Land West Bursledon Promotion Doc - Savills Planning & Regeneration

LAND WEST OF HAMBLE LANE
SITE PROMOTION DOCUMENT
December 2009

LAND WEST OF HAMBLE LANE | DEVELOPMENT CONCEPT

LAND WEST OF HAMBLE LANE | DEVELOPMENT CONCEPTLAND WEST OF HAMBLE LANE | DEVELOPMENT CONCEPT
Prepared by
Savills Planning and Regeneration
Brunswick House
Brunswick Place
Southampton
SO15 2AP
on behalf of
European Property Ventures
(South Hampshire) Ltd
LAND WEST OF HAMBLE LANE
Development concept
Ref: SNUD 191172

CONTENTS
1. INTRODUCTION
Purpose of document•
2. THE SITE
The site in context•
Land control•
Land use and character•
Vegetation•
Landform•
Planning background•
Movement and access•
3. LANDSCAPE STRATEGY
4. MOVEMENT AND ACCESS STRATEGY
5. CONCEPT MASTERPLAN
Concept masterplan•
Urban design principles•
5. CONCLUSIONS

1 Figure 1. Aerial photograph of the site
The site location
N
SOUTHAMPTON
Sholing
Bursledon
Hedge End
M27motorway
Junction 8
Netley
Woolston

2
1. INTRODUCTION
Purpose of the document
The purpose of this promotional document is to demonstrate how, in planning,
landscape, access and masterplanning terms, a strategic development could be
delivered on land to the west of Hamble Lane, Southampton.
Part of the land identiﬁed is controlled by European Property Ventures (South
Hampshire) Ltd. This document will demonstrate how this land can come forward
as an integral part of a wider development, to the west of Hamble Lane.
The masterplan concepts in this document include land in the control of other
owners and demonstrate how development on a signiﬁcant scale could deliver a
mix of housing and open space, a park and ride facility, together with enhanced
highway arrangements as part of a comprehensive masterplan.
The document has been informed by an assessment of the principal opportunities
and constraints at the site. These have informed the preparation of a concept
masterplan including the spatial distribution of land uses, access and landscape.
These are described in sections 2 and 3 of the document. The concept masterplan
draws on current and emerging guidance on urban design and masterplanning to
promote a high quality physical environment which responds to the site and its
wider context.
This report focuses on the key aspects of the masterplan framework at a strategic
level without the detailing of the places, spaces and buildings. It is however
recognised that these will also be key to the success of new development in this
area.

3 Figure 2. Land control plan
European Property Ventures (South
Hampshire) Ltd.
Barratt Homes
Taylor Wimpey
Other land owners
N

4
2. THE SITE
The site in context
The land which is subject of the planning promotion comprises a number of land
parcels to the west of Hamble Lane, approximately 1.3km southwest of Junction
8 of the M27 motorway. Figure 1 shows the location of this land in the wider
context.
The site lies within the greater Southampton area but falls within the Borough of
Eastleigh. The administrative boundary broadly follows the urban edge of Sholing
including Pleasant View and Hightown.
Land control
Figure 2 shows the land is within the control of three principle landowners, Barratt
Homes, Taylor Wimpey and European Property Ventures (South Hampshire) Ltd.
The other parcels of land identified are within other private land ownership.
Land use and character
The site is dominated by urban fringe characteristics. To the west and north west
of the site beyond Botley Lane and Portsmouth Road, there are large areas of
urban development primarily comprising residential suburbs at the fringes of the
city of Southampton. The areas include other uses such as car showrooms and
large education sites located on Bursledon Road and Portsmouth Road.
The land in the northeast corner of the site (Barratt Homes) is currently used for
car boot sales with associated car parking. The site is also used as a park and ride
facility for Southampton Football Club, and has been identified in the Eastleigh
Borough Council Local Plan Review as being safeguarded for a future bus-based
park and ride facility. Access arrangements for these uses include an inward access
from Hamble Lane and an egress onto Bursledon Road.
The remaining land identified for promotion is predominantly arable fields and
disused land including the land in control of Taylor Wimpey and EPV.
South of Portsmouth Road, there is a change to a distinctly rural landscape with
fewer prominent urban elements, and increased sense of tranquillity, although
road traffic is still seen on the major roads from some locations. Restored land
west of Grange Road is covered in rough grassland. East of Grange Road there is
a mixture of paddocks and arable fields in the northern section with rough grazed
land further south, by Butlocks Heath. The landscape south of Portsmouth Road is
enclosed by wooded stream valleys that run south towards Southampton Water.
The eastern valley is fed by a stream that arises on land immediately to the northeast
of the site. The stream crosses Green Lane and then runs south, including along
the eastern boundary of the site. It then passes beneath Portsmouth Road and
runs southwards, connecting to several ponds south of Old Netley. The western
wooded stream valley is named Tickleford Gully and runs alongside the western
suburbs of Southampton.
The parcels of land are defined by a mix of tree belts and hedges and the land
generally falls from the northwest around the Hightown area.

