APPLICATION NO. 17/02183/OUTS APPLICATION TYPE OUTLINE APPLICATION - SOUTH REGISTERED

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1 ITEM 7 APPLICATION NO. 17/02183/OUTS APPLICATION TYPE OUTLINE APPLICATION - SOUTH REGISTERED APPLICANT Mr Andy Wright SITE Land West of Cupernham Lane, Romsey, Hampshire. ROMSEY EXTRA PROPOSAL Outline application for 73 dwellings with access AMENDMENTS Amended plans received 01/12/2017 CASE OFFICER Mr Paul Goodman Background paper (Local Government Act 1972 Section 100D) 1.0 INTRODUCTION 1.1 The application is presented to Southern Area Planning Committee because it is contrary to the provisions of an approved Development Plan or other statement of approved planning policy, adverse third party representations have been received and the recommendation is for approval. 2.0 SITE LOCATION AND DESCRIPTION 2.1 The application site is a broadly rectangular shaped parcel of land situated to the western side of Cupernham Lane and outside of the settlement boundary of Romsey. 2.2 The site is subject to a change in levels from the high ground adjacent the highway of Cupernham Lane east to the lowest point in the southwest corner adjacent the stream. 3.0 PROPOSAL 3.1 The application is made in outline for the erection of 73 no. dwellings and associated works. The submitted forms indicate that the outline submission is made with all detailed matters, other than access, reserved. 3.2 The application is supported by illustrative block and layout plans, Ecological Assessment, Flood Risk Assessment, Transport Statement, Arboricultural Assessment, Archaeological Report, Landscape and Visual Assessment and Design and Access Statement. 4.0 HISTORY /01832/OUTS - Residential development of up to 40 houses and apartments. Permission /02644/FULLS - Retrospective application for retention of farm track off Cupernham Lane. Permission

2 5.0 CONSULTATIONS 5.1 Planning Policy & Transport (Policy) Comment; The proposal through application 17/02183/OUTS is contrary to the Development Plan and consideration would need to be given as to whether material considerations would justify the proposal as a departure from the Development Plan. Whilst recognising the decision for the appeal at Abbotsford was made in the specific context of that site, it will be relevant to the determination 17/02183/OUTS. Other material consideration as set out within the original response will also be pertinent; including the extant outline permission for 40 dwellings at the site is likely to be particularly relevant. 5.2 Planning Policy & Transport (Highways) Comment; The access designs are not acceptable in that they are likely to lead to vehicles crossing over the centre line of Cupernham Lane a well used local distributor road. Inadequate facilities have been proposed for pedestrians and cyclists going to and from the site. Revised designs have been provided in conjunction with HCC Highways. 5.3 Planning & Building (Landscape) Objection (94 dwellings, comments awaited on 73); Despite the extant permission the increase in density will have an adverse impact on the character of Cupernham Lane. 5.4 Housing & Environmental Health (Housing) No objection. 5.5 Housing & Environmental Health (Environmental Protection) No objection, subject to conditions. 5.6 Planning & Building (Trees) - Objection (94 dwellings, comments awaited on 73); This submission is supported by an arboricultural assessment and method statement (Barrell tree consultancy AA-PB 10 August 2017, the report). I have studied this report and walked the site to make my own assessment of the trees. Although the report gives extensive generic advice on tree protection, it does not adequately reflect the trees present. Policy E2 and local requirements for maintaining separation between tree canopy and new housing. This is not reflected by the layout presented. This needs to be addressed. 5.7 Ecology - No objection, subject to condition and notes. 5.8 Archaeology - No objection, subject to condition. 5.9 Environmental Services (Refuse) No objection.

3 5.10 Southern Water Comment; It appears that applicant is proposing to divert public sewers. Southern Water requests a formal application for sewer diversion under S185 of Water Industry Act 1991 in order to divert any public sewer HCC Services for Young Children No objection HCC Education No objection, subject to s106 contribution HCC Local Lead Flood Authority Comment; It has not been possible to check the Microdrainage calculations against the Indicative Drainage Strategy drawing since the drawing does not provide any pipe or manholes references. The drawing needs to clearly demonstrate that the proposal can be implemented from the level and capacity point of view Natural England No objection, subject to New Forest SPA contributions Southern Gas No objection Ramblers Association - Objection; Romsey Ramblers strongly object to this application which joins together existing developments thus reducing still further the Green Lung of Romsey. You only have to look at the aerial views in the documents list to see the density of the housing in the area. We shudder to think of the high traffic density both ways along Cupernham Lane already, and worsened if these 94 dwellings are built. 6.0 REPRESENTATIONS Expired Representations received in relation to revised plans 6.2 Romsey Extra PC Objection; Original objection stands. Outside settlement boundary. 6.3 Romsey & District Society Objection; The revised illustrative layout for 73 dwelling units instead of the previously proposed 94 did not overcome its previous objections to the development at this site, as stated in our letter dated 19 September 17. The members urge the Council to uphold its Revised Local Plan that shows that this site is outside the settlement of Romsey and as such proposal does not comply with its countryside policies. 6.4 Romsey & District Society (Natural Environment) Objection; The proposed site is in the countryside. Although the site was previously given consent for 40 houses, at that time TVBC s Housing Land Supply was considered inadequate. At that time, the 2006 local plan was in force. Even without the additional 73 houses, there is now more than 7 years housing land supply. The reduction from 94 houses to 73, whilst an improvement, does not overcome our objections to this proposal.

