About Us
The Applicant will be HD (Burghclere) Limited a company trading under Healthy Developments, a developer who crafts beautiful homes and buildings that place people, health and sustainability at the forefront to benefit the generations of today and tomorrow. They’ve pioneered healthy building in the UK, including a pivotal role in the All-Party Parliamentary Group for Healthy Homes and Buildings’ whitepaper and stakeholder engagement.
Healthy Developments have appointed a wide range of experts to undertake the necessary work for the forthcoming application, many of whom were involved with the previous planning application at the site.
Background
The location of the application site is outlined in red below. The site was subject to an outline planning application for 35 homes in 2019 by a previous applicant, which was dismissed on appeal in December 2020, for reasons summarised below:
- Following an Examination of the Burghclere Neighbourhood Plan and pending a Referendum, allowing the appeal was judged to be premature and contrary to paragraphs 49 and 50 of the Framework.
- The scheme for 35 dwellings on a 1.9-hectare developable area would result in a significant adverse impact on the landscape character; significant adverse impact on visual amenity from local footpaths and within Harts Lane including the detrimental intrusion into a number of established important local views; and moderate visual harm for those visiting the graveyard.
HD (Burghclere) Ltd has subsequently undertaken further work with WHLandscape to develop a sound understanding of the existing landscape character, visual amenities, and opportunities for mitigation, which have formed the basis of the indicative landscape-led masterplan. A wide range of evidence will be submitted with the planning application to enable proper consideration of the landscape character and appearance matters, including a Landscape and Visual Impact Assessment, Illustrative Landscape Masterplan, Landscape Implementation and Maintenance Detail.
While the site remains unallocated and located outside of the Burghclere Settlement Policy Boundary, notably Basingstoke and Deane Borough Council continues to have a deficit in their housing land supply. There are persistent and significant levels of undersupply, and this has not been rectified in the period envisaged by the 2020 Inspector. There also are acute needs for affordable housing which are going unmet, and which contributes to the national housing crisis.
HD (Burghclere) Ltd therefore considers that it would be reasonable for the Council to reach a different decision to that in 2020, when assessing the current proposal.
Proposal
An Outline Planning Application will be made to Basingstoke and Deane Borough Council. The proposed scheme has evolved since the dismissed appeal to be landscape-led and informed by expert surveys and research. The scheme has been reduced from 35 to 25 dwellings, a 28% reduction, which will allow for a reduced developable area, enhanced areas of Accessible Natural Greenspace, and greater separation to the north and eastern boundaries, which will in turn enable deliverable landscape mitigation and biodiversity enhancements.
The subsequent application will be supported by a number of reports and surveys, undertaken and updated to inform development proposals, as summarised below.
Landscape
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WHLandscape were appointed to provide independent advice on the landscape and visual amenity matters raised by the Inspector in 2020. A review of that 35-unit scheme by the previous applicant and its accompanying landscape evidence has reflected on how the development areas extended too far to the north east and south east. Furthermore, how the absence of landscape mitigation, implementation and management evidence gave that Inspector no grounds to determine that the scheme could be judged to be effectively mitigated. As a result, the development areas are now substantially reduced, by over 40%, and a greater area to the north east and south east is dedicated to Accessible Natural Greenspace. Further evidence is now provided by WHLandscape comprising Landscape and Visual Impact Assessment (LVIA), Illustrative Landscape Masterplan, Landscape Implementation and Maintenance Detail (LIMP).
Mitigation measures will mainly focus on detailing and enhancing the indicative landscaping proposals, introducing distinct structural elements around the site boundary as well as creating structure within the development itself through the use of strategic tree planting. Where appropriate, existing vegetation will be retained, managed and enhanced but not at the expense of improving the local green infrastructure network. The aim is to not only integrate the proposed development into the landscape and village setting, but also provide landscape and ecological enhancements through a comprehensive scheme of new planting and management using native species characteristic of the area, as well as select domestic species where appropriate.
LVIA Viewpoint locations 3 (a & b), 4, 5, and 6 correspond with the locations of Important Views identified in the Burghclere Parish Neighbourhood Plan 2011-2029, which will be impacted by the proposals. However, landscape proposals have been designed to maintain views through a gateway on Harts Lane to the east as well as to replicate the edge of the village and enhance views from Footpath 040/13/1 to the east of the application site.
Phased planting of the woodland belt, boundary hedgerows and tree planting within the accessible greenspace will be important to maximise opportunities to enable planting to mature and allow the effect of mitigation to be reached sooner. Full details of the proposed mitigation scheme and accompanying phasing plan can be found in the Landscape Implementation and Maintenance document, produced by WHLandscape, to be submitted as part of this application.
Trees
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An arboricultural survey of the site was undertaken in 2023, drawing on the guidance provided by BS5837:2012. The site is currently comprised of an open area of pasture. The arboricultural structure of the site is dominated by a line of established mature oaks along the highway boundary on the northern side of the site and the collection of native broadleaf and ornamental broadleaf and coniferous species within the grounds of the school site to the south-west. The trees have been categorised by the varied arboricultural quality and value under A, B, C and U respectively according to BS5837:2012 guidance.
Removal of some trees are unavoidable in order to provide access to the site and advice from the Arboricultural advisor has informed that the preferred position for the access remains that shown in the previous scheme, which was then judged to have least impacts.
An Arboricultural Impact Assessment will be submitted to establish and report on the arboricultural impact of the proposed development, supplemented by a strategy for safeguarding retained trees during construction. This Assessment will be reviewed once the detailed design and layout is known
Drainage
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A Flood Risk Assessment and Surface Water Drainage Strategy will be included within the planning application for the proposed development site. An assessment has already been carried out and this shows that the overall flood risk within the development area is considered to be low from all sources.
