diagrammatically on the Environment Agency maps but the
impacts of potential development locations will need to be
considered in more detail. The main concern relates to development
which would contaminate the supplies. A ‘zone of special
interest‘ across the northern edge of the Borough has been
identified because local conditions mean that industrial sites and
other polluters could affect the groundwater source even though
development is outside the normal catchment area.
Future Requirements
The Havant Thicket Reservoir is a major
infrastructure requirement but it also has recreational potential
because of its countryside location neighbouring Staunton Country
Park. However, combined with the need to protect the Country Park,
the reservoir will significantly restrict development in greenfield
area 3 (north of Leigh Park). Land will also need to be reserved at
Kingscroft Farm for a water treatment works and service
reservoir.
Further reservations should not be ruled out
simply because there are indications from Portsmouth Water that the
planned development over the next 20 years can be supplied and will
depend on changes in supply and demand. Water supply
infrastructure might be needed in the longer term because of the
Water Supply Directive and climate change.
To reduce the need for major new
infrastructure, it is imperative that buildings are designed to
achieve water efficiency. This requirement, combined with energy
conservation, is a new consideration for urban and village
design.
Waste Water
Existing Provision
Budds Farm Waste Water Treatment Works has
been designed to meet the needs of the Borough as set out in the
adopted Local Plan and is therefore adequate for existing
provision.
Southern Water have commissioned W.S. Atkins
to produce the Budds Farm Drainage Area Plan (
BFDAP
) and the completion of
this is due in late summer 2007. This Plan will identify the
improvements necessary to overcome existing problems such as
flooding and overflow performance .
Information on the location of future
development needs to be fed into the
BFDAP
so that the impact on
the existing sewerage system - and the improvements which are
required to accommodate additional flows - can be accurately
assessed. The analysis required to quantify any existing surplus
capacity is not feasible until an indication of the location and
extent of development is available.
It must be emphasised that overcoming problems
depends on OFWAT agreeing the necessary funding at the next
Periodic Review in 2009. Funding is not guaranteed, however, and is
likely to be subject to a priority assessment of similar investment
needs throughout the area served by Southern Water.
Future Requirements
In principle Southern Water does not object to
further development in Havant. The
BFDAP
will identify
infrastructure improvements which will be required to accommodate
new development. Southern Water does not have powers to refuse
connections to the public sewerage system even if the existing
capacity is inadequate. Where sewer capacity is not currently
available it is expected that the Borough Council will impose
conditions on the granting of planning permission to ensure that
adequate provision is available prior to the development being
occupied. This request will involve strong links between the
Borough Council and Southern Water during the preparation of the
Core Strategy and the Allocations Development Plan Document, as
well as when applications are being processed. This collaboration
will enable the type of improvements which are required to be
determined and the methods whereby they can be provided most
effectively, including Section106 agreements.
Southern Water has prepared ‘Guiding
Principles‘ to support Local Authorities in the production of
Local Development Frameworks. By taking account of these Principles
in the Core Strategy, where appropriate, it will be possible to
assist Southern Water to achieve its aims and objectives, including
the timely provision of waste water infrastructure to new
development.
Development on Hayling Island would be most
costly for customers because of the need for pumping to Budds Farm
under Langstone Harbour. Area 1 (north of Cowplain) and area 4
(north, west and east of Emsworth) will require significant
improvements to the local sewer network because of the distance
from Budds Farm.
The need for waste water infrastructure
improvements for South Hampshire has major implications for the
Borough because of its coastal location. Specifically, this
means ensuring capacity increases while achieving water quality and
conservation of biodiversity. The constraints mainly related
whether consents can be obtained for wastewater treatment and
effluent so that Budds Farm can be extended. The timing of
sewerage and wastewater treatment will be delivered in accordance
with South East Plan policy CC5 and the local development
framework.
Sustainable Urban Drainage System
(
SUDS
)
enable drainage to be combined with open space provision and nature
conservation but are only feasible on larger greenfield sites.
Gas
Existing Provision
In relation to existing gas infrastructure it
is preferable to spread development around the Borough rather than
concentrating it at a few locations. For technical reasons
development in North Hayling is preferred although there appears to
be potential for the development of 500 -1000 dwellings in South
Hayling but investment in improving infrastructure would be
required. In general development on the mainland is supported but
some reinforcements to the system may be required.