4 6.5 Romsey Ramblers Objection; The reduction in housing density does not change our objection to the original planning application. The area around Cupernham Lane & Sandy Lane is already vastly over developed additional letters of representation Objection; The amendments reducing the number of proposed dwellings from 94 to 73 dwellings result in no material planning reasons that would cause changes to the objections submitted previously. The provision of flats at the southern end of the site is out of keeping with the surrounding area. The road in the North West corner of the site appears to contain two 'dead end' turns. If they are intended to serve further extensions of housing concerned about the extent of any new development. 6.7 Representations received in relation to original submission 6.8 Romsey Town Council Objection; Higher density of the site is out of keeping with the scattered development in the surrounding area. Higher density to the north of the site out of keeping with edge of settlement. Inadequate road junction capacity to the north of Romsey. Negative impact on the Fishlake Meadows Nature Reserve. 6.9 Romsey Extra PC Objection; Outside of settlement boundary. Cumulative effect of additional housing on traffic and infrastructure. Environmentally abhorrent on the neighbouring Fishlake Meadow Nature Reserve. Borough has its 5 year housing supply Braishfield PC Objection; Site in the countryside contrary to COM2. Borough has a 5 year land supply and there is no need for the development. Overdevelopment of the north side of Romsey and pressure on infrastructure. Unsustainable location in relation to the town centre. Danger to pedestrians from lack of footway on Cupernham Lane. Increase in traffic movements and impact on Braishfield roads. Traffic survey omits reference to roundabouts which are already at full capacity.

5 6.11 Romsey & District Society Objection; Despite outline permission for 40 houses the site is in the countryside outside the settlement boundary. There is no justification for the increase in numbers in the lights of the housing land supply position. Contrary to the local plan. The submitted layout is out of character with the surrounding area, lacking a focal point of local identity. Intensity of development insensitive to neighbouring properties Romsey & District Society (Natural Environment) Objection; Countryside location contrary to policy and HLS. Impact on the green infrastructure of the area by loss of connectivity to adjacent green spaces and isolation of populations. Loss of open views from Cupernham Lane. Conflict between public use of open spaces and habitats for protected species. Travel plan is out of date in reference to available bus services Braishfield Village Association Objection; Increase in traffic by permission for over 1200 homes to the north of Romsey. Impact on traffic from increased movements. Countryside location contrary to the local plan. Unwanted, unsustainable and speculative application representations of Objection received; Countryside location contrary to Policy COM2 of the Local Plan. Overdevelopment of the site and the area to the north of Romsey. Impact of the additional traffic movements particularly to the villages to the north of Romsey. Inadequate infrastructure in place to accommodate further development. Inadequate spaces in local schools and doctors. The existing permission for 40 dwellings allowed a more spacious layout. The proposed development is out of character with Cupernham Lane. No overriding justification for development outside settlement in the context of HLS. Reasons for refusal on adjacent site for 21 dwellings apply to the current application. Adverse impact on the Fishlake Meadows Nature Reserve. Traffic safety impact from the proposed accesses. Adverse impact on the street scene and countryside character of the site. Lack of pedestrian access facilities to the town. Impact on the amenities of neighbouring bungalows fronting Cupernham Lane. New housing should be provided by the allocated site at Whitenap. Impact on protected species that are increasingly using the paddocks.

