Neighbourhood Planning Site Assessment Pro-forma and Guide Version 2 September 2014 Site HNP 006 Land East of Stanbridge Road and North of Lower Road 1. Background information Site location and use Site location General description(see examples- Appendix 1) Land east of Stanbridge road, south of bridle way and north of Lower road
Parish Name Gross area (Ha) Total area of the site in hectares SHLAA site reference (if applicable) Haddenham Neighbourhood Plan Reference Haddenham Approx 13 ha SHL/HAD/012 ( section of the site in 2014 call for sites 2013 SHLAA described as unsuitable) HNP 006 Context Surrounding land uses (see examples- Appendix 1) Site boundaries (see examples- Appendix 1) Some housing in NE corner, Health Centre SE corner, Stanbridge road to east, remainder farmland Hedges and trees Is the site: Greenfield: Land (or a defined site) usually farmland, that has not previously been developed. Brownfield: Previously developed land which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure. Greenfield Brownfield Mixture Unknown If a mixture, please provide details i.e. northern part of site Brownfield, southern part Greenfield Existing/ previous use Site planning history Have there been any previous applications for development on this land? What was the outcome? Farmland None 2
3
2. Suitability Assessing the suitability of the site will give an indication of whether the site has any constraints to development. It should consider aspects such as infrastructure, planning policy, local services, heritage and other considerations. Suitability Where is the site located in relation to the built up area of a village, town or neighbourhood? Do any relevant local designations or assessments apply? Within the settlement On the edge X SHL/HAD/012 Outside See most recent Local Plan Proposals Map, SHLAA, Sustainability Appraisal, parking standards, Village Design Statement, Supplementary Planning Documents, emerging local plan policy etc. How would development of this site relate to the surrounding uses? What would be the impact of the proposed land use for the site? What would be the impact of the proposed design of site development? Well Not very well X Don t know Call for sites has outlined 178 houses Unknown Increase movement on a quiet road What would be the impact of the proposed scale of site development? Please note: not all of the above will always be relevant. How is the site currently accessed? Is it accessible from the highway network? Farm gates off Stanbridge Road Provide details of site s connectivity by car, public transport, cycle and by foot i.e. distance to nearest motorway, A road or B road, national cycle network, bus stop or rail station. 4
Are there any road capacity or highway issues? No 5
Characteristics (best established through site visits) Characteristics which may affect development on the site: Topography: Flat/ gently sloping or undulating / steep gradient Natural features e.g.trees, hedgerow, watercourse, ponds Natural England National Character Area General character Open Countryside / rural settlement / suburban / urban / inner city Flat Hedgerows and trees Comments 108: Upper Thames Clay Vales (NE570). Part in Haddenham arable ridge and part in Haddenham Open Field. Open rural farmland Spaces: farmland Buildings: Only in NW corner What is the character of the immediate vicinity? Refer to Oxford Character Assessment Toolkit: Detailed Character Assessment Long/short views: To east over farmland Landscape: Flat farmland Ambience: Quiet farmland Are there public rights of way across or in the vicinity of the site? No 6
Are there any existing buildings which could be retained or converted? Are there any potential overlooking/loss of privacy/daylight and sunlight issues? Does the site relate well to potential neighbouring sites? What would be the impact of development on the landscape/skyline? (Minimal, moderate or significant) Possible farm buildings in NW corner No No Significant loss of long views 7
KEY TOPICS (arranged by ranking) 1. Heritage considerations Proximity of site to the following sites / areas Conservation Area Traffic impact on Haddenham Conservation Area Impact on views into and/or setting of and/or approaches to Haddenham Conservation Area Proximity Site is within a conservation area Site is adjacent to a conservation area Site is not within or adjacent to a conservation area Significant Moderate Minimal Significant Moderate Minimal Comments Archaeological event, feature or find Scheduled ancient monument (SAM) Registered Parks and Gardens Archaeological event, feature or find within the site Archaeological event, feature or find adjacent to the site No archaeological even, feature or find within the site Site is on an SAM Site is adjacent to an SAM Site is not on or adjacent to an SAM Site is within a Registered Park and Garden Site is adjacent to a Registered Park and Garden Site is not within or adjacent to a Registered Park and Garden N/A N/A N/A 8
Registered Battlefields Listed buildings Archaeological Priority Area Locally listed building OVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: HERITAGE OVERALL SCORE: HERITAGE Site is within a Registered Battlefield Site is adjacent to a Registered Battlefield Site is not within or adjacent to a Registered Battlefield Site contains a listed building Site is adjacent to, or within the setting of a listed building Site does not contain or adjoin a listed building Site is within a conservation area Site is adjacent to a conservation area Site is not within or adjacent to a conservation area Site contains a locally listed building Site is adjacent to, or within the setting of a locally listed building Site does not contain or adjoin a locally listed building Red is one point Amber is two points Green is three points Total Heritage score 3 N/A Red Amber Green Total heritage score (traffic light multiplied by Heritage weighting of 5): 15 9
2. Environmental Considerations Distance from important green space? Discretionary designation for green areas of particular importance to the local community, including Snakemoor (see appendix 2) Distance from sites designated as being of national importance 1 Distance or Yes /No N/A Comments Recreation ground 700m Distance from sites designated as being of local importance 2 (Consult local planning authority) Ancient Woodland >15m N/A Other key considerations Are there any Tree Preservation Orders on the site? Agricultural Land Classification? Ecological value? Could the site to be home to protected species such as bats, great crested newts, badgers etc.? (see 1 Sites of Special Scientific Interest More than one One None Grade 1 (Best) Grade 2 Grade 3 Grade 4 Grade 5 (Poorest) Grade 3A Not aware of any 2 Local Nature Reserves, Sites of Nature Conservation Importance 10
