Development Guidelines Template
Guidelines for Residential Development : Oak Tree Drive
DRAFT
Oaktree Drive, Emsworth – Baseline Housing Allocation
under Policy H3.29 Havant
Borough District-Wide Local Plan (HBDWLP)
Introduction
These Draft guidelines have been prepared as the basis for
further discussion with interested parties prior to the submission
of a planning application at this baseline housing site.
Site and Locality
- This relatively well-enclosed site covers a gross area of 1.78
hectares. It is consists of the whole of two residential
curtilages, including stables and outbuildings, plus other parts of
residential gardens.
- On the northern and western boundaries is Hollybank woods. On
the eastern boundary is a well-used bridleway with the woods
beyond. To the south of the site is the existing residential area
of Oaktree Drive.
- In terms of accessibility to facilities the site is reasonably
located to the local convenience store, recreation ground and bus
routes on Southleigh Road. The bus services provide good
access to a wide range of facilities in Emsworth, Havant,
Westbourne and Chichester.
Site Constraints / Issues
- Clarification of net developable site area.
- Retention of good trees and replacement of poor specimens
- Watercourses within and adjacent the site
- Access arrangements
- Protection and enhancement of adjacent woodland
Amount and Type of Housing
- The edge of settlement location and the adjacent wooded
character indicate that the net housing density should meet the
minimum 30 dwelling per hectare density (see Policy H5 of the
HBDWLP).
However, increasing the density will require very high quality
design to ensure that the character is not harmed.
- Residential development to provide 55 dwellings comprising a
mix of units, a diversity of style together with an element of
affordable housing.
- Policy H6 of the HBDWLP expects
that 40 –50% of the dwellings should be smaller (1 or 2 bedroom
units) to meet the needs of smaller households.
- Affordable housing to be sought on site and comprising some 16
units (30% of 55) or an appropriate element to address the level of
housing need for Emsworth.
Design and Layout
- The dwellings must be of a very high design standard in order
to blend with the surroundings, minimise the impact on nearby
dwellings and maintain/enhance the woodland setting.
- All the criteria of Policy D1 of the HBDWLP must be
satisfied.
- New housing should reflect the diversity of the existing
housing stock, including variations in size, width and plot size –
whilst taking into account the requirements of Policy H6 of the
HBDWLP.
- Scale of new building should have a strong relationship with
surrounding buildings, but variations of roofline, pitch and
‘staggered frontage’ are encouraged.
- Materials should be characteristic of those found in the
vicinity. Particularly the local red brick, either used alone or in
combination with flint. Mellow roofing materials should be used
that add subtle changes of colour and variation. Traditional slate
or clay tiles are encouraged. The use of porches contributes to the
decorative style.
- The eastern boundary of the site adjoins the Hollybank Wood
bridleway. The design of the boundary treatments and proximity of
new dwellings will need careful consideration to ensure that the
impact on the quiet wooded character of the bridleway is
minimised.
Landscape, Environment and Open Space / Recreation
Provision.
- It is important that the landscape strategy for this site must
incorporate the retention of existing important trees, particularly
protected trees, and hedgerows as an integral feature of the
landscape structure of any future development. Existing structural
/ buffer planting to be retained and enhanced. The strategy must
also ensure that the enhancement of vegetation along the site's
boundary with existing dwellings addresses the potential
disturbance arising from the provision of access and accompanying
visibility splays.
- The landscape requirements of Policies L6 and L7 of the
HBDWLP
must be met.
- Where existing trees are of poor quality or dead, dying or
diseased then they should be replaced with appropriately sized
native specie.
- Pedestrian and cycle routes must be suitably constructed and
landscaped to reflect the character of the setting.
- New development should not detract from the views from the
existing bridleway nor future pedestrian/cycle links across the
site.
- Archeological and ecological surveys of the site must be
undertaken prior to any development being carried out.
- Vegetation to be retained must be protected from development -
buildings, hard surfaces, engineering and construction works - in
accordance with the guidance contained in the British Standard
‘Trees in relation to construction’, BS5837:1991 in conjunction
with such other guidance provided by the local authority.
Environmental Impact Assessment
Due to the site’s location adjacent to Southleigh Forest it is
considered that the proposals could fall within the scope of
Section 10 of Schedule 2 of the Environmental Impact Regulations.
However, this is not a formal screening view.
Applicants for Planning permission must seek a formal Screening
Opinion as to whether there is a need for an Environmental Impact
Assessment.
The scope of an EIA (if formally required) for this site would
include:
- Landscape impact and mitigation
- Transport and Access impactImpact on surface water drainage and
drinking water aquifers.
Transportation, Access and Car Parking
Transportation Measures
- Development of this site must demonstrate a sustainable
transportation strategy and include a network of routes for
cyclists and pedestrians within the site and to link with the
existing settlement and provide or enable new links within the
settlement.
- Financial contributions will be sought towards green
transportation initiatives including enhanced bus connections and
improved pedestrian/cycle links to local schools, Emsworth centre
and station; improved facilities at the station, including cycle
parking / storage and traffic management.
- Vehicular access to be from the one or both of the ends of
Oaktree Drive. If one access is used then emergency access
arrangements will be required, which could be linked to the
existing Bridleway.
Car Parking
- Car parking standards for new residential development are set
out in ‘Hampshire Parking Strategy and Standards (Summer 2002)’
published by Hampshire County Council and adopted by the District
Council. An average of 1.5 car parking spaces per new 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.
