Padnell Grange
Planning Brief and Concept Proposals
Contents
1.0
Introduction
2.0
Site and Locality
3.0
Site Constraints
4.0
Planning History
5.0
Planning Context
6.0
Key Aims
7.0
Concept proposals
Introduction
The draft planning brief has been
prepared following discussion with Havant Borough Council with a
view to assisting consultation with third party interests and local
residents. The Intention being to finalise the planning brief, as a
basis for the consideration of a future planning application. The
requirement for the development brief arises from Policy IMP3 of
the Havant Borough District Wide Local Plan (HBDWLP).
The brief identifies the opportunities
and constraints of the Padnell Grange site. More specifically, the
brief seeks to provide a framework for a residential development,
with the objective of maximising the development potential of the
site, in accordance with both Government and local planning policy,
but at the same time respecting its character and having regard to
the amenities of surrounding residential properties.
The whole of the Padnell Grange site
is specifically allocated for residential purposes in the recently
adopted HBDWLP. The
site is defined as a baseline housing site, required to meet the
Borough's housing allocations. The site, as with other baseline
sites, should be developed by the year 2011, if the Borough Council
is to meet its housing requirements, as established by the
Hampshire Structure Plan.
2.0 Site and Locality
2.1 A location plan of the site is provided at
Figure 1.
Figure 1 Site and location plan
Please note images of figures in this deveopment brief
cannot be viewed by the visually impaired. Please contact
Planning Policy on 023 9244 6539 if you require paper copies.
Site and location plan (page containing large image
419
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Padnell Grange is located on the eastern edge of the built-up
area of Cowplain. It is situated approximately 800m from Cowplain
District Centre and 2.5km from Waterlooville Town Centre. Access to
the site is achieved from Padnell Road which links direct to London
road (A3) and Cowplain District Centre. Immediately to the north of
the site is Padnell Cuts Woods which is the subject of a woodland
tree preservation order. To the east of Padnell Grange is
Waterlooville Golf Course which extends up to the A3(M) motorway.
Existing chalet bungalow developments adjoin the site on its
western and southern boundaries.
2.2 The site totals 2.64 hectares (6.5 acres).
Padnell Grange itself is a former residential house now used as a
professional training centre. To the south of this building is a
group of redundant farm and industrial buildings, the majority of
which are in a poor state of repair. One of these buildings is now
used as the offices for The Borrow Foundation. The remainder of the
buildings, and including a number of unsightly modern additions,
have not been used for a number of years and are of no
architectural merit. Padnell Grange itself is a relatively
attractive building faced with flintstone, built circa 1840.
However, it is not listed and nor does it appear on the Council's
local list. Its architectural value has been compromised by modern
extensions. Part of the site has been laid out as a formal garden
containing some ornamental garden features. The remainder of the
site is open grass landscape. There are a number of mature trees
within the site, which should be retained to enhance the setting of
the new development.
2.3 Access to Padnell Grange is taken from the
eastern end of Padnell Road. Padnell Road itself has a carriageway
width of approximately 6-6.5m with footways on both sides for the
majority of its length. Access to the proposed development will be
in the same location as the existing access, i.e. from the eastern
end of Padnell Road.
3.0 Site Constraints
3.1 There are no insurmountable physical constraints
which would seriously curtail the development of this site. The
site is not subject to flood risk nor does it suffer from
contamination. It is not the subject of prohibitive planning
designations, i.e. a conservation area, AONB or a site of nature
conservation value. The area of garden that is landscaped is of no
intrinsic value and does not feature in the Hampshire Register of
Historic Parks and Gardens. The remainder of the site is open
grassland. A topographical survey has been produced which
identifies the location of trees and other land features.
Figure 2 Site Survey
Site
survey (page containig large image 309
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) >>
(Survey Key- Scale too small to view on screen. Please contact
Planning Policy on 023 9244 6539 if you require a paper
copy).
A constraints plan, Figure 3, has been produced which identifies
the site's restrictions and opportunities.
Figure 3 Constraints
Constraints (Page containing large image 1.7
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Key to Figure 3 Constraints
Constraints key (Page containing large image
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Figure 4 Site photographs have been produced to
provide current context.
