Land West Bursledon Promotion Doc - Savills Planning & Regeneration

LAND WEST OF HAMBLE LANESITE PROMOTION DOCUMENT

December 2009

LAND WEST OF HAMBLE LANE | DEVELOPMENT CONCEPT

LAND WEST OF HAMBLE LANE | DEVELOPMENT CONCEPTLAND WEST OF HAMBLE LANE | DEVELOPMENT CONCEPT

Prepared by

Savills Planning and RegenerationBrunswick HouseBrunswick PlaceSouthamptonSO15 2AP

on behalf of

European Property Ventures(South Hampshire) Ltd

LAND WEST OF HAMBLE LANEDevelopment concept

Ref: SNUD 191172



CONTENTS

1. INTRODUCTION

Purpose of document•

2. THE SITE

The site in context• Land control• Land use and character• Vegetation • Landform• Planning background• Movement and access•

3. LANDSCAPE STRATEGY

4. MOVEMENT AND ACCESS STRATEGY

5. CONCEPT MASTERPLAN

Concept masterplan• Urban design principles•

5. CONCLUSIONS


1 Figure 1. Aerial photograph of the site

The site location

N

SOUTHAMPTON

Sholing

Bursledon

Hedge End

M27 m

otorway

Junction 8

Netley

Woolston


2

1. INTRODUCTION

Purpose of the document

The purpose of this promotional document is to demonstrate how, in planning, landscape, access and masterplanning terms, a strategic development could be delivered on land to the west of Hamble Lane, Southampton.

Part of the land identifi ed is controlled by European Property Ventures (South Hampshire) Ltd. This document will demonstrate how this land can come forward as an integral part of a wider development, to the west of Hamble Lane.

The masterplan concepts in this document include land in the control of other owners and demonstrate how development on a signifi cant scale could deliver a mix of housing and open space, a park and ride facility, together with enhanced highway arrangements as part of a comprehensive masterplan.

The document has been informed by an assessment of the principal opportunities and constraints at the site. These have informed the preparation of a concept masterplan including the spatial distribution of land uses, access and landscape. These are described in sections 2 and 3 of the document. The concept masterplan draws on current and emerging guidance on urban design and masterplanning to promote a high quality physical environment which responds to the site and its wider context.

This report focuses on the key aspects of the masterplan framework at a strategic level without the detailing of the places, spaces and buildings. It is however recognised that these will also be key to the success of new development in this area.


3 Figure 2. Land control plan

European Property Ventures (South Hampshire) Ltd.

Barratt Homes

Taylor Wimpey

Other land owners

N


4

2. THE SITE

The site in context

The land which is subject of the planning promotion comprises a number of land parcels to the west of Hamble Lane, approximately 1.3km southwest of Junction 8 of the M27 motorway. Figure 1 shows the location of this land in the wider context.

The site lies within the greater Southampton area but falls within the Borough of Eastleigh. The administrative boundary broadly follows the urban edge of Sholing including Pleasant View and Hightown.

Land control

Figure 2 shows the land is within the control of three principle landowners, Barratt Homes, Taylor Wimpey and European Property Ventures (South Hampshire) Ltd. The other parcels of land identifi ed are within other private land ownership.

Land use and character

The site is dominated by urban fringe characteristics. To the west and north west of the site beyond Botley Lane and Portsmouth Road, there are large areas of urban development primarily comprising residential suburbs at the fringes of the city of Southampton. The areas include other uses such as car showrooms and large education sites located on Bursledon Road and Portsmouth Road.

The land in the northeast corner of the site (Barratt Homes) is currently used for car boot sales with associated car parking. The site is also used as a park and ride facility for Southampton Football Club, and has been identifi ed in the Eastleigh Borough Council Local Plan Review as being safeguarded for a future bus-based park and ride facility. Access arrangements for these uses include an inward access from Hamble Lane and an egress onto Bursledon Road.

The remaining land identifi ed for promotion is predominantly arable fi elds and disused land including the land in control of Taylor Wimpey and EPV.