6 Lack of new bungalows provided by the development. The previous application was granted at a time when TVBC did not have a HLS. This is no longer the case. Conflict with the access to Baroona on the eastern side of Cupernham Lane. The site has archaeological potential. Impact of additional water run off to canal and flooding of local area. 7.0 POLICY 7.1 National Planning Policy Framework Test Valley Borough Local Plan COM2 (Settlement Hierarchy), COM9 (Community Led Development), E1 (High Quality Development in the Borough), E2 (Protect, Conserve and Enhance the Landscape Character of the Borough), E5 (Biodiversity), E7 (Water Management), E8 (Pollution), E9 (Heritage), LHW1 (Public Open Space), LHW4 (Amenity), T1 (Managing Movement), T2 (Parking Standard). 7.3 Supplementary Planning Documents - Affordable Housing. 8.0 PLANNING CONSIDERATIONS 8.1 The main planning considerations are the principle for development, housing land supply, affordable housing requirements, character of the area, highways, trees, protected species & ecology, archaeology, flood risk, amenity, and S106 financial contributions. The application is made in outline with all matters reserved other than access. 8.2 Principle of development The application site is, for the purposes of planning policy, within the countryside. The application site is not allocated for development in the currently saved policies of the Local Plan. The principle planning policy of the TVBLP therefore is policy COM2. Planning policy COM2 seeks to restrict development outside of settlement boundaries unless identified within the specified policies as being appropriate or where a countryside location is required. 8.3 It is not considered that the proposal is of a type appropriate in the countryside (criterion a) or that there is an essential need for the proposal to be located in the countryside (criterion b). A number of representations have drawn upon the fact that the site is in the countryside and therefore in accordance with policy COM2, there is a presumption against the grant of planning permission. However, planning law requires other material considerations to be taken into account and weighed against the departure from the policy of the Development Plan. These are addressed in the following paragraphs.

7 8.4 The National Planning Policy Framework and Sustainable Development The National Planning Policy Framework (NPPF) is a material consideration in the assessment of planning applications. The NPPF identifies the three dimensions of sustainable development which should be taken into account, i.e. social, economic and environmental roles (paragraph 7). Paragraph 6 states that the purpose of the planning system is to contribute to the achievement of sustainable development. For the assessment of planning applications, this means approving development proposals that accord with the development plan without delay. As noted above, the principle of additional housing in this countryside location is considered to be contrary to Policy COM2. The site was not allocated for development within the Revised Local Plan as an allocation site. 8.5 Housing Land Supply Paragraph 47 of the NPPF requires the Council to demonstrate a minimum of 5 years housing land supply (HLS) with a 5% buffer. This uses the housing requirement established in policy COM1 and has regard to the conclusions of the Inspector s Report on the Examination of the Local Plan. It has also reviewed data sources on housing completions and planning permissions since the last update. 8.6 The HLS position for Southern Test Valley, as at 1 April 2017 is 7.52 years of supply, reported against a target of 5.00 years. The existence of a five year HLS enables the Council to give weight to the policies of the adopted plan (in the context of paragraph 49 of the NPPF) which is considered to be up-to-date. However, the demonstration of a five year HLS does not in itself represent a cap to development and any application must be assessed on its merits. HLS is considered to provide limited weight in this instance to justify the grant of planning permission contrary to local plan policy. 8.7 Relationship with the settlement boundary, existing and adjacent planning permissions The settlement boundary for Romsey is drawn approximately 400m south of the site and 100m east at the nearest point. However the site benefits from an extant permission (15/01832/OUTS) for residential development and is adjacent a number of sites, also outside the settlement boundary, either under construction or benefiting from planning permission. 8.8 Planning permission for residential development at Oxlease Farm (14/00204/OUTS) is currently being implemented, with construction having commenced. Additional residential development has been permitted in this vicinity, including sites along Cupernham Lane (e.g. 14/02265/FULLS, Land at Baroona and 15/00679/OUTS, South of Wren s Corner). The Oxlease development now borders the application site to the southwest, the Baroona site to the east, albeit to the opposite side of the highway, and Wrens Corner to the northeast.

8 8.9 The application site itself has extant outline permission for residential development of up to 40 houses and apartments (15/01832/OUTS) which could be brought forward by the submission of a reserved matters application. The planning submission makes reference to the planning permissions in the vicinity along with the existing residential development adjacent to the site as part of the context for the site and the proposal. As a result of the adjacent development the application site is now seen in the context of residential development and could be developed under the existing outline permission. Whilst the site is located within the countryside its relationships with adjacent sites are considered to be a strong material consideration that weighs in favour of the development and represents a significant weigh in determination of this application, justifying the grant of planning permission in this case as a departure from the Local Plan Abbotsford Appeal Decision The recent appeal decision in relation to the site at Abbotsford constitutes a material consideration relevant to the determination of the application. The appeal decision relates to land at Abbotsford, Braishfield Road in Romsey (15/03137/OUTS). This appeal was allowed on 24 November Whilst the application site must be considered on its own merits the appeal decision draws a number of wider conclusions which are considered relevant to the consideration of the current application. The appeal decision recognised the scheme did not accord with policy COM2, a policy that forms an intrinsic part of the spatial strategy, and that this was not a technical or minor breach (paragraphs 20, 21 and 23 of the Decision Notice). Paragraph 22 also considers the status of the settlement boundaries in the context of development that was permitted outside the settlement boundaries prior to them being finalised within the Revised Local Plan. In the appeal case the Inspector refers to Ganger Farm and associated sports pitches. In relation to the application site the adjacent development of Oxlease was permitted in similar circumstances, that being permission was in place but the settlement boundary remained unchanged. A copy of the PINS decision is attached at appendix A Affordable Housing Planning policy COM7 has a requirement for a contribution of 40% affordable homes. Therefore the affordable housing required equates to 29.2 affordable dwellings (with a financial contribution payable on the 0.2 part unit). The applicant has confirmed that the required 29 dwellings will be provided to meet the requirement of the overall number of dwellings required. The provision of affordable housing will be secured by the s106 legal agreement The illustrative layout plan does not indicate the location of the affordable units. However they would appear to be located in throughout the site and either side of the woodland area separating the north and south sections. Policy COM7 requires affordable housing to be grouped in clusters of no more than 10 dwellings. Notwithstanding that consideration the Housing Officer has expressed a preference that the units be dispersed throughout the