Site photographs (Page
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>>
4.0 Planning History
4.1 The redundant agricultural and industrial
buildings on the Padnell Grange site have been the subject of
redevelopment proposals. Consent was obtained originally in August
1993 for part demolition, alteration, extension and conversion to
provide an office, Class B1a development. This consent was last
renewed in March 2003 and therefore remains extant. Padnell Grange
itself is now in use as a professional training centre. This
resulted from a planning permission granted in July 1999.
4.2 The potential of Padnell Grange to accommodate
residential development was progressed through the Local Plan
process and for example included consideration and examination at
the Local Plan inquiry. The Local Plan Inspector confirmed the
suitability of Padnell Grange as a housing site and in doing so
reached the conclusion that it constitutes "previously developed
land," and could be regarded as part of the built up area.
4.3 It was envisaged at the time of the Local Plan
inquiry that only a small portion of the site would be available
for residential development, with the assumption that the office
planning consent would be developed out and that the Padnell Grange
building would continue as a professional training centre. It was
on this basis that the Local Plan Inspector confirmed an
"indicative provision" of 15 houses for the site. This level of
provision is reflected by Policy H3.30 of the HBDWLP which
states:-
"The Padnell Grange site is located on the built up area of
Cowplain. A modest development of approximately 15 dwellings could
be accommodated within the grounds of the Grange whilst respecting
the landscape, character and open setting of the existing
buildings."
4.4 However, the circumstances surrounding the site
has changed and for example the likelihood is now that the office
consent will not be progressed, allowing for a much larger area to
be developed. Consequently, the draft development brief
contemplates a much larger scheme than 15 dwellings.
Maximising the development potential of previously developed land
is a requirement advocated by Government policy (see
PPG3) and
indeed by the HBDWLP (see
Policy H5). A larger development has the additional benefit of
assisting the Borough Council in meeting its housing land
requirements. In this connection, the Borough Council is reliant on
maximising Local Plan housing allocations, if it is to meet
Structure Plan targets.
5.0 Planning Context
5.1 The current development plan is the
HBDWLP which is
up-to-date. It contains relevant policies relating to housing
development and any applications for the development of this site
will be determined in line with the HBDWLP, unless
material considerations indicate otherwise. The policies considered
relevant are set out below:
a) Policy L6 - Conservation and
Protection of Existing Natural Features
5.2 Existing trees, small woodland and hedgerows are
significant to the overall landscape quality of the site. The
existing trees define the development area and frame the views from
the existing house. The small coppice not only provides habitat
shelter but will help create an exclusive character for the new
development. If the removal of one or more of the significant trees
is required as part of the development, it may be necessary to
impose a condition on any permission that a replacement tree or
trees be planted within the area to be developed or elsewhere
within the Padnell Grange site. Developers will be required to
protect existing trees to be retained during site clearance and
building operations.
b) Policy L7 - Landscape
Works
5.3 The Borough Council will require the proposed
development to include a landscape scheme based on the
topographical survey. The objective should be that landscaping is
considered from the start and not put in as an afterthought to fill
in leftover spaces.
c) Policy T7-Criteria for Access to
Development
5.4 It is important that the access point connection
to Padnell Road is made to a satisfactory standard. Developers will
therefore be required to satisfy national and local standards as to
the scale of the junction required. In considering the adequacy of
provision for highway safety and access, regard will be had to the
latest edition of the DTLR's "Design Manual for Roads and Bridges"
as well as the local highway authority's own standards as
appropriate. The existing access drive into the site is private and
will need to be upgraded to conform to current highway
standards.
d) Policy T7 - Bus Access and
Provision for Cyclists and Pedestrians
5.5 Cycling and walking are important modes of
travel for local journeys and it is therefore important that this
development provides a safe and convenient route for pedestrians
and cyclists to Padnell Road. If the existing access is used to
provide the highway connection to the site, then a separate
footpath/cycleway route should be provided through the woodland
coppice to Padnell Road. As this site is within easy reach of bus
services, it will not be necessary for contributions to be sought
towards establishing a bus scheme to this development.