A high pressure gas main crosses greenfield
areas 2 (A3M corridor between Havant and Waterlooville), 5
(southern slopes of Portsdown Hill), 6 (Broadmarsh) and 7
(countryside between Havant and Emsworth). This is a major
constraint since it cannot be rerouted and because it is protected
by a 140 metre (minimum) wide ‘planning easement ’. For security
reasons the routeing of the high pressure gas main cannot be
published.
Future Requirements
The routeing of the gas main combined with
‘sites of importance for nature conservation’ restrict development
potential in the A3M corridor between Havant and Waterlooville and
on the southern slopes of Portsdown Hill. The development potential
which could be considered in the A3 M corridor is likely to be
confined to rounding off the existing built up area due to the gas
main constraint. Development potential on the southern slopes
of Portsdown Hill is likely to be limited because of the Campdown
and golf course policy areas (
HBDWLP
policies R3
and R4).
In area 6 (Broadmarsh) the high pressure gas
main does not appear to constrain development along the coast and
in Farlington but the implications need to be considered when
assessing the potential number of dwellings.
The gasholders at Bedhampton and West Leigh
are both required as part of the long-term storage plan and the
sites will therefore not be available for alternative
development.
Electricity
Existing Provision
The enabling of electricity supplies to areas
within the Borough is possible in all cases. The concentration of
development in any one area may result in a need for the
reinforcement of electricity supply.
The constraint on development is a relative
cost thereby raising the issue that some areas may remain
undeveloped because there are less costly options. The least cost
of provision is likely to be in:
- the Western Wards and Havant urban areas
- area 5 (southern slopes of Portsdown
Hill)
- area 6 (Broadmarsh)
- area 7 (countryside between Havant and
Emsworth)
A major powerline crosses the A3 M corridor
between Havant and Waterlooville from north to south and is a
constraint on residential development because of the prohibitive
cost of re-routeing and the visual impact of the pylons. There are
statutory minimum clearances for overhead powerlines and these are
set out in A Sense of Place : Design Guidelines for Development
near High Voltage Overhead Lines (p. 93) which has been
developed by National Grid in partnership with David Lock
Associates. Safety clearances must be maintained from
buildings adjacent to powerlines. Access is required for
maintenance and clearances for example for new roads and planting.
However, the powerlines do not prevent suitable uses being located
under them, and within the clearance distances, so it is possible
to achieve the sustainable use of land.
There are also risks to health of building too
close to powerlines with high voltages because of the electric and
magnetic fields. Some scientists have identified serious health
problems including childhood leukaemia. A recent report from the
Stakeholder Advisory Group (
SAGE
) suggests that specific
developments including housing should not be permitted within
60m of powerlines. Although this distance is not a statutory
requirement it is reasonable to take it into account in the
assessment of development potential in the A3M corridor between
Havant and Waterlooville. The powerlines are positioned through the
middle of the corridor therefore the impact would be significant on
development which would be restricted to rounding off the existing
urban area.
Future Requirements
It appears that the Electricity suppliers
prefer development to be distributed across the Borough to avoid
supply problems. However, the cumulative impact of a number
of relatively small developments needs to be considered. The
capacity of the electricity infrastructure could be reached if
developments are distributed across the Borough. Therefore
further investment would be needed as with the concentration of
large numbers of dwellings on a few sites. This is a
significant issue in the Borough where the aim of the Core Strategy
is to concentrate as much development as possible in the urban
areas on a number of sites in order to restrict the need for large
greenfield sites which would be a less sustainable solution.
Generally costs for electricity provision will be higher where
development is concentrated in large urban extensions.
Table 3 : Summary of Infrastructure Constraints,
Requirements and Opportunities Types of
Infrastructure
|
AREAS
|
Gas
|
Water
|
Electricity
|
Waste
Water
|
Education
|
Health
|
Ambul.