- Parking provision should be situated generally on individual
plots, within garages or car ports either integral or set back from
the road. Parking to be provided outside of the individual
plots, such as communal parking is not encouraged, but if
exceptionally justified should be arranged in landscaped courtyards
and in locations that can enjoy natural surveillance from the
occupiers of the dwellings.
Drainage and Water Supply
- Surface water arising from the development of the site must not
increase flooding or contaminate the local water courses.
Developers must consult the Environment Agency.
- The watercourse which runs along the western boundary of the
site must be enhanced and improved to ensure that surface water
runoff is reduced for existing residents further south.
Education
- Education Authority express that the development of this site
should not have any significant impact on primary school
numbers.
- Confirmation must be sought from Hampshire Education Authority
(contact Ian Lawson telephone 01962 846350) whether
contributions will be sought for improvements to the local school
facilities.
Community Safety
- In relation to community safety attention is drawn to the
availability of the Police Architectural Liaison Officer to discuss
detailed points of design.
- Particular regard needs to be given to the following:
-
Layout and Mix of Dwellings
- The layout and design of dwellings should reflect a cohesive
framework of clearly defined and recognisable areas or
neighbourhoods within the development thereby providing the
opportunity to enable residents to exercise control over their home
and surroundings and to be alert to anti social behaviour and
strangers.
- A variety of dwelling types and sizes, including those likely
to be occupied during the working day, such as those suitable for
retired people will provide a mix of residents and increase the
likelihood of natural surveillance throughout the day.
- Natural surveillance should be integral throughout the design
of the development, for example involving siting dwellings in small
clusters with unobstructed views of neighbours’ homes; frontage
development to footpaths/cycleways, play areas, open spaces,
internal and external boundaries, and parking areas; entrances to
dwellings to be visible from the street. Dwellings adjacent to the
bridleway and boundary vegetation could be orientated to face onto
these features, similarly to enhance natural surveillance.
Access and Car Parking
- Vehicular access to groups of dwellings should be across
symbolic thresholds, such as narrowed entrances, changes of surface
material and the use of hard surfaces. A sense of shared ownership
should be created so that strangers can be readily identified and
criminals made to feel vulnerable to detection.
- Communal parking areas are not preferred but if a justification
can be made for them they need to be in well-lit areas open to
significant natural surveillance and grouped to enable adjacent
residents to become familiar with the cars and their users. Parking
bays should clearly relate to the dwellings they serve.
- Rear gardens should, wherever possible, interlock with others.
Unsecured boundaries to rear gardens, especially onto or adjoining
roads, footpaths/cycleways and open spaces, should be avoided
wherever possible. Rear pedestrian access should similarly be
avoided.
Open Space and Landscaping
- Open space and children’s play areas should be located so as to
maximise natural surveillance from neighbouring dwellings, and from
passing pedestrians and vehicles, whilst minimising disturbance to
any adjoining residents. Suitably located and directed lighting
along roads and footpaths can assist this.
- Landscaping areas should avoid opportunities for concealment
and undermining security of dwellings and property. New planting
should be carefully selected in terms of species and size when
established.
- Outer boundaries should be secured by robust but appropriately
designed means of enclosure.
- Appropriate vandal resistant lighting can enhance
security.
Energy Conservation
- Policy D1 of the HBDWLP requires
energy conservation to be fully taken into account in all
development.
- Attention is drawn to DETR
General Information Note 53, “Building a Sustainable Future.”
- Development proposals must be accompanied by information
demonstrating that full account has been taken of the efficient use
of energy.
- Site layout, design and orientation of buildings should
facilitate energy conservation by maximising solar gain and
reducing heat loss.
- Location and orientation of accommodation should therefore be
away, or sufficiently set back from adjacent vegetation to avoid
overshadowing.
- Subject to amenity of nearby residents, south-facing elevations
should be designed to utilise solar gain either directly by use of
glazing, or indirectly by the incorporation of solar panels.
- Roofs should similarly be designed, in terms of form,
orientation and materials to utilise solar gain.
- Buildings should incorporate appropriate insulation, heating
and lighting systems together with household appliances to reduce
energy demand.
- The Council strongly encourages the integration of sustainable
energy initiatives within all development schemes.
Refuse and Recycling Provision
- Provision for the storage of containers for refuse and
recyclable materials should be conveniently located for users and
for collection without detracting from the amenities or the visual
appearance of the locality.
Developer Contributions
- Developer’s contributions, including financial contributions,
will be sought in association with the development of this land.
The contributions will be required to address matters set out
above, i.e. concerning affordable housing (Policy H8 of the
HBDWLP), open
space/landscaping (Policy R17 HBDWLP),
transportation (T10 & T11 of the HBDWLP), education provision,
drainage and water supply (Policy IMP1 of the HBDWLP). The
amount and combination of contributions will be resolved at the
time of processing a planning application for the development of
part or all of this land.
- Further information on developers’ contributions is provided in
the Borough Council’s Developers Contributions Factsheet
attached .
- Current levels of contributions may be obtained by contacting
officers of the relevant authority, be it Havant Borough Council,
the County Council, or the drainage and sewerage authority.
Further Advice
For further information you are advised to contact officers in
the Borough Council’s Planning Policy Team (02392
446539)