9 development. This requirement is further supported by paragraph 50 of the NPPF which requires the formation of inclusive, mixed and balanced communities including the provision of affordable dwellings. Confirmation is required of the affordable layout at the reserved matters stage when the matters of distribution and location of the affordable units would be considered The proposed level of affordable housing provision would meet the requirements of policy COM7. However, in order to comply with the policy the layout at the reserved matters stage would have to propose a suitable layout and of the affordable provision. Subject to the completion of the s106 agreement to secure the provision the proposals comply with policy COM Provision of Public Open Space Policy LHW1 of the RLP requires the provision of public open space in new developments where there is a net increase in dwellings, to ensure that the new development does not cause or exacerbate any existing deficiencies in the general provision or quality of public open space in the local area The illustrative layout shows that there would be some substantial areas of open space within the site, particularly to the west of the southern section and in the green area in the northern part of the site. The final layout, size and function of these spaces would be considered at reserved matters stage. However, the intention is for the formal public open space provision for this site to be made off site. Following the implementation of CIL as of the 1st August, this would now fall under the CIL charge applied to the application, should permission be granted Character and Appearance Consideration of the outline application is limited to the principle of the proposed development with layout, scale, landscaping, access and the detailed designs of individual dwellings remaining a reserved matter Chapter 7 of the NPPF (Requiring Good Design) sets out that development should respond to local character and history while not preventing or discouraging appropriate innovation. There is a need to establish a strong sense of place using the buildings and streetscape to create an attractive and comfortable environment in which people can live, work and visit. Most importantly planning policies should include high quality inclusive design but should not impose architectural styles or particular tastes when promoting or reinforcing local distinctiveness. The site has a long eastern boundary with Cupernham Lane which is a primary route into Romsey from the north. Whilst this boundary is currently planted with mature trees, views into the southern part of the site through the proposed access points are likely to be available Objections have been received raising concern that the proposed development of the land would result in the loss of an existing green open space, detract from the character of and be out of keeping with the neighbouring development along the western side of Cupernham Lane.

10 8.20 Existing views of the site from Cupernham Lane are of either dense vegetation screening larger properties behind or views of the river valley falling away from the lane. There are open views of the south eastern part of the site from Cupernham Lane. Views are towards an open field, with an access track running through it with a well treed back drop. Due to the change in levels the rest of the south western part of the site is not visible, as it falls away towards the River Test, which lies to the west. The northern part of the site is well screened due to existing vegetation along Cupernham Lane, although there may be glimpsed views during Winter months As stated above the site benefits from extant outline permission for 40 dwellings. In commenting on the initial submission for 94 dwellings the Landscape Officer advised that the permitted scheme sought to provide a density in line with the character existing and developing in the Cupernham lane/oxlease environs. It had a low density layout with ample room for open space, gardens and tree planting. Cupernham lane has an overriding character of a fairly wooded and semi rural lane, although changes by the developments underway. The Landscape Officer raised concern that the original proposal for 94 dwellings would have compromised the ability to deliver a development of suitable character due to its increased density The table below shows the comparative densities of the approved, originally submitted and amended schemes in addition to neighbouring developments and the appeal site at Abbotsford Development Dwellings per Hectare (dph) Extant permission (40) 8.5 Original proposal (94) 19.1 Revised proposal (73) 14.2 Oxlease 11.0 (estimated) Wrens Corner 20.0 Abbotsford 25.9 Baroona Whilst the local environment has visually changed and considerations of cumulative impact of the proposals with the planning consent at Oxlease Farm (south west), and other applications are a material consideration, the overall density of the original proposal for 94 dwellings was considered out of character The reduction in the number of proposed units to 73 has enabled a much improved indicative layout to be brought forward. Space about individual dwellings has been increased alongside larger areas of landscaping most notably in the significant set back of dwellings about the access points adjacent Cupernham Lane and the green area within the northern part of the site In addition the avenue section in the narrow central portion of the site has been improved by the increased space for more substantial native planting and enabling more open views into the northern section of the site.