e) Policy T10 - Contributions to
Off-Site Highway Improvements
5.6 This enabling policy specifically concerns
contributions to off-site highway improvements adjacent or near to
a development which is necessary to deal with localised highway
problems that would occur as a direct result of a proposed
development. Consideration will be given to the relevance of Policy
T10.
f) Policy H5 - Density of
Development
5.7 This Policy aims to achieve sustainable
development by making the best use of land and infrastructure. The
Policy requires a minimum density of 30 dwellings per hectare. The
mature trees on the site need to be retained to ensure adequate
screening and to respect the character of the site.
The total site area identified by the red line on the attached
site plan measures 2.64 hectares. Illustrative drawings produced
separately in conjunction with this planning brief show the
provision of 59 dwellings on the site, which equates to a density
of 22.3 units per hectare, falling below the minimum guidance
requirement. However, PPG3 and this Local Plan
policy does make allowance for lower density development, for
example where there are constraints relating to access,
environmental matters or impact on the character of the area.
Additionally, there may be a requirement for the provision of
public open space or the provision of landscape buffers. In
accordance with PPG3 and this Local Plan
policy, and based on the characteristics of the site, it is clear
that the site is capable of accommodating a residential development
in the order of 60 units. Such development does provide the best
use of the site. However, the site could sustain development of a
higher density subject to the merits of a specific design
proposal.
g) Policy H6 - Range of House
Types
5.8 It is important to create mixed and balanced
communities by building a development which comprises different
types and sizes of dwellings. A greater variety of dwelling types
will lead to a visually more interesting development.
h) Policy H8 - Affordable
Housing
5.9 The development of this site will give rise to
an affordable housing requirement. The developer will therefore be
expected to enter into an Agreement under Section 106 of the Town
& Country Planning Act 1990, to ensure the required provision
and retention of on-site or off-site affordable housing or commuted
payment in lieu thereof.
i) Policy T9 - Provision of
Vehicular Parking and Turning Facilities
5.10 Car parking standards for new residential development are
set out in "Hampshire Parking and Strategy Standards 2002"
published by Hampshire County Council and adopted by the Borough
Council. An average of 1.5 car parking spaces per dwelling should
be achieved across the site. Care is required to ensure that
parking is convenient and well located to overcome the potential
for on-street parking. If a conventional, detached, semi-detached
layout is adopted, then parking provision should be situated
generally on individual plots, within garages or car ports either
integral or set back from the road. If a courtyard style
development is adopted, then it will be necessary to provide
communal parking which should be arranged in a landscaped courtyard
and in a location that can enjoy natural surveillance from the
occupiers of the dwellings.
j) Policy US4 -
Services
5.11 The development of this site will increase the
volumes of sewage being discharged into the existing sewers in
Cherry Tree Avenue and Padnell Grange. If the existing
infrastructure does not have sufficient capacity then surcharging
can result which would seriously affect properties downstream of
this site. The Council will seek the advice of the Environment
Agency and Southern Water Service Ltd, and prospective developers
are advised to carry out preliminary discussions with these bodies
before submitting a planning application.
k) Policy D1 - High quality
design
5.12 This policy encourages proposals which respond to the
local context rather than off the peg designs or poor imitations of
architectural styles. The design for this site should interpret the
opportunities presented by its particular characteristics.
The policy also requires energy conservation measures to be
incorporated into this development. Attention is drawn to
DETR
general information Note 53 "Building a Sustainable Future." The
planning application for this site must be accompanied by
information demonstrating that full account has been taken of the
efficient use of energy.