To the west of the site are predominantly open fields with the urban edge of High
Town and Pleasant View defined by Botley Road. To the immediate east of the site
lies a significant urban area including Old Netley, Bursledon and Lowford. The built
form is not defined by Hamble Lane and Portsmouth Road to the east of the site.
There is an element of housing directly relating to the Taylor Wimpey and EPV land
which extend into the centre of the site (other land owners) including Green Lane,
Beverly Gardens, Cranbury Gardens and Pound Lane. To the southwest of the site
lies a small group of residential dwellings centred around Old Netley Farm and Old
Grange Farm.
Directly to the north east of the site is Tesco Bursledon Towers Extra supermarket.
The supermarket is approximately 120,000 sqft and sells a wide range of food
and drink and includes a petrol filling station, pharmacy, travel desk, optician and
photo processing on site.
5
Vegetation
The landscape contains a large amount of vegetation, in particular woodlands and
mature trees that create a high degree of visual enclosure and which restricts and
contains views into and out of the area. The roads in the area are typically edged
with mature hedges, trees and shrub vegetation that limit long views across the
landscape. Similarly, large areas of woodland limit distant views to surrounding
areas.
Landform
The area is low lying, slopes generally towards the south, and has only a few areas
with localised undulations. The site is located between around 35m and 45m
AOD, rising to the north from Portsmouth Road. Around Shop Lane the land is
very gently sloping, rising from 30m AOD at Portsmouth Road to 55m AOD by the
Windhover Roundabout.
South of Portsmouth Road the land is flat or only slopes gently towards the south,
from 35m AOD to around 25m AOD at Butler’s Heath.
North of Bursledon Road, the land continues to rise northwards towards and
beyond the M27, although this is barely perceived in views as this area is generally
well wooded

6
Bursledon
Netley
EASTLEIGH
BOROUGH
CITY OF SOUTHAMPTON
Windhover
Roundabout
B3033 Botley
M27A27
A27
Tesco
A3025 Portsmouth Road
A3024
Bursledon
Road
GreenLane
A3025HambleLane
Cranbury Gardens
B3397
Woolston Road
Beverley Gardens
Grange Road
Streams/ water bodies
Disused open land
Farmland, other open land & scattered
settlement
Low hedges
Woodland, tree belts & tall hedges
Built-up areas
Public rights of way
Railway
Local roads/ lanes
B-road
A-road
Motorway
Site
Administrative boundary
Superstore
Butlocks Heath
N
Shop
Lane
Figure 3. Site context

