Oak Tree Farm (draft)

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).  Policy H3.29 is now a saved policy carried forward under the adopted Havant Borough Core Strategy March 2011.

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 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 council’s Planning Policy Team (02392 446539)