FEASIBILITY STUDY IN CONNECTION WITH PROPOSED DEVELOPMENT SHELLEY NURSERY OWER ROMSEY HAMPSHIRE SO51 6AE JULY 2010 FOR

Transcription

1 FEASIBILITY STUDY IN CONNECTION WITH PROPOSED DEVELOPMENT SHELLEY NURSERY OWER ROMSEY HAMPSHIRE SO51 6AE JULY 2010 FOR

2 SHELLEY NURSERIES, OWER PLANNING BACKGROUND AND ISSUES 1 The Shelley Nurseries site comprises approximately 10,000sqm of glasshouses, associated outbuildings and hardstanding. Although the buildings are in agricultural use, the site is brownfield in nature. 2 Although falling outside of any designed settlement, the Shelley Nurseries site adjoins a significant area of built development, i.e. a service station. The service station comprises a petrol filling station and a McDonalds drive-thru. The site is also adjoined by major roads, i.e. Salisbury Road (A36) and Romsey Road (A3090). The site is within approximately 400m of Junction 2 of the M27. 3 The statutory development plan covering the Shelley Nurseries site is the New Forest Local Plan First Alteration, adopted in August The site is unallocated by the Local Plan. Importantly, the site has been removed from the boundary of the New Forest National Park. Although unallocated, the site is considered by the Plan to be in the countryside, by virtue of the fact that it falls outside of the defined built up area. However, as apparent from above, the Shelley Nurseries site cannot be properly described as being in the countryside. Unlike many other sites in the District, the Shelley Nurseries site is not subject to any other planning designation or constraint, for example in relation to landscape or nature conservation. 4 The glasshouse structures on the site are functionally outdated due to height restrictions, inadequate ventilation and lack of boiler capacity. In addition, at only 10,000 sqm they are approximately one tenth of the size of a typical commercial glasshouse unit. The relatively small size reduces the economies of scale required to offset the high input costs of production. For those items such as the boiler, which could be brought up to date, the capital costs would outweigh any reasonable and probable economic return. The glasshouses cannot and will not be re-usable for commercial glasshouse production. As a consequence, over 75% of the glasshouses have already fallen into dereliction. The current ongoing use of the remaining 25% of the glasshouses reflects the personal interest of the owner and is very sensitive to small fluctuations in both product prices and gas prices. The development team includes an agricultural consultant, who is advising further in relation to the matter of agricultural redundancy. 5 The Shelley Nurseries site is well related to the highways network. As it is understood, there is capacity on the local road network and the site is comparatively sustainable, based on a bus service and the potential for cycle routes. The development team includes a transport consultant, who is considering further the implications of a proposed redevelopment of the site. 6 Based on the above factors, it is clear that the site has potential for redevelopment. Indeed, a redevelopment which is sympathetic and complementary to the character of the area, will be preferable to the site becoming vacant and derelict. In particular, it is considered that the Shelley Nurseries site is suitable for an employment development. The current use provides one full time equivalent employee, albeit only on a seasonal basis. 7 In light of the above, the Shelley Nurseries site has potential to make a contribution to the District s employment requirements. Notably, an employment development can assist in securing the 5ha of new employment land adjacent to Totton, as required by the Council s Core Strategy, adopted in October In this connection, the development team anticipate making representations on the District Council s Sites and Development Management DPD. 8 As well as assisting in meeting employment targets, an employment development on the Shelley Nurseries site can bring forward the following benefits:- Local employment the proposals will be aimed at attracting local businesses and therefore securing local employment, by offering a range of buildings from very small scale, in phases. Green credentials the proposals will incorporate energy efficiency initiatives. Visual impact redevelopment proposals provide an opportunity to replace a sea of glass plus broken glass and brambles, with something of quality, that is sympathetic to the setting of the area. SIMPSON HILDER ASSOCIATES LIMITED 67a HIGH STREET LYNDHURST HAMPSHIRE S043 7BE Telephone: Facsimile: E: sha@simpsonhilder.co.uk W: Our Ref: 5133 SHELLEY NURSERY

3

4

5