New Alresford Town Council

Local Development Framework

Report made by NATC to Winchester City Council 28 November 2007

Introduction

NATC welcomes having being invited to respond to the 16th September 2008 LDF Response Meeting and this document is in addition to and clarifies the LDF Response document originally submitted in February 2008.

A working group has been formed with representatives from Parish Councils, the Chamber of Commerce and local industrialists, the Alresford Society, the Town Partnership and the Town Council. The Town Council would like to thank them for their contributions to this document and for the opportunity to have worked with them.

The working Group and NATC still feel this is an opportunity for the economic, educational and business needs of the town to provide sustainable brown field sites to provide the capacity for between 400-500 houses in a phased and planned way (as outlined below). This would:

• Reduce the pollution in the town's residential areas,
• Increase the number of people using the town for everyday shopping,
• Bring new people with a variety of skills into the town and villages,
• And hopefully, provide homes for people for downsizing.

- whilst building high-class facilities in a mixed business/manufacturing park on one of the identified sites (outlined below).

The following assumptions have been taken into account in the calculations for Section 3:

• The response from the Winchester and District Workshop at Perins School was overwhelmingly against building houses outside the town boundary. Therefore sites within the boundary have been concentrated on.
• Using brown field sites 4-500 new build properties have been identified without extending the town boundary.
• Windfall sites will be included in the total numbers of houses built – but are not included in the 4-500 planned properties mentioned above.
• The sustainability and healthy life style of the town has been taken into account, and must continue to be given high regard. (See Section 5)
• All building completions from 1 April 2006 are included in the planned numbers.
• The undertaking Mr S Opacic gave W.C.C. Councillors at the LDF Meeting on Tuesday February 5th 2008 as amended at the Alresford Town Partnership Meeting on 17th November 2008, in that:

1. Windfall developments would be counted as part of planned development numbers, after the new WDLP Plan had been adopted, and,
2. There should be a thorough infrastructure and leisure services assessment before any development would be permitted and any improvements made either before or during the construction process.

Overview

At the Open Meeting held by Winchester District Council the residents of New Alresford overwhelmingly voted to have any expansion of the town's population within the current town boundary in the next local plan.

The working group have looked at the calculations of new build NATC put forward earlier in the year and looked at other potential sites and have come to the conclusion this can be achieved.

• There have been 120 houses completed to date,
• 63 houses currently in the pipeline.
• Identified brown field sites in Section 3 yields approximately 315 houses.
• The Town's Health Check also identified serious problems with the location of one of the town's industrial area in the Dean. These were pollution and the serious congestion problems caused by HGV's trying to access the areas, and the damage to productivity caused by inappropriate and out-dated buildings, and re-developing this site will yield a further 120 properties.
• Further growth in the population may lead to the need for the medical centre facilities to be enlarged and it is suggested the Dean area may be appropriate for this facility. This will have a neutral effect.
• There is the potential for the long term development of further brownfield sites as outlined in 3B.
• We also feel it reasonable to include the needs of nearby villages in order to maintain the sustainability of the villages and have included these.

Alresford and its Environment

Alresford is one of the smallest, if not the smallest parish in Hampshire, and at 672 acres is barely a square mile in size. For its size it is one of the most densely populated areas of the County and has very little un-developed green open space. At the present time it falls short of the statutory requirement for open spaces by some 7.5 acres (3.0 hectares). What limited green space there is within the parish boundary does afford the illusion to local residents that there is more open space available to them. This illusion will, of course, be shattered should the City Council have their way and build on these ‘green lungs' of Alresford.

The town is surrounded by a dozen or so small villages, which see themselves as much a part of the town as the residents and whilst they add to the economic sustainability of the town they also add to its problems in terms of parking and traffic.

Growth in the surrounding countryside is strictly controlled and whilst development within the town's boundaries might be seen as desirable house building on the boundaries adds to the parking and traffic problems.

It might be appropriate to identify exception sites in the surrounding villages, which is broadly supported by the Parish Councils themselves.

There is a distinct lack of housing in the town for many older single people and couples that wish to downsize but still live in the town. Development on the outskirts will exasperate this problem as it will inevitable be three or four bedroom houses. Even if smaller housing units were made available it does not satisfy the desire to be nearer shops and services in the town centre. This has been clearly demonstrated in recent developments where one bedroom units are extremely difficult to sell.