appendix 2) NB: you should consult your local authority s Biodiversity Action Plan for further information. Contamination Japanese Knotweed Any nearby sources of air or noise pollution? Impact on Hedgerows and natural habitats Views to open countryside from within the village Views of and into the village from local viewpoints and access routes OVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: ENVIRONMENT OVERALL SCORE: ENVIRONMENT Red- High Amber - Slight Green - None Red- Many Amber - Some Green - None Red Open Amber- Limited Green - Short Red Open Amber- Limited Green - Short Red Amber Green Total Environmental Score 2 None None Red is one point Amber is two points Green is three points Total Environmental score (traffic light multiplied by Environmental weighting of 4): 8 11
3. Transport Distance to following facilities (measured from site centre) Train station Bus stop (with at least a half-hourly service during the day) (see Appendix 2) Links to village amenities by bus Site access General/overall likely traffic impact on village Impact on known traffic bottlenecks/blackspots (e.g. dangerous crossings/junctions, narrow roads, schools) Cycling access difficulty of the site Pedestrian access difficulty of site OVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: TRANSPORT OVERALL SCORE: TRANSPORT Distance (metres) Yes/No New access off minor road New access off major road Existing access Significant Moderate Minimal Significant Moderate Minimal Significant Moderate Minimal Significant Moderate Minimal Red Amber Green Total Transport Score Observations and comments NB: For rural areas, please provide comments on general accessibility to facilities Crossroads on Stanbridge Road and lower Road Red is one point Amber is two points Green is three points Total Transport score (traffic light multiplied by Transport weighting of 3): 12
2 6 4. Community amenities and facilities Distance to following facilities (measured from site centre) Village centre/banks Parade shops Primary School (see Appendix 2) Junior School (see Appendix 2) Post Office Primary Healthcare Centre (GP, nurse) Key Employment Site (Haddenham Business Park and Thame Road) OVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: COMMUNITY AMENITIES OVERALL SCORE: COMMUNITY AMENITIES Distance (metres) Red Amber Green Total Amenity Score 2 Observations and comments NB: For rural areas, please provide comments on general accessibility to facilities Red is one point Amber is two points Green is three points Total Amenity score (traffic light multiplied by Amenity weighting of 2): 4 13
5. Leisure, sports and recreation Proximity of site to the following sites/areas Recreation facilities (indoors and outdoor sports facilities, playgrounds and playing pitches) Distance to public footpath(s) Distance to public open space OVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: LEISURE, SPORTS AND RECREATION OVERALL SCORE: LEISURE, SPORTS AND RECREATION Distance (metres) Red Car drive Amber Cycle Green - Walkable >100m 20-100m <20m Red Car drive Amber Cycle Green - Walkable Red Amber Green Total Leisure, Sports and Recreation score 3 Observations and comments NB: For rural areas, please provide comments on general accessibility to facilities Red is one point Amber is two points Green is three points Total sports, leisure and recreation score (traffic light multiplied by weighting of 1): 3 14
Other key considerations Which Flood Zone (fluvial/tidal) does the site fall within or intersect? Is the site in a Critical Drainage Area for Surface Water Flooding? Zone 3 Zone 2 Zone 1 Yes / No Inner zone (Zone 1) None No Comments Inner zone - subsurface activity only (Zone 1c) Outer zone (Zone 2) Is the site within a Source Protection Zone for Groundwater Abstraction? Outer zone - subsurface activity only (Zone 2c) No Total catchment (Zone 3) Total catchment - subsurface activity only (Zone 3c) Is the site affected by any of the following? Significant infrastructure crossing the site i.e. power lines/ pipe lines Yes No Comments 15
Utility services available Minerals or waste considerations Unknown Unknown 3. Availability A site is considered available for development, when on the best available information there is confidence that there are no legal or ownership problems. This will often mean that the land is controlled by a developer or landowner who has expressed an intention to develop, or the landowner has expressed an intention to sell. Availability Yes No Is the site landowner willing to submit the site for development (if known)? Please provide supporting evidence. Are there any known legal or ownership problems such as unresolved multiple ownerships, ransom strips,, easements, covenants or operational requirements of landowners? Are there any long tenancies? Is there a known time frame for availability? Any other comments? 16
4. Summary Conclusions Site name/number: Land east of Stanbridge road and north of Lower road, HNP 006 Please tick a box The site is appropriate for development This site has constraints to be overcome The site is unsuitable for development Scoring Heritage Environment Final topic score (including weighting) 15 8 Transport 6 Community amenities 4 Leisure, sport and recreation 3 OVERALL SITE SCORE (total of five scores above) 36 (If suitable for development) Potential housing development capacity (estimated as a 390 17
development of 30 homes per Ha): Estimated development timeframe: Explanation / justification for decision to accept or discount site. Within 10 years depending on availability High ratings for environment and access to amenities and bus routes, Has low impact on heritage Site discounted as owners do not want to develop at this time. Further information Infrastructure requirements? You may also need to gain additional information from service providers such as highways, water, education etc. Please provide your comments. Would need access and services provision 18