|
F&R
|
Com. 2
|
Urban Areas
|
|
|
|
|
|
|
|
|
|
|
A. Western Wards
|
|
|
0
|
|
0
|
X
|
|
|
0
|
|
B. Leigh Park
|
|
x
|
|
|
0
|
X
|
|
|
0
|
|
C. Havant
|
|
|
0
|
|
0
|
|
|
|
0
|
|
D. South Hayling
|
|
|
|
|
0
|
X
|
|
|
0
|
|
E. Emsworth
|
|
x
|
|
|
|
|
|
|
0
|
Greenfield Areas
|
|
|
|
|
|
|
|
|
|
|
1. North of Cowplain
|
|
0X
|
|
X
|
0
|
|
|
|
0
|
|
2. A3M corridor between Havant &
Waterlooville
|
X
|
X
|
X
|
|
0
|
|
|
|
0
|
|
3. North of Leigh Park
|
|
X X
|
|
|
0
|
|
|
|
0
|
|
4.North/West/East of Emsworth
|
|
X
|
X
|
X
|
X
|
|
|
|
0
|
|
5. Southern slopes of Portsdown Hill
|
X
|
0
|
|
|
0
|
|
|
|
|
|
6. Broadmarsh
|
X
|
X 0
|
|
|
X
|
|
|
|
|
|
7. Countryside between Havant &
Emsworth
|
X
|
X
|
|
|
X
|
|
|
|
0
|
|
8. North Hayling
|
|
0
|
|
X
|
0
|
X
|
|
|
|
|
9. Central Hayling Island
|
|
0
|
|
X
|
0
|
X
|
|
|
|
Footnotes:
(1) Evidence relating to existing
provision, received from infrastructure providers and in the
Report South Hampshire Sub-Regional Strategy
Background Document Critical other infrastructure requirements (
November 2006)
(2) Includes community buildings and
libraries.
X Restrictions on Potential
Development
0 Evidence which would support
development
TABLE 3 : MAIN IMPLICATIONS OF CONSTRAINTS, REQUIREMENTS
AND OPPORTUNITIES FOR THE CORE STRATEGY
Urban Areas
A. Western Wards
- Available electricity capacity.
- More than 10% surplus capacity in 4
schools
- Massive increase in demand for health
provision from
MDA
development
- Wecock community centre needs more
support
B. Leigh
Park
- Off-site water mains reinforcements
required
- Several schools with more than 10% surplus
capacity
- Primary Care Estate requires substantial
investment to satisfy current and future demands
- Community centre needs more support
C. Havant
- High pressure gas main constraint in
Southmoor area
- Available electricity capacity
- More than 10% surplus capacity in Warblington
School and primary schools in Leigh Park
- Need to support community centres
- Planned improvement of Havant Library
D. South Hayling
- A minimum of 500 dwellings could be
considered in South Hayling but investment in gas infrastructure
would be required
- More than 10% surplus capacity in 3
schools
- More
GP
s required for existing
population
- Capacity in library for additional users
E. Emsworth
- Off-site water mains reinforcements
required
- Additional capacity required in
schools
- Centralization and increased provision on
Cottage Hospital site
- Community centre needs more support
- Library could not cater for additional
users
Greenfield
Areas
1. North of Cowplain
- Lower cost water mains reinforcements
- Significant sewer improvements required
- More than 10% surplus capacity in local
schools
- Wecock community centre needs more
support
- Horndean library is small and not well
located
2. A3M Corridor between Havant and Waterlooville
- High pressure gas pipeline
- Higher cost off-site water mains
reinforcement
- Major overhead powerline
- Spare capacity in schools at southern
end
- Leigh Park community centre needs more
support
- Development would need to be large enough to
support new school
3. North of Leigh Park
- Havant Thicket Reservoir reservation
- Higher cost off-site water mains
reinforcement
- Local school full and no space for extension
BUT development potential if sufficient housing to support new
school.(800 dwellings minimum)
- Leigh Park community centre needs more
support
4. North/ West/East of Emsworth
- Higher cost off-site water mains
reinforcement
- Significant sewer improvements required
- Development would require additional school
accommodation
- Library could not cater for additional
users
- Community centre needs more support
5. Southern Slopes of Portsdown Hill
- High pressure gas pipeline
- Lower cost water mains reinforcements
- A least cost option for electricity
provision
- Spare school capacity
6. Broadmarsh
- High pressure gas pipeline
- Lower cost water mains reinforcements
- Part of area likely to be used for water
treatment works
- A least cost option for electricity
provision
- Poorly located in relation to schools
7. Countryside between Havant and Emsworth
- High pressure gas pipeline
- Higher cost off-site water mains
reinforcement
- A least cost option for electricity
provision
- Development would require additional school
accommodation
- Library could not cater for additional
users
- Community centre needs more support
8. North Hayling
- Lower cost water mains reinforcements
- High cost of waste water treatment
- Spare capacity in Hayling Island schools
- Additional
GP
s required
- Community centre needs more support
9. Central Hayling
- Lower cost water mains reinforcements
- High cost of waste water treatment
- Spare capacity in local schools
- Additional
GP
s required
- Community centre needs more support