The provision of smaller two bedroom housing units in the town centre would ease this problem and free up larger accommodation elsewhere. Recent developments in the town centre fulfil this need and are quickly sold even in these uncertain times, e.g. Hankins Yard.

The provision of housing within walking distance of the town centre reduces the need for parking and reduces traffic congestion whereas the development of ‘out of town' housing estates adds to the problem.

Development of Greenfield Sites

Before looking at the alternatives for housing development let's first look at the pros and cons of developing the greenfield sites known as Areas A and B.

Area A - north-west of Arlebury Park

The Arlebury Park area is the site of Alresford's recreational facilities and riverside walks. Development here would destroy peoples favourite views of the town, the ox drove and beyond across the downs and remove their hard earned and won recreational facilities.

NATC, on behalf of the residents, are adamant that this area should be kept as recreational facilities and as a riverside walk.

Area B – east of Sun Lane

This has been designated a site of special beauty in terms of its views for walkers and by previous inspectors when inspecting the building potential of the land.

Whilst NATC, on behalf of the residents, wishes to see this view protected it is potentially the area for the re-location of the school. A sports college, such as Perins does by its very nature have a substantial area of playing fields surrounding it and the development of the school should be undertaken in sympathy with the environment it is in.

Development of both these sites will probably provide housing that is not necessarily needed in the town and will inevitably generate additional traffic and need for more parking in the town centre. Any development at the edge of the town will increase the town's traffic and parking problems and there does not appear to be any suggestions in the City Council's proposals to address these issues. This type of development is unlikely to add to the economic viability of the town as these new residents unable to park will drive to Winchester or Basingstoke.

Brownfield site development

The Dean industrial site

There are two major employers in the Dean and these occupy 80% of the land. Of the remainder one small unit (5% of total capacity and owned by the principal tenant) is rented, and the other unit (15% of total capacity) has been empty for two years (it was previously a successful business which has proven to be unsaleable).

A few of the employees visit local shops, but only 25 of the 80 or so live locally and there is considerable immigrant labour. It is felt that they add little to the economic viability of the town.

The problems with The Dean are:

• Access
• Articulated lorries have difficulty accessing and leaving The Dean and the sites therein. The road is not wide enough for them to reverse and turn. Physical damage to property occurs regularly.
• The sloping site creates loading/unloading problems
• Buildings
• Too small – not practical for the size of vehicles being built and maintained.
• Built in 1950/60's, they have been much extended and no longer lend themselves to efficient manufacturing processes required to be competitive in the 21st century. Inefficiencies lead to lay-offs from time-to-time.
• Training.
• The two major companies ceased taking apprentices three years ago because there was no longer the space to train them.

These buildings are becoming increasingly difficult to rent for anything other than storage and it is likely that as the existing occupants leave the area will further decline and fall into disuse. This provides neither housing or employment.

Perins School site

The existing school is a hotchpotch of pre-war buildings, 1960/70s structures, portable-cabins and temporary erections. The buildings are tired and have some constructional problems.

It is essential that the school be modernised and upgraded and this could be planned within the overall Local Development Framework to present major benefits to both the school and the town. Whilst it is proposed that the school be re-located it is essential that the allocated site take the following factors into consideration:-

• Site to be sympathetically designed and landscaped,
• Consideration must be given to the fact that a large proportion of the site will consist of playing fields and recreational areas.
• The chosen site must protect the traditional Alresford views
• The site is chosen to ensure that Town Centre traffic is reduced
• The site be large enough to house all three Alresford schools (See ‘Sustainability Issues for Possible New School - Section Below),

Sustainability Issues for Possible New School:

• Links with Safe Routes to Schools Scheme
• Need to protect the views from Tichborne Down and the viewpoint to the town.
• Large playing field areas covering/protecting the downs.

It is proposed that the two Sun Hill schools could also be moved, making a large educational campus, enabling all three schools to have the benefit of shared facilities, and freeing up a very desirable site for housing. Within the time horizon envisaged, the Infant and Primary school buildings will be fifty years old. Nineteen sixties flat roofed buildings are depreciated at 2% at least, however carefully they are maintained, so plans for renewal should be drawn up quite soon.