I) Policy T11 - Developer
contributions towards green transport infrastructure
5.13 This enabling policy specifically concerns contributions to
improve green transport infrastructure that is necessary where a
ssite's's access to non-car modes is inadequate. The methodology
for calculating the levels of contributions is set out in the
Council's supplementary planning guidance "Developers Contributions
Policy Statement for Green Transport Schemes." The site
is reasonably accessible to the public transport network, with bus
stops located nearby in Padnell Road. Consequently, the relevance
of this policy needs to be determined.
m) Policy R17 - Playing space related to new
housing development
5.14 This policy requires residential development to make
appropriate provision for children's" play spaces and playing
fields/courts in accordance with the National Playing Fields
Association (
NPFA
) standards. Play
space, including playing fields and courts, can either form part of
the development or be provided at an alternative location which the
Borough Council considers acceptable. Alternatively, contributions
may also be negotiated to improve the capacity of existing playing
space to meet the requirements of the occupiers of the new housing.
The Borough Council expects the developer to enter into an
agreement under Section 106 of the Town & Country Planning Act
1990, to secure the provision of financial contributions.
Planning Brief
n) Policy F2 - Development in fluvial
(river and watercourse flood plains or at other risk from
flooding).
5.15 This policy seeks to ensure that
proposals for new development will not be at risk from flooding,
which would result in danger or damage to property, and will not
result in additional flood risk elsewhere or prejudice the
maintenance of existing flood defences. Initial investigations
suggest that the site is not subject to flood risk.
6.0 Key Aims
The key aims for the proposed development are identified below.
Achieving these aims will enable the delivery of homes which will
withstand the test of time and provide the foundation for a happy
and sustainable community.
6.1 Building Form and Design
• Provide high quality architecture that
creates a 'sense of place' and is in keeping with the character of
surrounding areas.
• Respect the setting of the adjacent
community, and minimise impact upon it.
• Utilise principles of sustainable
development which provide a stable basis for community
wellbeing.
• Promote the principles of good design, by
embracing government planning and urban design guidance and build
upon the lessons offered by recent exemplary residential
schemes.
• Provide legible and distinct private and
public spaces which provide privacy and security for residents.
6.2 Landscape
• Retain and enhance the existing
significant landscape features of the site and integrate them into
the development.
• Provide appropriate and attractive
'buffers' between the proposed development and the adjacent
properties.
• Provide opportunities for passive
recreation through the creation of safe links to the existing
footpath network.
• Assimilate the new development into both
the existing retained and proposed new landscape settings.
6.3 Transport and Infrastructure
• Provide a development that both connects
and integrates with the existing infrastructure.
• Consider all road and pedestrian access
throughout the development.
• Provide choice for people by promoting
alternative options to car use including cycling, walking and
public transport.
• Integrate traffic speed calming measures
into the concept design rather than as a late addition.
• Ensure that roads are an integral part of
street design of creating safe and attractive zones rather than
vehicle dominated routes.
• Enable access to homes without allowing
vehicles to dominate.
7.0 Concept proposals
The concept principles for proposed
development are outlined below:
7.1
Layout
Urban
Structure
Access
The existing vehicular point of
access from Parnell Road should be retained. It is envisaged that
the existing driveway will require widening and upgrading to meet
current highway adoptable standards and allow for the integration
of pedestrian and cycle routes.
The traffic implications of the
development proposals will need to be fully assessed. Traffic
impact assessments undertaken to date, for example, prepared in
relation to the Local Plan Inquiry, confirmed that there are no
particular issues with respect to the impact on the local road
network which are likely to cause concern. Previous assessments
have assumed residential development (in accordance with the Local
Plan allocation) and implementation of the extant office planning
consent.
It is intended that the highway
character adjacent to the retained Padnell Grange change to provide
square courtyards and private parking courts. This change in road
hierarchy will be reinforced by the use of different road surfacing
and the integration of hard and soft landscaping. The change in
character will also act as a vehicle calming measure and produce a
corresponding safe pedestrian environment.
Parking
Strategy
This proposed highway network
would service both the new dwellings and the planned open space. It
is anticipated that private vehicle parking will be in line with
current government guidance (PPS3). It is envisaged
that an average of 1.5 spaces per unit should be accommodated
through various design solutions, e.g.:
- Rear courtyard parking, arranged
as an integral part of the development.
- Curtilage parking,
- On-street parking (parallel and
right angled)
Open Space and Pedestrian
Routes
The existing large tree groups
should be retained and utilised to form green open spaces retaining
the existing landscape character of the site. The location of these
'greens' will provide a positive aspect for the proposed building
and amenity space for the residents. Safe pedestrian
footpaths run through the site and link to the existing
footpath/bridleway network.
