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The Highwood Group 51985 Matters 12/13 – Policy SHUA5

WYG (51985) Winchester City Council Local Plan Part 2 Examination Hearing Statement on behalf of The Highwood Group Matters 12/13 June 2016 WYG, The Pavilion, Botleigh Grange Office Campus, Hedge End, SO30 2AF Tel: 02382 022800 Email: [email protected]

HP14049 – Land at Sherecroft Farm Hearing Statement – Matters 12/13 51985 – The Highwood Group

1.0 Introduction

1.1 WYG has been instructed by our client, The Highwood Group, to make formal representations

in response to the Inspector’s Matters and Issues document (October 2014 version 1,

reference IN004). The Highwood Group control land shown hatched on Drawing No.

HP14049_ Development Framework_001a which is attached as Appendix 1 of this

statement.

1.2 The remainder of this paper provides the client’s response to Matters 12/13, as set out in the

Inspector’s Hearing Programme and Matters and Issues (IN 003).

2.0 Inspector’s Questions

i) Are the policies and proposals for growth and change in this area

appropriate and justified, including in relation to the NPPF/PPG, and in

terms of environmental, economic and social impacts?

ii) Are they clear and deliverable, including in respect of the associated

infrastructure requirements?

2.1 As outlined in our previous representations, the Highway Authority, Hampshire County

Council (HCC), acknowledges that the Botley Bypass is necessary to mitigate the traffic

impacts associated with the planned level of housing growth in Eastleigh – in particular

proposed strategic housing allocations in Botley and Hedge End (BO2 and HE1). Similarly,

Eastleigh Borough Council (EBC) has identified the Bypass as being necessary to address Air

Quality impacts associated with planned development.

2.2 Clearly the Bypass will not provide this required mitigation unless and until it is delivered in its

entirety and on this basis our previous representations highlighted the need for a

comprehensive approach to its delivery, ensuring the support of all relevant landowners along

the safeguarded route as identified by Policy SHUA5. At the time of our most recent

representations (December 2015) it was envisaged that this would take the form of a

comprehensive planning application to include all of the land necessary to deliver the Bypass,

including the associated development of proposed strategic allocations BO2 and HE1 and any


other necessary development along the safeguarded route. This approach would ensure the

provision of all necessary land and allow potential funding arrangements for the Bypass

through developer contributions should additional funding be required. However, it has

recently emerged that HCC intend on bringing forward an application for the Bypass as a

standalone proposal under Regulation 3 of The Town and Country Planning General

Regulations. If progressed further and approved in this format, the Bypass would have a

technical/environmental approval but a number of critically important deliverability issues

would remain unresolved, i.e. provision of land for the Bypass and funding as necessary. The

absence of a comprehensive approach via a planning application places even more emphasis

on the need for a stronger policy position to ensure that the land required for the Bypass in

its entirety can be made available. In this respect there is an obligation on Winchester District

Council under the ‘Duty to Co-operate’ to plan positively for its delivery in the Local Plan Part

2.

2.3 To support the delivery of the Bypass our representations proposed allocations at Land South

of Pinkmead Farm and Land at Sherecroft Farm. As noted in the representations, our client’s

control of these land parcels is structured in such a way that they cannot come forward

independently of one another. In addition, the development of land identified on the

appended plan is fundamental to the viability model which enables the release of land

necessary for delivery of the Bypass. The allocation of Land at Sherecroft Farm would form a

logical extension of existing employment uses at Hilsons Road industrial estate. The allocation

of Land south of Pinkmead Farm would deliver much needed elderly person’s accommodation

where currently the plan makes limited provision (75 dwellings) for these needs in the form of

an allocation ‘Land at the Dean’ under Policy NA2. Alongside this allocation, Policy CP2 of the

Local Plan Part 1 – Joint Core Strategy provides general support for provision of elderly

person’s accommodation as part of wider residential development proposals within the

district. Overall the Development Plan falls well short of the recommendations set out the

recent All Party Parliamentary Group (APPG) report, ‘Housing for our Ageing Population –

Positive Ideas’ (June 2016), which priorities a step change in the delivery of accommodation

for our ageing population and states that this should be reflected at the plan making stage.

The proposed allocation of Land south of Pinkmead Farm would directly align with these

objectives.


2.4 With these considerations in mind we respectfully request that the proposed allocation of our

client’s land be reconsidered. However, if allocations cannot be supported then we propose

that Policy SHUA5 be amended to make provision for development of land on the

safeguarded route where this development is associated with the delivery of the Bypass

where, i.e. 1) where development is necessary to make delivery of the land viable and/or 2)

where development is necessary to fund delivery of the Bypass.


Appendix 1

Land under our client’s control and proposed allocations

DWG Nº: HP14049_ Development Framework_001a

MILL HILL

A 334

Botley

ReevesRowland

Court

3 1 InstBotley

Botley MillsCraft & Business Centre

1 3 4at

herin

eW

heel

Mew

s

2

Mud

MLW

8.2m

4.3m

11.9m

SHERECROFT GARDENS

A3051

A 334A 334

HouseBurhlea

Waterford

Berwyn

House

Bank

Charnwood

Highbank

Sherecroft Ambergate

11.9m

10.7m

9.1m

Track

Donkey Lane

B3354

l Sub Sta

Allotment Gardens

Tennis court

16

25

1

7

44

1

5

13

House

Fire

The Mill6

14

Station

10

15

19

42

52

38

24

2

PH

1

1822a

Surgery

Millstream House

13

2

9

10

2

The Mews

1

Spindrift

Honeysuckle Cott

TheOld Bakery

11

CS

CC

LW

Def

Co Const

BdyBoro Con

st,CP

&ED

Bdy

Und

NTL

Mea

nH

igh

Wat

er

NTL

MLW

Rive

r

Mill-

race

Ham

ble

WB

Sl

FB

Sluice

Tk

Path

(um

)

Path

(um

)

A 334

El Sub Sta

Bottings Estate

Sherecroft Farm

45

Testing Station

Goo

dsVe

hicl

eTe

stin

gSt

atio

n

3

House

20

1

Goods Vehicle 17.1m

FB

LB

Mon

umen

tHILLSONS ROAD

SL

SL

WB

WB

ETL

EstateBottings

7

Depot

The White House

8to

10

Garage

16to

17

15

11 to 12

Railway H

13

Botley St

Depot

(PH)

The

6

SB

(Nursing Home)

Track

0m 50m 100m 150m

Ordnance Survey © Crown Copyright 2014. All rights reserved. Licence number 100022432. Plotted Scale - 1:2500

Key

Site Location Botley By-Pass Route Employment Care Village

Sherecroft Farm, Botley

Development Framework

DWG Nº: HP14049_Development Framework_001a

Drawn: MA

Checked: PB

Scale: 1:2500 @ A3

Date: 18/12/2015

Notes:

Address:The Pavilion, 1st Floor, Botleigh Grange

Hampshire, SO30 2AF tel: +44 2382 022800fax: +44 2382 022889Email: www.wyg.com

This map is produced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Sta-

reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. WYG Planning & Environment, licence no: 100017603.

This drawing is for illustrative purposes only and is subject to detailed topographical survey and site investigation, including ground conditions/ contaminents, drainage, design and planning/ density negotiation. The feasibility of the design shown, therefore, must not be relied upon. It has not been considered in respect of the CDM regulations.

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