The benefits of and considerations for an Educational Campus site are:-

• Replacing outdated, high maintenance schools
• Freeing school sites for housing
• Shared open spaces

• Disability and access to buildings.
• Extended schools services on one site, as opposed to the current two, giving economies of scale.
• Protection of views and green spaces (to be guaranteed)
• Energy conservation (to be guaranteed)
• Reduction to Town Centre Traffic (to be guaranteed)

NEW ALRESFORD DELIVERABLE SITES

It is recognised that within the overall Development Plan for the District it is necessary for New Alresford to plan for between 300 and 600 housing units during the plan period 2006 – 26. As can be seen from the chart below since the beginning of the plan period 120 units have been built and there are outstanding planning applications for a further 63.

The Town Council understands that when identifying sites for future development the plan has to be deliverable and in Section C below we have identified sites for an additional 350 – 400 houses where the land owners have confirmed to us that it is their intention to offer their site for development during the plan period.

Some of these sites are outside the ‘settlement boundary', but within the town boundary, and it would, therefore, be necessary to make some small extensions to that boundary as follows:

1. To the north side of Bishop's Sutton Road
2. To the south of Spring Gardens
3. To the west of New Farm Road.

Based on these figures the Town Council would support a development plan of up to 600 houses, including new build since April 2006 and current proposals, within a redefined settlement boundary as outlined above.

PLAN ASSUMPTIONS

Include new build from 1 April 2006
No windfall sites in plan
Windfall sites will be counted against plan Nos.
Sites must be deliverable

COMMENTS

All sites in C have agreement of owners
This plan recognises residents' desire not to have greenfield site development
It is believed there will be significant windfall development over the plan period
Excluding schools, sites have been identified for in excess of 200 houses.

Limiting Factors

Commercial

The use of The Dean industrial site for housing development would entail the relocation of the businesses. It is inevitable that they will move within the next five years and if we are to avoid them re-locating to Andover or Basingstoke it will be necessary to identify an alternative site.

Any new site should meet the following requirements:

• Close proximity to the A31
• Garage/refueling nearby
• Close enough to Alresford to enable company transport to be viable, e.g. minibus
• Take account of spring sources and avoid pollution potential.

In our view the alternatives, if we are to maintain the local connections, are:

• A31 adjacent to the roundabout:
• To the north and east adjacent to other new units
• On the triangle to the west.
• The existing industrial site off Old Park Road to the north of Bramdean Common.
• A31 adjacent to the Winchester Road roundabout to the west and possibly to the east.
• On the west side of the B3046 immediately to the south of the Alresford by-pass.

At the same time building high-class facilities in a mixed business/manufacturing park on one of the identified sites would:

• Make life more attractive and economically viable to businesses
• Allow the town's commercial enterprises to enjoy economies of scale denied to them in their current environment.
• Provide modem premises to up and coming businesses in Alresford and its surrounding villages.

Prospect Road

The major problem with Prospect Road is access, which is via New Farm Road - a residential road that was not built with and has not been maintained with HGV's in mind, and is subject to flooding. Prospect Road has also not been maintained well by WCC and has areas of verge and pathway that are incomplete.

There are currently 33 businesses here - some are freehold, some leased and some rented. The buildings are mixed in build and quality, and currently occupiers are not minded to move premises and units are renting/selling.

It is felt this area is currently sustainable as an industrial/business area although it would benefit from upgrading, improved maintenance and better access from the A31.

Other considerations

Medical Centre

The current medical centre is close to full capacity. The closure of the medical centre at Ropley has lead to an increase in patients using the Alresford facilities which has over stretched the present facilities. The practice will need to look at another site in the long term, and has been included below for this reason.

Over the past few years Alresford has seen a major reduction in the availability of NHS Dentists.

Tourism

It is important that due consideration is given to the impact new housing development will have on tourism. In particular:

• Areas near the Millennium Trail complement the Conservation Area in design
• All important views - as illustrated in the Design Statement are protected.
• Existing Business Units in Prospect Road are improved or screened.
• Traditional materials are used on sites adjacent to the Conservation Area to maintain the attractiveness of the environment.

New Build

Whilst it is not relevant to the overall debate we consider that the following should be taken into account for all future development in Alresford:

• The highest standards of thermal insulation, build and renewable energy and water provision should be encouraged.
• The possibility for an extension of Alders Court type accommodation near the Station should the land become available,
• Properties need parking for two cars as there is inadequate commuter/public transport in Alresford.
• Water supply - towns knowledge taken into account on this issue.

• Water waste. Sewage treatment and disposal of the residue needs to be carefully addressed, particularly as the Environment Agency is endeavouring to introduce Salmon back into the upper Itchen and there are local watercress and fish farming industries .