7
Figure 4. Extract from Eastleigh Borough Local Plan Review 2001 – 2011
Planning context
Eastleigh Borough Council is in the process of forming its first Local Development
Framework to meet the economic and social requirements set out within the
recently adopted South East Plan.
As per Policy SH5 of the adopted RSS, the Borough Council will be required to
plan for 7,080 dwellings during the period 2006 to 2026, at an average of 354
per annum. To meet this requirement, the delivery of sustainable urban extensions
will form an important source of supply alongside development within the
existing urban areas and those sites identified through the Strategic Housing Land
Availability Assessment.
In advance of the Preferred Options consultation on the emerging Core Strategy,
expected in October 2010, the promotional document addresses the high level
opportunities for the land west of Hamble Lane to form part of this process.
The land immediately abutting Hamble Lane controlled by Taylor Wimpey and
Barratts, has been assessed previously during the last Eastleigh Local Plan Inquiry.
At that time, the Inspector concluded that the land was acceptable in planning
terms for residential development and should be considered by the Local Authority
as a reserve allocation. At that time, the site was not taken forward by the Local
Authority as one of the three reserve sites chosen within the adopted Local Plan.
As part of the previous Local Plan promotion, a new 850 space Park and Ride
scheme was also proposed and eventually safeguarded within the adopted Local
Plan. The Park and Ride is replicated within this promotional document and includes
connections to the new distributor road connecting Bursledon Road, Hamble Lane
and Portsmouth Road. Beyond the safeguarding of the Park and Ride site, the land is
subject to Countryside and Strategic Gap policies within the adopted Local Plan.
Strategic Gap Policy, Policy CC6 of the South East Plan endorses the creation of
sustainable and distinctive communities but does not include any policy which
specifically allows for gaps; indeed the former Policy CC10b – Strategic gaps was
deleted from the final version of the SEP by the Secretary of State.
Irrespective of that the landscape and visual impact assessments of the area, it was
concluded that development to the west of Hamble Lane could be satisfactorily
accommodated without adverse impact on objectives of the Strategic Gap in the
Local Plan.
The surrounding topography and visual separation has been taken into account
in assessing the suitability of land now promoted by European Property Ventures
(South Hampshire) Ltd, with appropriate mitigation proposals shown. This
initial appraisal can be refined through the more detailed masterplanning stage,
however, at this time, it demonstrates no constraints, but considerable advantages
to development of the site.
The promotion document and details contained within will form the basis for the
future Core Strategy promotion and discussions with the Local Authority and key
stakeholders during the process. It does not at this time provide for a fixed layout,
but demonstrates in planning terms the ability to deliver an integrated urban
extension within Eastleigh Borough to meet in part the current RSS requirements.

8
Movement and access
Highway network
Figure 5. shows the site in relation to local and strategic highway network.
The site is well located to the strategic highway network via the existing
roundabout directly to the northeast of the site. This provides links to the A27
and the M27 (Junction 8) via Bursledon Road. Principal routes into Southampton
are also provided from the site along Bursledon Road, to the north of the site and
Portsmouth Road to the south of the site.
Hamble Lane, which runs along the eastern boundary of the site continues beyond
the Portsmouth Road junction to provide the primary link to Hamble-Le-Rice to the
south (B397). Shop Lane forms the western boundary to the site, and is a narrow
rural road, subject to the national speed limit (60mph). Shop Lane continues to
the north, joining the B3033 Botley Road, and meets Grange Road approximately
100m from the gated site access.
A highway capacity assessment was undertaken by Upton McGougan Consulting
Engineers. This work identified a number of key issues relating to the capacity
of junctions in relation to the site and the wider highway network. These issues
would strongly suggest a tidal pattern for vehicle movements, with high flows
leaving Hamble and Southampton towards the A27 Motorway in the morning, and
returning in the evening. The key issues are as follows:
The Windhover Roundabout operates within capacity on all arms under•
existing conditions
The Tesco Roundabout on Hamble Lane is approaching capacity during the•
AM peak period, and exceeds capacity during the PM peak period. Traffic
moving north queue on Hamble Lane which disrupts the performance of the
Jurd Way Roundabout and the Portsmouth Road priority junction.
Both the Jurd Way and Hamble Lane arms of the Jurd Way Roundabout•
experience significant delay during the AM and PM peak periods, with the
greatest delay and queuing experienced by northbound traffic.
The junction between Portsmouth Road and Hamble Lane is significantly over•
capacity with delays experienced by traffic exiting Portsmouth Road during
the AM peak period and southbound traffic on Hamble Lane in the PM peak
period.
The Bursledon Road / Botley Road junction does not experience capacity•
issues under present conditions
THE SITE
TESCO
Windover
Roundabout
Figure 5. Plan showing the site in relation to the existing highway network
Tesco roundabout
Jurd Way roundabout
Junction - Portsmouth Road /
Hamble Lane
Bursledon Road / Botley Road
junction