11 8.27 The application site must be considered in the context of recent planning permissions in the immediate vicinity. The western side of Cupernham Lane is characterised by detached properties set in large well landscaped plots but is subject to recent outline permission for the development of the Oxlease site for 64 dwellings to the south of the application site and Wrens Corner to the north. To the eastern side of Cupernham Lane is the existing industrial estate and further west off Sandy Lane are the new housing developments of Abbotswood and Magnolia Walk. Both the Oxlease and Baroona developments are under construction and as a result the character of Cupernham Lane is changed. The revised development proposed on this site would reflect the density and landscape character of those developments Even in the context of the nearby development the western side of Cupernham Lane retains a strong semi-rural character on the edge of the built up area and it is considered appropriate that the landscaping of the site be adequate to reflect that character. The lower density layout than originally proposed and the extensive woodland retained around the site has enabled an indicative layout to be prepared for 73 dwellings which provides for substantial existing /proposed planting to the boundaries and is considered to demonstrate that the proposed development could be accommodated without detriment to the existing character by way of an overly urban or cramped urban appearance at odds with the wider character of the lane. The final design, scale and landscaping would be subject to reserved matters submission. The outline proposal for the development of up to 73 dwellings at the site is therefore considered to comply with policies E1 and E2, and the guidance contained in the NPPF Trees The site is characterised by groups of large mature trees bordering the site. The trees are conspicuous elements of the local landscape serving to screen the site in views from the road to the east and the wider country to the north. The Arboricultural Officer has identified that the more significant trees are subject to Area classification within the Tree Preservation Order. In general the area referred to as the northern field slopes to the west towards the Barge Canal whilst the southern field high ground to the east then slopes eastwards towards the copse of mixed deciduous trees This submission is supported by an arboricultural assessment and method statement (Barrell tree consultancy AA-PB 10 August 2017). In responding to the original submission the Arboricultural Officer has advised that, although the report gives extensive generic advice on tree protection, it does not adequately reflect the trees present. It groups large numbers trees of disparate size, species and locations under singular group headings with limited detail and fails to give any reference to or allowance for tree canopy size either by schedule or on plan The site is for the most part open with trees around the perimeter; some of those trees are of large size and exceeding 25m in height. Specific reference was made, within the Arboricultural Officers comments to the scheme for 94 dwellings, to policy E2 and local requirements for maintaining separation between tree canopy and new housing. The indicative layout for the 94

12 dwellings did not reflect those requirements. As a result the original layout whilst indicative was not considered to demonstrate that a scheme for 94 dwellings could be accommodated in a manor that provided adequate separation from retained trees. These issues have been addressed by the reduction in numbers to 73 dwellings allowing increased separation between the proposed dwellings and trees The Arboricultural Officer has yet to comment on the revised layout and reduction in numbers. However the new illustrative concept plan provided with this submission shows that tree constraints can be compiled with and respected in a planning layout for the reduced number of dwellings. Any full submission would need to be accompanied by full tree protection details and an Arboricultural Method Statement, sufficient to demonstrate how all retained trees are to be safeguarded for harm during the construction process As a result it is accepted in principle that the site could be developed without detrimental impact on protected trees subject to suitable details being secured by condition and informing the layout proposed at the reserved matters stage. As such the proposed development is considered to comply with policy E2 of the TVBRLP as a result of its limited impact on trees of significant amenity value. However the reserved matters application would have to deal with proximity of the proposed new tree planting to dwellings in order to ensure successful establishment of the planting and avoid future conflict with dwellings Protected Species & Ecology The application is supported by a range of documents including an Ecological Appraisal (ECOSA, August 2017). This includes a range of surveys and assessment work, which has been carried out to professional standards. The submitted report has built on the previous work undertaken in relation to the 2015 outline permission Designated sites The development will result in a net increase in residential dwellings within 13.6km of the New Forest SPA. This distance defines the zone identified by recent research where new residents would be considered likely to visit the New Forest. The New Forest SPA supports a range of bird species that are vulnerable to impacts arising from increases in recreational use of the Forest that result from new housing development. While clearly one new house on its own would not result in any significant effects, it has been demonstrated through research, and agreed by Natural England that any net increase (even single or small numbers of dwellings) would have a likely significant effect on the SPA when considered in combination with other plans and projects To address this issue, Test Valley Borough Council has adopted an interim mitigation strategy has been agreed that would fund the delivery of a new strategic area of alternative recreational open space that would offer the same sort of recreational opportunities as those offered by the New Forest. Therefore it is considered necessary and reasonable to secure the appropriate contributions within the s106 agreement.