Proposed layouts should address
any danger created by wayward golf balls from the adjoining
course.
Urban 'Grain'
Proposals should retain and
convert existing principle buildings. Proposed new houses and flats
should be arranged in a series of perimeter blocks and orientated
to offer the following benefits:
- Aspect to green spaces
within the development and countryside beyond. This will also
provide security through overlooking both the existing and proposed
footpath networks.
- The creation of street scenes
that provide legibility, character and continuous vistas.
- Respect the privacy of the
adjacent existing development. This is reinforced by the provision
of a 5m-landscape buffer along the southern and western
boundaries.
- Provide clarity between public
and private spaces.
- To enable key buildings and
vistas as focal points.
7.2
Landscape
Existing trees should be
incorporated into a housing layout and provide an underlying
structure for new formal and informal green spaces.
In accordance with PPG3,
landscaping will form an integral part of new development, and
opportunities will be taken to retain existing trees and introduce
new native shrubs and planting.
- Trees, which are in good
condition and are of merit, will be retained. Off the significant
trees that exist only dead, dying, dangerous or diseased trees will
be removed. Arboriculture consultation will establish tree stock
and tree protection distances.
- New planting will comprise local
indigenous species in character with the local landscape. This
planting will provide year round interest and structure and
ecological enhancement.
- To provide privacy to the private
rear gardens of Cherry Tree Avenue, the existing landscaping will
be enhanced to produce a Sm-planted buffer between the new
development and boundaries to the existing properties.
7.3 Density and Accommodation Mix
Current government policy PPG3
states that proposed development should achieve a minimum density
of 30 units per ha.
The total site area identified by
the red line on the attached illustrative material measures 2.64ha.
The Provision of 60 dwellings, would equate to a density of 22.7
units per ha., falling below the minimum guidance required.
However, PPG3 and Local Plans
Policy H5 does make allowance for lower density development where
the following apply:
- Access constraints.
- Environmental constraints.
- The provision of public open
space, available to the wide community.
- The provision of landscape
buffers.
- Impact on the character of the
area.
With the existing extensive tree
coverage, the open landscape character of the site, and the
provision of a landscape buffer between the existing neighbouring
properties and the proposed development, it is considered that the
proposed density of development would be appropriate for the site.
However the site could sustain development of a higher density
subject to the merits of specific design proposal.
The proposed accommodation should
provide a wide mix of dwelling types and size. This will provide
the following benefits:
- Enhance the sustainability of
local service and facilities.
- Assist community surveillance,
with residents coming and going during the day.
- Provide a development, which is
affordable to a wide range of incomes.
- Provide the opportunity for
lifetime communities where people can move home without leaving the
neighbourhood.
- Enable the creation of a more
attractive environment by creating a greater diversity of building
forms.
7.4 Building Style
Vernacular
Provide a high quality development
that is in keeping with traditional Local character and
architectural form. The precedent sheet Figure 5 has been included
to demonstrate how this has been achieved by the architect on
recently completed developments.
Although the majority of buildings
on site are of low quality, consideration should be given to
retaining the site's principal buildings
Community and
Enclosure
Incorporate continuity of
frontages to promote vibrant street scenes, and create a strong
sense of place, with primary access provided from the street.
Provide clearly distinguishable
private and public spaces and imbue a sense of community and
ownership.
Scale, Height and
Massing
Maintain 'human scale' in keeping
with the local area.
The proposed development should be
predominantly 2-storey with limited elements of 3-storey to create
landmark buildings features and make best use of roof space. Along
with single storey ancillary buildings such as garages, this will
provide a wide variety of eaves and ridge heights, and create
interest whilst enabling the development to visually integrate with
the landscape.
Appearance - Details and
Materials
Provide a development that takes
references from local traditional detailing and materials. This
will enable the development to integrate with the local character.
A broad pallet of materials will be proposed to maintain interest
and provide variety.
Development Guidelines