9
Public transport
Figure 6. shows the location of the site in relation to existing public transport
network.
Approximately 1.5km to the east of the site lies Bursledon Station which connects
to Southampton, Fareham and Portsmouth. Regular bus services run past the
site along Hamble Lane, stopping at the Tesco store and connecting to Eastleigh,
Southampton and Fareham.
Footpaths and cycle links
There are a number of existing public rights of way are shown on Figure 4. There
are also a number of other footpaths in the study area located to the south of
Portsmouth Road and within the settlement east of Hamble Lane. These are not
directly linked to the site.
Figure 6. Plan showing the site in relation to the existing public transport network
THE SITE

10

11
The structure of trees and hedges at the eastern, northern and western edges•
of the site should be maintained and supplemented with significant open
space/ landscape buffers of native tree and shrub planting, making use of
species typical of the area, such as ash, oak, holly, and blackthorn. Street
trees should also be a characteristic feature of the development, ensuring it
integrates with the surrounding townscape and countryside. These measures
will ensure the proposals reflect local landscape character and protect and
restore key landscape characteristics and features, and that the buildings are
sited within a robust landscape setting.
The stream that runs along the eastern and southeastern edges of the site•
should be retained within the enhanced landscape buffers at the edge of the
site, in line with local policy to protect landscape features. This could be
incorporated into a strategic drainage plan for the development, and may
offer opportunities to create or enhance features of benefit to wildlife.
A landscape and open space buffer should be retained along the northern•
edge of the site contributing to the aims of improving the physical and visual
quality of the locally allocated ‘Landscape Improvements’ areas north of the
site.
The public footpath that runs along the northern edge of the site should be•
retained and integrated into a landscape/ open space buffer at the northern
edge of the site, contributing to local plan objectives to maintain and extend
‘green networks’ and improve access. Consideration should be given to linking
this with other open spaces and ‘green’ areas located within the development
itself.
Development on the site would not directly or indirectly affect a SINC.•
However, several SINCs are located in the vicinity. The retention and
enhancement of the planted and open space areas at the edges of the site,
making use predominantly of native and locally appropriate species, would
contribute to the nature conservation and habitat value of the site itself, while
helping to extend the network of areas and corridors of benefit to wildlife in
the locality.
A detailed landscape and visual assessment was carried out to assess the likely
landscape and visual impacts of developing an area of land to the west of the
A3025 Hamble Lane. The study concentrated on land in control of European
Property Ventures (South Hampshire Ltd), with land in control of Barratt Homes
and Taylor Wimpey having been considered by the previous Inspector as suitable
for development in principle.
A desk study and site survey were undertaken to appraise the site’s landscape
features, landscape character and visual amenity. This has then informed
recommendations for the parts of the site with the best potential for development
in terms of landscape and visual impact, as well as measures to mitigate any
adverse effects.
The recommendations set out are based on the landscape policies and guidelines
covering the site and the need to minimise any potential adverse landscape and
visual effects.
The conservation and creation of high quality environments that reflect local•
character and distinctiveness will help to maintain quality of life objectives.
The areas of the site most suited for development are the southern and mid-•
sections where there is a high degree of visual containment afforded by the
existing mature oaks and other shrubby vegetation that borders the site. The
semi-rural nature of Shop Lane is recognised, as well as the sensitivity of
residents located immediately adjacent to the site, and additional planting
and visual screening should be provided at these boundaries where this
would not compromise light levels in the new development. It would also be
important to retain some degree of intervisibility between the development
and Shop Lane and existing houses, which is typical of the existing settlement,
with glimpsed views of adjacent land uses between boundary vegetation.
3. LANDSCAPE STRATEGY