13 8.37 There are no non-statutory sites on or adjacent to the application site. The nearest such site is Abbotswood Site of Importance for Nature Conservation (SINC), approximately 150m to the east and south east. Given the scale and nature of the proposed development, it is unlikely that this SINC would be directly affected by the proposal. However, this SINC is designated for its important population of great crested newts (GCN). Impacts to the GCN population (which are likely to use habitats outside the SINC boundary) would be considered likely to affect this aspect of the SINC Protected Species The site remains predominantly unchanged from the condition considered in The Ecology Officer has identified that the majority of the site is speciespoor improved or semi-improved grassland and of limited intrinsic ecological value. Other, more valuable habitats are present around the site, notably and area of woodland, areas of scrub, a small watercourse and hedgerows. The more ecologically valuable woodland and hedge habitats are being retained in the development Bats A number of trees at the site have the potential to support roosting bats and overall the site was considered to present medium potential to support roosting bats, although this is confined to the woodland area. The woodland is to be retained and therefore the Ecology Officer has raised no concerns. Bat foraging activity around the site was typical of such sites. The features of most importance to bats at the site are being retained Great crested newts There is an important local population of GCN in this area, concentrated in the nearby SINC (as noted above), with breeding ponds also known to be present elsewhere in the surrounding area. The ecological appraisal draws on recent survey work at other sites, the knowledge of the area and new survey work where access was possible to other nearby ponds. No GCN were found in the ponds surveyed, although other ponds close to the site are known to support this species, and two further ponds were not able to be accessed. Overall, it is considered that there is a likelihood that GCN would be present at the site, Although most of the development footprint of the site is unlikely to form a key part of their foraging area as it is largely grazed pasture. The more valuable areas for GCN at the site (e.g. the woodland) will be retained. Nevertheless, given the proximity of breeding ponds and the presence of suitable habitat on site, it is considered likely that the development would adversely affect GCN through loss of habitat and possible direct harm to individual GCN, as well as possible interruption of dispersal routes and behaviour In order to grant planning permission sufficient details must be available to show how killing / injury of GCN will be avoided and how the impacts such as loss of foraging habitat and dispersal impacts will be addressed. In this case, an outline strategy is presented. However the Ecology Officer has advised that it is somewhat brief and more detail should be provided. In particular, the development will result in the permanent net loss of approximately 4ha of habitat. Although this is generally of lower quality, being grazed pasture, it should be considered usable terrestrial habitat.

14 8.42 To the west of the application site, the land drops down towards the Romsey Barge Canal and then to the Fishlake Meadows wetland area. This area is not currently believed to support GCN. The nearest GCN breeding pond is approximately 100m to the east of the application site. The application site therefore forms part of the western extent of the local GCN populations range. This development would therefore seem to result in an overall contraction of the habitat within this populations range. While there is unaffected habitat in the retained woodland and in the blue-edge land to the west of the development footprint, the development would also appear to potentially reduce the functionality of the site for the dispersal of newts westwards from their core area The mitigation proposals include a range of new planting and a new pond, and given that the bulk of the site is of lower-quality habitat, it is the advice of the Ecology Officer that overall, although the development is likely to result in a breach of the Conservation of Habitats and Species Regulations 2010 (as amended), it is not unlikely to be granted the necessary mitigation licence by Natural England (NE) who have raised no objection to the proposals Dormice/Bats The Ecology Officer has confirmed that he is satisfied with the additional bat and dormouse survey work. No dormice were found, and bat foraging activity was largely limited to more widespread species generally utilising the boundary vegetation, which will be retained Reptiles Given the presence of small areas of suitable habitat around the field boundaries, and the known presence of a small reptile population in nearby areas, the report considers that a small population of reptiles is likely to be present. The Ecology Officer has agreed with this assessment. It is proposed to avoid impacts to these through destructive searching of affected habitat and moving reptiles to similar areas within the site unaffected by the development. This would appear to be a sensible solution Enhancements This development provides opportunities to enhance biodiversity. This would be in accordance with the National Planning Policy Framework (NPPF) as well as Section 40 of the Natural Environment and Rural Communities (NERC) Act 2006 which states that every public authority must, in exercising its functions, have regard, so far as is consistent with the proper exercise of those functions, to the purpose of conserving biodiversity. Policy E5 of the Test Valley local plan also states that the Council will seek to enhance biodiversity, in particular the biodiversity interests of legally protected species Subject to the imposition of a condition to secure the mitigation and enhancement measures set out in the appraisal the development is considered to comply with policy E5 of the TVBRLP 2016 and the Conservation of Habitats and Species Regulations 2010.