South of Portsmouth Road, there is a change to a distinctly rural landscape with fewer prominent urban elements, and increased sense of tranquillity, although road traffi c is still seen on the major roads from some locations. Restored land west of Grange Road is covered in rough grassland. East of Grange Road there is a mixture of paddocks and arable fi elds in the northern section with rough grazed land further south, by Butlocks Heath. The landscape south of Portsmouth Road is enclosed by wooded stream valleys that run south towards Southampton Water.

The eastern valley is fed by a stream that arises on land immediately to the northeast of the site. The stream crosses Green Lane and then runs south, including along the eastern boundary of the site. It then passes beneath Portsmouth Road and runs southwards, connecting to several ponds south of Old Netley. The western wooded stream valley is named Tickleford Gully and runs alongside the western suburbs of Southampton.

The parcels of land are defi ned by a mix of tree belts and hedges and the land generally falls from the northwest around the Hightown area.


To the west of the site are predominantly open fi elds with the urban edge of High Town and Pleasant View defi ned by Botley Road. To the immediate east of the site lies a signifi cant urban area including Old Netley, Bursledon and Lowford. The built form is not defi ned by Hamble Lane and Portsmouth Road to the east of the site. There is an element of housing directly relating to the Taylor Wimpey and EPV land which extend into the centre of the site (other land owners) including Green Lane, Beverly Gardens, Cranbury Gardens and Pound Lane. To the southwest of the site lies a small group of residential dwellings centred around Old Netley Farm and Old Grange Farm.

Directly to the north east of the site is Tesco Bursledon Towers Extra supermarket. The supermarket is approximately 120,000 sqft and sells a wide range of food and drink and includes a petrol fi lling station, pharmacy, travel desk, optician and photo processing on site.

5

Vegetation

The landscape contains a large amount of vegetation, in particular woodlands and mature trees that create a high degree of visual enclosure and which restricts and contains views into and out of the area. The roads in the area are typically edged with mature hedges, trees and shrub vegetation that limit long views across the landscape. Similarly, large areas of woodland limit distant views to surrounding areas.

Landform

The area is low lying, slopes generally towards the south, and has only a few areas with localised undulations. The site is located between around 35m and 45m AOD, rising to the north from Portsmouth Road. Around Shop Lane the land is very gently sloping, rising from 30m AOD at Portsmouth Road to 55m AOD by the Windhover Roundabout.

South of Portsmouth Road the land is fl at or only slopes gently towards the south, from 35m AOD to around 25m AOD at Butler’s Heath.

North of Bursledon Road, the land continues to rise northwards towards and beyond the M27, although this is barely perceived in views as this area is generally well wooded


6

Bursledon

Netley

EASTLEIGH BOROUGH

CITY OF SOUTHAMPTON

Windhover Roundabout

B3033 Botley

M27A27

A27

Tesco

A3025 Portsmouth Road

A3024 Bursledon Road

Green Lane

A302

5 H

ambl

e La

ne

Cranbury GardensB3

397

Woolston Road

Beverley Gardens

Grange Road

Streams/ water bodies

Disused open land

Farmland, other open land & scatteredsettlement

Low hedges

Woodland, tree belts & tall hedges

Built-up areas

Public rights of way

Railway

Local roads/ lanes

B-road

A-road

Motorway

Site

Administrative boundary

Superstore

Butlocks Heath

N

Shop Lane

Figure 3. Site context


7

Figure 4. Extract from Eastleigh Borough Local Plan Review 2001 – 2011

Planning context

Eastleigh Borough Council is in the process of forming its fi rst Local Development Framework to meet the economic and social requirements set out within the recently adopted South East Plan.

As per Policy SH5 of the adopted RSS, the Borough Council will be required to plan for 7,080 dwellings during the period 2006 to 2026, at an average of 354 per annum. To meet this requirement, the delivery of sustainable urban extensions will form an important source of supply alongside development within the existing urban areas and those sites identifi ed through the Strategic Housing Land Availability Assessment.