Key Hub

Alresford is little more than a large village/very small market town and its residents are being asked to bear the cost of providing facilities for all its' local villages. Alresford residents should possibly have a rating contribution for elements of the budget the villages enjoy. (Footpaths, linking cycle tracks, sports facilities, wear and tear on the fabric of the town, etc).

Environment

The following environmental considerations should be taken into account when considering the sustainability of the town and planning for increases in future housing stock:

• The town is currently 3 hectares short of recreational space and it is felt these should be provided on the western entry areas to the town bordering the Avenue.
• The findings of the recently researched Design Statement and Health Check should be honoured,

• Favourite views of walkers must not be destroyed as these are essential for the town's tourism industry
• Green issues need to be fully addressed as spring lines in the town and its villages are the source of the river Alre which unite with the river Itchen at a point of special scientific interest on the outskirts of the town.
• The Tourism Industry is the key to Alresford's shopping area being able to attract the wide variety of enterprises it does. Its small size friendliness and colourfulness contribute to the town being known as the most polite in Hampshire and one of the most attractive in the south of England.

• Water levels and water supply protected.
• The S-106 money should be allocated to projects, wherever possible, before construction is begun.
• Other financing also to be in place beforehand

Social Issues:

• Properties should have at least two bedrooms, and a garden. This will enable young couples to either use a room as a study or for when they start a family – a children's bedroom, plus a safe and private area for the children and themselves.
• Older people need a second bedroom so that friends and relatives can stop over. It was felt too many people cramped into small one bedroom flats, with no open space would lead to a society of lonely people.
• Properties need parking for two cars as there is inadequate commuter/public transport in Alresford.
• City Council should have a delayed payments process for businesses in times of recession, for those small businesses that need it.
• Alresford has an older than average population and with the increase in single occupancies envisaged in future:
• There should be a provision for in Town sheltered housing/care home facilities, preferably within easy access of the town centre.
• Freeing up family sized housing by providing two bedroom small accommodations for these people.

The Working Group understands the undertaking Mr S Opacic gave W.C.C. Councillors at the LDF Meeting on Tuesday February 5th 2008 that

Windfall developments would not be permitted during the first ten years after the new plan had been adopted, and there had to be a thorough infrastructure and leisure services assessment before any development would be permitted and any improvements made either before or during the construction process is still valid.

Summary

The Working Group feels over 400 houses can be accommodated on brown field sites, and over 550 - providing there is a concurrent planned improvement in the commercial viability of the town, and its ability to provide employment – as outlined in S3 and S4. The preferred option would be by permitting a new access to the A31 by-pass from the south, and at the same time constructing a high specification business park together with new industrial units, hidden by trees between the access road and the by-pass. This can be achieved without developing the land in option 1 or 2.

A new Business Park would:

• Make life more attractive and economically viable to businesses
• Allow the town's commercial enterprises to enjoy economies of scale denied to them in their current environment.

• Provide modern premises to up and coming businesses in Alresford and its' surrounding villages.

and the town's long-term aim for a new school – if viable – would provide the town with suitable educational facilities for the twenty-first century.

Both this and a new school if provided would have to be designed in such a way as not to detract from views or cause harm to the environment.

The working group would like to highlight the following issues from S4 as being important when looking at the sustainability of the town and planning for increases in future housing stock.

• The town is currently 3 hectares (approx) short of recreational space and it is felt these should be provided on the western entry areas to the town bordering the Avenue.
• The findings of the recently researched Design Statement and Health Check should be honoured.
• Favourite views of walkers must not be destroyed as these are essential for the town's tourism industry
• Green issues need to be fully addressed as spring lines in the town and its villages are the source of the river Arle which feed into the Tichbourne at a point of special scientific interest, and the rivers are about to be re-stocked with indigenous breeding salmon.
• The Tourism Industry is the key to Alresford's shopping area attracting a wide variety of enterprises. The town's small size, friendliness and colourfulness contribute to its' being known as the most polite in Hampshire and the most attractive in the south of England.
• Water levels and water supply protected.
• The S.106 money should be allocated to projects before construction is begun wherever possible other financing also to be in place beforehand,
• Both Alresford and the surrounding villages should be consulted on the number of affordable homes, together with the numbers of bedrooms they feel they need for local people and exception sites identified for these.

New Alresford Town Council

December 2008