15 8.48 Education The proposed development of 73 dwellings is expected to generate a total of 22 additional primary age children and 15 secondary age children. This is based on a figure of 0.3 primary age pupils per new dwelling and 0.21 secondary age pupils which was derived by conducting demographic surveys of developments that have been completed within Hampshire and calculating the average number of primary and secondary age children on those developments The development site is served by Cupernham Infant and Junior Schools in Romsey. These schools are currently full and have no places available to cater for the additional children that will be yielded from this development. Consequently there will be a need to expand the primary provision in the area to cater for the additional 22 pupils and a contribution is sought from the developer to pay for this expansion. Owing to the movement of pupils around the Romsey area the pupils from this proposed development are likely to be able to be accommodated in the schools named above. However, this will, in turn, displace pupils to be accommodated in other schools in the area. On that basis, in this instance, the contribution will go towards the proposed expansion of phase 2 of Romsey Primary School The development site is served by Romsey Academy in Romsey. This school, although full, recruits a significant number of pupils from outside of its catchment area. It is anticipated that the secondary age pupils from this development will be able to secure a place at the school without the need to expand and therefore no contribution is required HCC, as Local Education Authority, raised no objection to the planning as originally submitted, subject to the applicant entering into a section 106 agreement to secure a contribution towards phase two of the expansion project at Romsey Primary School in order to mitigate the impact of the development on educational infrastructure and ensure that sufficient school places are provided to accommodate the additional children expected to be generated by the development. At the time of considering the extant permission for 40 dwellings no contributions towards education could be secured. At that time the Local Education Authority had no approved methodology for calculating contributions and no approved schemes against which to secure funds. That is no longer the case and as detailed above education contributions can now be secured in relation to the proposed development over and above the permission for 40 dwellings. The amount to be secured will have altered as a result of the reduction in the number of dwellings proposed and a revised response is being sought to establish a figure in relation to the scheme for 73 dwellings which results in an increase of 33 units above the extant permission Mineral Hampshire County Council has confirmed that part of the site lies within the designated Mineral Protection Area (MCA) for both sharp sand and gravel and soft sand.

16 8.53 Further exploratory survey work has been undertaken (Mineral Safeguarding Assessment, Geo-Environmental, November 2015). The detailed analysis has reached the same conclusion as is reflected in the initial report. Given the presence of significant current reserves of this type of mineral resource within the region, prior extraction of the limited mineral resource on the subject site would be considered uneconomic by the mineral industry. The report concludes that there are no mineral resources of economic potential on the site, or that would be sterilised by non-mineral development HCC reviewed the report and advised that the mineral exploratory data including trial pit and borehole logs, and dialogue with a local aggregate operator, who has since confirmed with reference to the data that there is limited potential for the recovery of viable aggregates beneath the proposed application site boundary. The information had demonstrated that mineral sterilisation would not occur due to the unviability of mineral resources which potentially exist beneath the application boundary Archaeology The application is supported by a desk based assessment (DBA) that was originally prepared in support of an earlier application for housing development on this site and on fields immediately to the south in The Archaeology Officer has previously commented that some archaeological evaluation (or preliminary survey) is necessary in order to fully define the nature of that archaeology and the most appropriate mitigation of the impact of the development The archaeological report (Southampton Archaeology) refers at paragraph 13.2 to the recent archaeological work on adjacent land where a notable assemblage of early prehistoric flint work was recorded. This flint work is of particular importance as it provides an emerging insight into how the valley was exploited in this early period, an exploitation that has been long postulated but for which evidence has been slow to emerge. Paragraph 13.3 suggests that such deposits are likely to have been disturbed by agriculture. The Archaeology Officer has agreed that this reduces the potential for an overriding archaeological concern, but the flint assemblages even in a disturbed concentration will shed considerable light. Paragraph 13.4 suggests that the archaeological potential does merit some archaeological mitigation The Archaeology Officer has advised that the site is one of some archaeological potential that will require further investigation in order to clarify and characterise this potential prior to the development of the site. On this basis the Archaeological Officer has advised that conditions should be attached to any planning permission requiring further investigation and reporting of archaeological potential Highways The outline application includes the consideration of the reserved matter of access to the site.

17 8.59 Policy T1 of the RLP, Managing Movement, sets a number of criteria against which development proposals will be assessed. These include the requirement for the internal layout, access and highway network of any proposal to be safe, attractive in character, functional and accessible for all users. The policy also states that development will be permitted provided that it does not have an adverse impact on the function, safety and character of and accessibility to the local highway network. The application is supported by a Transport Assessment (Odyssey, August 2017) Proposed Access The application proposes the use of two existing field gate accesses to the northern and southern sections of the site to provide access to the proposed development The Highways Officer has commented that In view of traffic flow on Cupernham Lane the corner radii need to be increased to allow large vehicles (refuse collection) to turn left in to and out of the site without any part of the vehicles crossing the centreline of Cupernham Lane. As the proposed access points are bell mouth design. The works on the highway will need to be covered by a Section 278 Agreement between the owner/developer/hampshire County Council as Highway Authority. One of their requirements is a design, to show tracking of a 16.5m. long articulated vehicle, many of which will visit during the construction period Furthermore there is a need for an island to be provided in the centre of Cupernham Lane to enable pedestrians and cyclists to cross Cupernham Lane., but in view of the alternative route for pedestrians from the southern area travelling north being relatively inconvenient a further route from the eastern end of the car park north to the northern access is required through the area of Open Space between them. Secondly a pedestrian/cycle link is required from the southern end of the same car park to link on to the Bellway Homes Footpath Access The applicant has agreed to the revisions to the access and to the provision of the crossing point to be secured by s278 agreement. The details of the island crossing to link with the footpath provided by the Baroona development are under negotiation with HCC and it is anticipated that the detailed design will be resolved prior to SAPC Traffic Impact The supporting TA assesses the potential impact of the proposed development based on the originally submitted scheme for 94 dwellings. It states that the development would generate 63 two way vehicle trips during the AM peak period and 69 two way trips during the PM peak period. The TA also provides junction modelling to assess the impact of these additional movements and states that the proposed access junction will operate well within capacity, without experiencing queuing on the junction approaches.