In advance of the Preferred Options consultation on the emerging Core Strategy, expected in October 2010, the promotional document addresses the high level opportunities for the land west of Hamble Lane to form part of this process.

The land immediately abutting Hamble Lane controlled by Taylor Wimpey and Barratts, has been assessed previously during the last Eastleigh Local Plan Inquiry. At that time, the Inspector concluded that the land was acceptable in planning terms for residential development and should be considered by the Local Authority as a reserve allocation. At that time, the site was not taken forward by the Local Authority as one of the three reserve sites chosen within the adopted Local Plan.

As part of the previous Local Plan promotion, a new 850 space Park and Ride scheme was also proposed and eventually safeguarded within the adopted Local Plan. The Park and Ride is replicated within this promotional document and includes connections to the new distributor road connecting Bursledon Road, Hamble Lane and Portsmouth Road. Beyond the safeguarding of the Park and Ride site, the land is subject to Countryside and Strategic Gap policies within the adopted Local Plan.

Strategic Gap Policy, Policy CC6 of the South East Plan endorses the creation of sustainable and distinctive communities but does not include any policy which specifi cally allows for gaps; indeed the former Policy CC10b – Strategic gaps was deleted from the fi nal version of the SEP by the Secretary of State.

Irrespective of that the landscape and visual impact assessments of the area, it was concluded that development to the west of Hamble Lane could be satisfactorily accommodated without adverse impact on objectives of the Strategic Gap in the Local Plan.

The surrounding topography and visual separation has been taken into account in assessing the suitability of land now promoted by European Property Ventures (South Hampshire) Ltd, with appropriate mitigation proposals shown. This initial appraisal can be refi ned through the more detailed masterplanning stage, however, at this time, it demonstrates no constraints, but considerable advantages to development of the site.

The promotion document and details contained within will form the basis for the future Core Strategy promotion and discussions with the Local Authority and key stakeholders during the process. It does not at this time provide for a fi xed layout, but demonstrates in planning terms the ability to deliver an integrated urban extension within Eastleigh Borough to meet in part the current RSS requirements.


8

Movement and access

Highway network

Figure 5. shows the site in relation to local and strategic highway network.

The site is well located to the strategic highway network via the existing roundabout directly to the northeast of the site. This provides links to the A27 and the M27 (Junction 8) via Bursledon Road. Principal routes into Southampton are also provided from the site along Bursledon Road, to the north of the site and Portsmouth Road to the south of the site.

Hamble Lane, which runs along the eastern boundary of the site continues beyond the Portsmouth Road junction to provide the primary link to Hamble-Le-Rice to the south (B397). Shop Lane forms the western boundary to the site, and is a narrow rural road, subject to the national speed limit (60mph). Shop Lane continues to the north, joining the B3033 Botley Road, and meets Grange Road approximately 100m from the gated site access.

A highway capacity assessment was undertaken by Upton McGougan Consulting Engineers. This work identifi ed a number of key issues relating to the capacity of junctions in relation to the site and the wider highway network. These issues would strongly suggest a tidal pattern for vehicle movements, with high fl ows leaving Hamble and Southampton towards the A27 Motorway in the morning, and returning in the evening. The key issues are as follows:

The Windhover Roundabout operates within capacity on all arms under • existing conditionsThe Tesco Roundabout on Hamble Lane is approaching capacity during the • AM peak period, and exceeds capacity during the PM peak period. Traffi c moving north queue on Hamble Lane which disrupts the performance of the Jurd Way Roundabout and the Portsmouth Road priority junction.Both the Jurd Way and Hamble Lane arms of the Jurd Way Roundabout • experience signifi cant delay during the AM and PM peak periods, with the greatest delay and queuing experienced by northbound traffi c.The junction between Portsmouth Road and Hamble Lane is signifi cantly over • capacity with delays experienced by traffi c exiting Portsmouth Road during the AM peak period and southbound traffi c on Hamble Lane in the PM peak period.The Bursledon Road / Botley Road junction does not experience capacity • issues under present conditions

THE SITE

TESCO

Windover Roundabout

Figure 5. Plan showing the site in relation to the existing highway network

Tesco roundabout

Jurd Way roundabout

Junction - Portsmouth Road / Hamble Lane

Bursledon Road / Botley Road junction


9

Public transport

Figure 6. shows the location of the site in relation to existing public transport network.