12
The most sensitive area of the site, in both landscape and visual terms is the•
highest ground along the northern part of the site, where there is a limited
existing vegetation screen. Consideration should be given to locating less
dense development towards the northern edge of the site that relates to the
proposed adjacent open space/ landscape buffer in this location.
The development should be designed with full reference to its local context,•
including both the existing landscape features, and the positive and successful
urban characteristics of the local neighbourhoods. The relationship of the
proposed development to the adjacent residential areas should be closely
considered to ensure their quality of life is not compromised. Detailed design
shouldconsiderutilisingelementsoflocalvernaculararchitecturetocontribute
to the local distinctiveness of the area. Attention should be paid to colours of
materials to ensure these are not visually prominent. Recommendations set
out in the local urban character area appraisals by Eastleigh Borough Council
should be used as guiding principles in the development of appropriate
massing, scale, materials, siting, layout, density and design.
Coupled with the previous Local Plan Inspectors conclusion that the land under the
control of Barratt Homes and Taylor Wimpey is suitable in landscape terms, that
controlled by EPV can also be considered as appropriate for development subject
to suitable mitigation planting.

13
In response to the accessibility issues identified in section 2 of this document,
an access strategy was developed which would both assist in providing a greater
capacity to the existing highway network and facilitating the development of the
site . This is shown on Figure 7.
There are a number of key benefits which the proposed access strategy could
provide to the movement of traffic in the area including:
Potential to deliver the access to the proposed allocated park and ride site•
Cycle and pedestrian connections to the park and ride site to improve the use•
of public transport
Improvements to the existing Tesco roundabout to improve traffic flow both•
north and south along Hamble Lane, also improving the capacity of the Jurd
Way roundabout and Portsmouth Road / Hamble Lane priority junction
The provision of a new direct link between Portsmouth Road and Hamble•
Lane, through the site, to increase the capacity of the Jurd Way roundabout
and Portsmouth Road / Hamble Lane priority junction
The impact of the proposals on the Windhover Roundabout and Bursledon Road
signalised junction is relatively modest, and does not result in any junction or arm
exceeding its design capacity.
In order to implement the proposed road layout promoted, any future planning
application will be required to design suitable junctions on Bursledon Road,
Portsmouth Road and Hamble Lane to serve the level of traffic resulting from the
link road arrangement.
The following arrangements could be considered:
Bursledon Road: Priority junction with Right Turning Lane from Bursledon•
Road. No right turn from site access.
Portsmouth Road: Change of priority junction to reflect predicted flows•
through the site to access the Windhover Roundabout.
Hamble Lane/Tesco Access: Introduction of a fourth arm, 28 ICD roundabout•
with slip lane for vehicles accessing Portsmouth Road.
4. MOVEMENT AND ACCESS STRATEGY
Figure 7. Preferred road access strategy

14
Transport for South Hampshire proposals
Transport for South Hampshire (TfSH) partnership group was set up in 2007 to
deliver a package of planned growth in the vicinity of the M3 and M27 corridors.
It is estimated that the housing stock in South Hampshire will need to increase
by 80,000 dwellings by 2026, and transport infrastructure (in the form of road
capacity improvements and increased availability of sustainable transport facilities)
will need to be provided to cater for the travel needs of residents.
As part of the strategy for delivery of improvement works, a number of elements
have been identiﬁed within the vicinity of Hamble Lane which could have an
impact on the proposals. The following works and budgetary amounts have been
suggested within Appendix E of the TfSH “Towards Delivery” document (April
2008):
Windhover Park & Ride Scheme- £5,000,000.00•
Windhover Junction Improvements- £18,000,000.00•
M27 Corridor Improvements- £300,000,000.00•
The proposals within the access strategy for the site can therefore be promoted
in line with the aspirations of the TfSH strategy, by providing a major housing
development whilst also improving vehicular ﬂows and promoting ease of access
to the strategic road network via the proposed distributor road.
Implementation
The alignment of the preferred road access strategy as shown on Figure 6. is
deliverable by four principle landowners (Barratt Homes, Taylor Wimpey, EPV and
a private landowner).