18 8.65 The TA concludes that the level of impact in terms of additional traffic movements generated by the proposed development, in conjunction with the permitted residential development and anticipated growth through 2022 is within the capacity of the surrounding junctions, and that as such, the proposed development would have a minimal impact on the local highway network. The Highways Officer has raised no objection to the proposals in terms of traffic impact and as such, the scheme is considered to comply with the aims of Policy T1 of the TVBRLP in this respect Parking Provision Policy T2 of the RLP states that development will be required to provide parking in accordance with the standards set out in Annex G of the Plan. The illustrative layout shows that the required level of parking can be accommodated within the site, to serve the development proposed, 73 units. The final number of spaces required and their layout and distribution across the site, including visitor parking provision would form part of the assessment of the detailed layout at reserved matters stage The Highways Officer has raised no objection to the proposals on parking grounds and the scheme is considered to comply with the requirements of Policy T2 of the Revised Local Plan Residential Amenities There are two elements to the consideration of amenity. Firstly is the amenity of the future residents of the development site and secondly the impact of the proposal upon the amenity of existing neighbouring properties Impact on existing dwellings The application site benefits from a relatively isolated location in relation to neighbouring residential properties. The southern section of the site is bordered to the east by Cupernham Lane with the Baroona site estate directly opposite and to the west by woodland and open fields. However the northern section of the site is situated adjacent the western end of the rear gardens of those properties fronting Cupernham Lane. Concern has been raised that development in the illustrated proximity would result in overlooking to those properties Whilst the boundary is screened by the existing hedgerows the illustrative layout does show east facing rear elevations situated approximately 15m from the boundary with the rear gardens of the neighbouring properties. As a result there is some potential for additional overlooking and/overshadowing impact. However the layout and design of the properties would be subject to reserved matters submission which would require detailed consideration of the orientation and scale of the properties and the position of any east facing openings. Whilst particular attention will need to be given to the relationship with the existing dwellings in any further reserved matters application it is not apparent that a suitably designed layout of the proposed development could not be provided that would avoid adverse impact on the amenities of neighbouring properties by virtue of overlooking, overshadowing or overbearing.

19 8.71 As a result the development of the site for housing is, in principle, not considered to have a detrimental impact on neighbouring amenity although this would be subject to consideration of the detailed proposals at the reserved matters stage Impact on proposed dwellings The application is supported by an indicative layout and the final layout is to be a reserved matter. The indicative layout for the provision of 73 dwellings appears to provide for adequate private amenity space (notwithstanding the potential conflict with retained and new trees discussed above) and indicates that suitable relationships between the properties could be achieved to avoid significant impacts on amenity by virtue of overlooking, overshadowing and overbearing Flood Risk and Drainage The HCC Local Lead Flood Authority have previously advised that the general principles for the surface water drainage proposals are acceptable but have recommended that further information on the proposals be submitted as part of a more detailed design phase However the consultation response submitted in relation to the current application has requested a significant amount of additional information be submitted that would usually be the subject of the reserved matters application and a condition to secure the drainage details. Further information is being sought from the HCC Flood and Water Management Team and members will be updated at SAPC Social Benefits In terms of social benefits, the appeal proposal would provide additional housing, 40% of which would be affordable and the Council could ensure that the size and tenure of the proposed dwellings would meet a local need. It would be sited close to the facilities and services. Furthermore the proposal would provide a new pedestrian and cycle routes which would improve accessibility for developments to the eastern side of Cupernham Lane to access footpath links to the existing network encouraging non-car modes of transport In addition at the time of considering the extant permission for 40 dwellings no contributions towards education could be secured. At that time the Local Education Authority had no approved methodology for calculating contributions and no approved schemes against which to secure funds. That is no longer the case and as detailed above education contributions for the difference between the two schemes i.e. 33 units, can now be secured in relation to the proposed development The Council can demonstrate a five year housing land supply, a matter that was considered at the Abbotsford Inquiry. Even so the Inspector, mindful of the national imperative set out in paragraph 47 of the Framework, to boost significantly the supply of housing, attached substantial weight in favour of the appeal.