Approximately 1.5km to the east of the site lies Bursledon Station which connects to Southampton, Fareham and Portsmouth. Regular bus services run past the site along Hamble Lane, stopping at the Tesco store and connecting to Eastleigh, Southampton and Fareham.

Footpaths and cycle links

There are a number of existing public rights of way are shown on Figure 4. There are also a number of other footpaths in the study area located to the south of Portsmouth Road and within the settlement east of Hamble Lane. These are not directly linked to the site.

Figure 6. Plan showing the site in relation to the existing public transport network

THE SITE


10


11

The structure of trees and hedges at the eastern, northern and western edges • of the site should be maintained and supplemented with signifi cant open space/ landscape buffers of native tree and shrub planting, making use of species typical of the area, such as ash, oak, holly, and blackthorn. Street trees should also be a characteristic feature of the development, ensuring it integrates with the surrounding townscape and countryside. These measures will ensure the proposals refl ect local landscape character and protect and restore key landscape characteristics and features, and that the buildings are sited within a robust landscape setting.

The stream that runs along the eastern and southeastern edges of the site • should be retained within the enhanced landscape buffers at the edge of the site, in line with local policy to protect landscape features. This could be incorporated into a strategic drainage plan for the development, and may offer opportunities to create or enhance features of benefi t to wildlife.

A landscape and open space buffer should be retained along the northern • edge of the site contributing to the aims of improving the physical and visual quality of the locally allocated ‘Landscape Improvements’ areas north of the site.

The public footpath that runs along the northern edge of the site should be • retained and integrated into a landscape/ open space buffer at the northern edge of the site, contributing to local plan objectives to maintain and extend ‘green networks’ and improve access. Consideration should be given to linking this with other open spaces and ‘green’ areas located within the development itself.

Development on the site would not directly or indirectly affect a SINC. • However, several SINCs are located in the vicinity. The retention and enhancement of the planted and open space areas at the edges of the site, making use predominantly of native and locally appropriate species, would contribute to the nature conservation and habitat value of the site itself, while helping to extend the network of areas and corridors of benefi t to wildlife in the locality.

A detailed landscape and visual assessment was carried out to assess the likely landscape and visual impacts of developing an area of land to the west of the A3025 Hamble Lane. The study concentrated on land in control of European Property Ventures (South Hampshire Ltd), with land in control of Barratt Homes and Taylor Wimpey having been considered by the previous Inspector as suitable for development in principle.

A desk study and site survey were undertaken to appraise the site’s landscape features, landscape character and visual amenity. This has then informed recommendations for the parts of the site with the best potential for development in terms of landscape and visual impact, as well as measures to mitigate any adverse effects.

The recommendations set out are based on the landscape policies and guidelines covering the site and the need to minimise any potential adverse landscape and visual effects.

The conservation and creation of high quality environments that refl ect local • character and distinctiveness will help to maintain quality of life objectives.

The areas of the site most suited for development are the southern and mid-• sections where there is a high degree of visual containment afforded by the existing mature oaks and other shrubby vegetation that borders the site. The semi-rural nature of Shop Lane is recognised, as well as the sensitivity of residents located immediately adjacent to the site, and additional planting and visual screening should be provided at these boundaries where this would not compromise light levels in the new development. It would also be important to retain some degree of intervisibility between the development and Shop Lane and existing houses, which is typical of the existing settlement, with glimpsed views of adjacent land uses between boundary vegetation.