As with any greenfield site, its development for residential will lead to an increase in hard and impermeable surfaces at the site. This can lead to increased rates and volumes of surface water runoff. To mitigate this, a Surface Water Drainage Strategy will be implemented to ensure that not only the risk of flooding within the site is minimised but will also ensure that flood risk to properties and land in nearby areas is not increased as a result of the new development. The indicative drainage strategy will be submitted to the Lead Local Flood Authority for approval as part of the application process, and it is expected that the drainage strategy that is based on an outfall further to the east will meet their requirements, as was confirmed in the 2020 appeal.
The proposed Surface Water Drainage Strategy will incorporate the use of Sustainable Drainage Systems (SuDS) such as an attenuation pond. Ponds provide onsite storage for surface water during periods of heavy rainfall, ensuring flood water does not flow off site affecting surrounding land. They also have the potential to provide benefits for water quality, ecology, and amenity for the development and the local area. The final surface water drainage strategy will be designed to mimic Greenfield performance, with rainfall managed at source where feasible, and discharge rates and volumes restricted to pre-development rates.
Ecology
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A suite of ecological surveys have been undertaken throughout the site in recent years to enable an informed understanding of the biodiversity of the site, including reptiles, bats, great crested newts, badgers, birds and invertebrates. The main part of the site consists of improved grassland fields which is considered to be of low ecological value and no rare or notable plant species were recorded. The hedges along the northwest and part of the south west boundary are the most important habitats on site.
The proposals have been designed to retain habitats of the greatest ecological value (hedgerows and trees) wherever possible and retain opportunities for species post-development, through the retention of the majority of hedgerows and provision of large green corridors, sensitively designed to form dark corridors. In addition, the proposals include substantial areas of species-rich meadow grassland within the Accessible Natural Greenspace which will increase the floristic diversity of the site over the existing situation, providing enhanced opportunities for a range of wildlife including bats, birds, Badgers, amphibians, reptiles and invertebrates, while the creation of new aquatic habitat within the site will also create new and enhanced opportunities for bats, birds, reptiles, amphibians and invertebrates.
A Biodiversity Net Gain Preliminary Design Stage Report has been prepared by the ecological advisor in consultation with the landscape experts. The target level for minimum biodiversity net gain is expected to be 10%. The above demonstrates that the proposals for the site would result in a significantly higher percentage gain than this level, at over 15% habitat gains and 149% hedgerow gains, and a significant enhancement of the local area for biodiversity.
Noise
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A Noise Impact Assessment will be prepared to accompany the planning application for the scheme. The purpose of the assessment is to ensure that any existing residents and future residents of the proposed dwellings are not unduly affected by noise. The assessment will be undertaken in accordance with current planning and technical guidance and will include baseline noise monitoring at the site with the focus being road noise from Hart Lane and the distant A34. The assessment will seek to identify any adverse noise effects on existing and proposed dwellings and standardised noise mitigation measures will be recommended if required.
Transport
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In order to support a potential development, traffic surveys have been undertaken on Harts Lane. This data will help us in understanding the impact of the proposed development on the highway network and ensure visibility splays match the actual vehicle speeds. A junction design is also being prepared and this will show how safe access for vehicles, cyclists and pedestrians can be achieved, including creation of connectivity to the nearby bus stop on Harts Lane. A Transport Statement is being prepared and this will be submitted with the Planning Application and subject to review by Hampshire County Council Highways.
Heritage
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The setting of the nearby Grade II Listed Church of the Ascension was a key matter for the 2020 appeal, however the Inspector found that scheme would result in no harm to the significance of the heritage asset. It therefore follows that a reduction in the developable area and amount of development would result in no harm to the setting. An updated Heritage Statement has been prepared and this confirms that the development of the site remains consistent with national and local policies that protect the historic environment.
Illustrative Masterplan
The below Illustrative Masterplan provides an indication of how development is proposed for the site, including the point of access, development areas, landscaping, tree planting, biodiversity net gains, and movement routes to connect to the public footpath to the south east.
As an Outline Planning Application will be made, the specific house designs and sizes are not known at this stage, however HD (Burghclere) Ltd commit to creating a mixed and balanced community with 40% of the dwellings to be affordable housing and a high proportion of 2 and 3 bedroom homes in-line with Neighbourhood Plan Policy B4.
As part of the Planning Application a Design & Access Statement will be submitted that will outline the HD (Burghclere) Ltd approach to how the future ‘reserved matters’ will respond to matters including:
- The Burghclere Design Code;
- Delivering net zero carbon dwellings;
- Ensuring a healthy, comfortable and safe environment;
- Providing a network of high quality open spaces with a variety of landscapes and activities;
- Creating a socially inclusive development; and
- Achieving biodiversity net gains.
Comments
HD (Burghclere) Ltd would like to know your view on their proposals, what you think we should know about the surrounding area, and how these points may influence our proposals.
If you want to share your thoughts about the project, you can type in comments within the comments box below and click ‘submit’.
In order to help inform the eventual planning application, responses are encouraged by 20th October 2023.
This consultation has closed.
HD (Burghclere) Limited will consider all correspondence received and our response to the issues raised will be set out in the Planning Submission. As part of a planning application, submitted to the Local Planning Authority a complete copy of all comments received may be published however all personal details (including any details such as your name, address and email where you have provided them) will be confidential. The Council may publish any Planning submission documents online, subject to their own Data Protection policies. Should the application be the subject of an appeal, the same information will be forwarded to the Planning Inspectorate. If further consultation is carried out as part of the planning process, we may use your details to make you aware of this and to ask for your views, but will not use this information for any other purpose.