15
Concept masterplan
Based on the planning, landscape and movement strategies, a concept masterplan
has been developed which shows how a comprehensive development could take
place in this area including all land owners.
The concept masterplan shows the following key elements:
Provision of the 850 space park and ride facility adjacent in the northeast•
corner of the site.
Provision of circa 850 new dwellings to the west, south and south west of the•
park and ride, building onto the existing residential developments to the west
of Hamble Lane at Beverley Gardens, Green Lane and Cranbury Gardens.
A new informal recreation area on the western edge of the site to retain the•
open nature of this land and reinforce the open gap between the site and
Hightown / Sholing. Additional strategic landscape planting to contain the
future development on its western boundary.
A new strategic highway connection between Portsmouth Road and Hamble•
Lane with a new junction arrangement at the entrance to the Tesco store to
relieve pressure on the existing junction between Hamble Lane and Portsmouth
Road.
Strategic cycle and pedestrian links, connecting to the existing public rights of•
way around the site.
5. CONCEPT MASTERPLAN
Urban design principles
The urban design concept follows the seven design objectives as set out in the
joint ODPM/CABE publication, By Design – Urban design in the planning system:
towards better practice (published in 2000). This is specifically referred to in the
Government’s Evidence on Housing, contained within PPS3.
character - the masterplan will promote character in townscape and landscape
by responding to and reinforcing locally distinctive patterns of development,
landscape and culture
continuity and enclosure - the masterplan will promote continuity of street
frontages and enclosure of space by development which clearly defines private
and public areas
quality of the public realm - planning should promote public spaces and
pedestrian routes that are attractive, safe, uncluttered and work effectively for all
in society, including the disabled, elderly and children
ease of movement - the masterplan will promote accessibility and local
permeability by making places that connect with each other and are easy to move
through, putting people before traffic and integrating land uses and transport
legibility - the masterplan concept will promote legibility through development
that provides recognisable routes, intersections and landmarks to help people
move around the development
adaptability - the masterplan concept promotes adaptability through development
that can respond to changing social, technological and economic conditions
a place with variety and choice - the concept will promote diversity and choice
through a mix of compatible developments and uses that work together to create
viable places that respond to local needs.

16
N
Existing built up area
Existing open space
Existing supermarket
Existing vegetation
Existing school
Existing public right of way
Proposed residential development
Proposed park and ride facility
Proposed public open space / country park
Proposed strategic planting
Proposed roads
Proposed pedestrian / cycle link
Public open space Circa 180 dwellings
850 space park and ride
New junction
Circa 300 dwellingsCirca 250 dwellings
Circa 120 dwellings
New junction
New junction
Figure 8. Concept masterplan

19
5. CONCLUSIONS
The promotional document sets out the vision for a comprehensive development
for land west of Hamble Lane.
The land controlled by Barratt Homes and Taylor Wimpey had previously been
supported by the Local Plan Inspector for the principle of development in terms of
landscape and highways. This this report demonstrates that the land in the control
of EPV is also acceptable in highways and landscape terms and together with the
other land can deliver a comprehensive masterplan solution for the area.
Based on the proposed masterplan concept, this document also provides for a
potential strategy to deliver a significant proportion of the RSS housing requirement
within an integrated mixed use development.
In assessing the proposal, there are clear opportunities to deliver in partnership
with the improvements earmarked by the Transport for South Hampshire Group, a
comprehensive highway solution to this part of the road network to the south of
the M27. In addition there are opportunities to significantly enhance the capacity
of the local highway network around the site, and improve significantly on the
public transport provision in the local the area.
The previous Local Plan Inspector accepted that the land abutting Hamble Lane
could form part of a future housing development with associated Park and Ride. In
forming the document, the landscape and visual appraisal undertaken has assessed
and concluded that additional land to the west could also be incorporated within
this envelope without compromising the visual separation between Bursledon and
Southampton urban area.
The document provides a framework within which to explore further with the Local
Authority and key stakeholders the key opportunities to delivering this mixed-use
development scheme through the Local Development Framework process.

20

Land West Bursledon Promotion Doc - Savills Planning & Regeneration

Land West Bursledon Promotion Doc - Savills Planning & Regeneration

Recomendados

Recomendados

Más contenido relacionado

La actualidad más candente

La actualidad más candente (20)

Similar a Land West Bursledon Promotion Doc - Savills Planning & Regeneration

Similar a Land West Bursledon Promotion Doc - Savills Planning & Regeneration (20)

Más de CRAIG BRITS

Más de CRAIG BRITS (12)

Último

Último (20)

Land West Bursledon Promotion Doc - Savills Planning & Regeneration