3. LANDSCAPE STRATEGY


12

The most sensitive area of the site, in both landscape and visual terms is the • highest ground along the northern part of the site, where there is a limited existing vegetation screen. Consideration should be given to locating less dense development towards the northern edge of the site that relates to the proposed adjacent open space/ landscape buffer in this location.

The development should be designed with full reference to its local context, • including both the existing landscape features, and the positive and successful urban characteristics of the local neighbourhoods. The relationship of the proposed development to the adjacent residential areas should be closely considered to ensure their quality of life is not compromised. Detailed design should consider utilising elements of local vernacular architecture to contribute to the local distinctiveness of the area. Attention should be paid to colours of materials to ensure these are not visually prominent. Recommendations set out in the local urban character area appraisals by Eastleigh Borough Council should be used as guiding principles in the development of appropriate massing, scale, materials, siting, layout, density and design.

Coupled with the previous Local Plan Inspectors conclusion that the land under the control of Barratt Homes and Taylor Wimpey is suitable in landscape terms, that controlled by EPV can also be considered as appropriate for development subject to suitable mitigation planting.


13

In response to the accessibility issues identifi ed in section 2 of this document, an access strategy was developed which would both assist in providing a greater capacity to the existing highway network and facilitating the development of the site . This is shown on Figure 7.

There are a number of key benefi ts which the proposed access strategy could provide to the movement of traffi c in the area including:

Potential to deliver the access to the proposed allocated park and ride site• Cycle and pedestrian connections to the park and ride site to improve the use • of public transportImprovements to the existing Tesco roundabout to improve traffi c fl ow both • north and south along Hamble Lane, also improving the capacity of the Jurd Way roundabout and Portsmouth Road / Hamble Lane priority junctionThe provision of a new direct link between Portsmouth Road and Hamble • Lane, through the site, to increase the capacity of the Jurd Way roundabout and Portsmouth Road / Hamble Lane priority junction

The impact of the proposals on the Windhover Roundabout and Bursledon Road signalised junction is relatively modest, and does not result in any junction or arm exceeding its design capacity.

In order to implement the proposed road layout promoted, any future planning application will be required to design suitable junctions on Bursledon Road, Portsmouth Road and Hamble Lane to serve the level of traffi c resulting from the link road arrangement.

The following arrangements could be considered:

Bursledon Road: Priority junction with Right Turning Lane from Bursledon • Road. No right turn from site access.Portsmouth Road: Change of priority junction to refl ect predicted fl ows • through the site to access the Windhover Roundabout.Hamble Lane/Tesco Access: Introduction of a fourth arm, 28 ICD roundabout • with slip lane for vehicles accessing Portsmouth Road.

4. MOVEMENT AND ACCESS STRATEGY

Figure 7. Preferred road access strategy


14

Transport for South Hampshire proposals

Transport for South Hampshire (TfSH) partnership group was set up in 2007 to deliver a package of planned growth in the vicinity of the M3 and M27 corridors. It is estimated that the housing stock in South Hampshire will need to increase by 80,000 dwellings by 2026, and transport infrastructure (in the form of road capacity improvements and increased availability of sustainable transport facilities) will need to be provided to cater for the travel needs of residents.

As part of the strategy for delivery of improvement works, a number of elements have been identifi ed within the vicinity of Hamble Lane which could have an impact on the proposals. The following works and budgetary amounts have been suggested within Appendix E of the TfSH “Towards Delivery” document (April 2008):

Windhover Park & Ride Scheme- £5,000,000.00• Windhover Junction Improvements- £18,000,000.00• M27 Corridor Improvements- £300,000,000.00•

The proposals within the access strategy for the site can therefore be promoted in line with the aspirations of the TfSH strategy, by providing a major housing development whilst also improving vehicular fl ows and promoting ease of access to the strategic road network via the proposed distributor road.

Implementation

The alignment of the preferred road access strategy as shown on Figure 6. is deliverable by four principle landowners (Barratt Homes, Taylor Wimpey, EPV and a private landowner).


15

Concept masterplan

Based on the planning, landscape and movement strategies, a concept masterplan has been developed which shows how a comprehensive development could take place in this area including all land owners.

The concept masterplan shows the following key elements:

Provision of the 850 space park and ride facility adjacent in the northeast • corner of the site.

Provision of circa 850 new dwellings to the west, south and south west of the • park and ride, building onto the existing residential developments to the west of Hamble Lane at Beverley Gardens, Green Lane and Cranbury Gardens.

A new informal recreation area on the western edge of the site to retain the • open nature of this land and reinforce the open gap between the site and Hightown / Sholing. Additional strategic landscape planting to contain the future development on its western boundary.

A new strategic highway connection between Portsmouth Road and Hamble • Lane with a new junction arrangement at the entrance to the Tesco store to relieve pressure on the existing junction between Hamble Lane and Portsmouth Road.

Strategic cycle and pedestrian links, connecting to the existing public rights of • way around the site.

5. CONCEPT MASTERPLAN

Urban design principles

The urban design concept follows the seven design objectives as set out in the joint ODPM/CABE publication, By Design – Urban design in the planning system: towards better practice (published in 2000). This is specifi cally referred to in the Government’s Evidence on Housing, contained within PPS3.

character - the masterplan will promote character in townscape and landscape by responding to and reinforcing locally distinctive patterns of development, landscape and culture

continuity and enclosure - the masterplan will promote continuity of street frontages and enclosure of space by development which clearly defi nes private and public areas

quality of the public realm - planning should promote public spaces and pedestrian routes that are attractive, safe, uncluttered and work effectively for all in society, including the disabled, elderly and children

ease of movement - the masterplan will promote accessibility and local permeability by making places that connect with each other and are easy to move through, putting people before traffi c and integrating land uses and transport

legibility - the masterplan concept will promote legibility through development that provides recognisable routes, intersections and landmarks to help people move around the development

adaptability - the masterplan concept promotes adaptability through development that can respond to changing social, technological and economic conditions

a place with variety and choice - the concept will promote diversity and choice through a mix of compatible developments and uses that work together to create viable places that respond to local needs.


16

N

Existing built up area

Existing open space

Existing supermarket

Existing vegetation

Existing school

Existing public right of way

Proposed residential development

Proposed park and ride facility

Proposed public open space / country park

Proposed strategic planting

Proposed roads

Proposed pedestrian / cycle link

Public open space Circa 180 dwellings

850 space park and ride

New junction

Circa 300 dwellingsCirca 250 dwellings

Circa 120 dwellings

New junction

New junction

Figure 8. Concept masterplan


19

5. CONCLUSIONSThe promotional document sets out the vision for a comprehensive development for land west of Hamble Lane.

The land controlled by Barratt Homes and Taylor Wimpey had previously been supported by the Local Plan Inspector for the principle of development in terms of landscape and highways. This this report demonstrates that the land in the control of EPV is also acceptable in highways and landscape terms and together with the other land can deliver a comprehensive masterplan solution for the area.

Based on the proposed masterplan concept, this document also provides for a potential strategy to deliver a signifi cant proportion of the RSS housing requirement within an integrated mixed use development.

In assessing the proposal, there are clear opportunities to deliver in partnership with the improvements earmarked by the Transport for South Hampshire Group, a comprehensive highway solution to this part of the road network to the south of the M27. In addition there are opportunities to signifi cantly enhance the capacity of the local highway network around the site, and improve signifi cantly on the public transport provision in the local the area.

The previous Local Plan Inspector accepted that the land abutting Hamble Lane could form part of a future housing development with associated Park and Ride. In forming the document, the landscape and visual appraisal undertaken has assessed and concluded that additional land to the west could also be incorporated within this envelope without compromising the visual separation between Bursledon and Southampton urban area.

The document provides a framework within which to explore further with the Local Authority and key stakeholders the key opportunities to delivering this mixed-use development scheme through the Local Development Framework process.


20

Real Estate

Land West Bursledon Promotion Doc - Savills Planning & Regeneration