a vision for growth at Hook
Land at White House Farm
Ja nua r y 2 0 16
Land to the north of Hook at White House Farm represents a deliverable and logical expansion of Hook. The site
provides the opportunity for an enclosed integrated new neighbourhood that reflects historic growth patterns and
creates a new defensible edge to the town.
© Terence O’Rourke Ltd 2016. All rights reserved.
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written consent of the copyright holder.
All figures (unless otherwise stated) © Terence O’Rourke Ltd 2016.
Based upon the 2013 Ordnance Survey mapping with the permission of the Ordnance Survey on behalf of
Her Majesty’s Stationery Office © Crown Copyright Terence O’Rourke Ltd Licence number 100019980.
a vision for growth at Hook
Land at White House Farm
Janu ar y 201 6
Contents
01
02
03
04
05
06
07
Introduction
Planning policy overview
The site and its context
Vision
Defining the development extent & design rationale
Concept master plan
Site capacity
08 Conclusions
1
3
4
10
12
16
18
19
Figure 1.1:
Sketch of the White Hart, public house at Hook
01 INTRODUCTION
1.1
This vision document sets out the master
plan vision for land at White House Farm which
presents an exciting opportunity to accommodate
a new residential neighbourhood to the north west
of Hook.
1.2
The site has been submitted by the
landowners Agentdouble Ltd, to Hart District
Council for consideration as part of the emerging
draft Local Plan Strategy and Sites process.
1.3
A preliminary master plan is presented
for the site, along with further detail on the site’s
opportunities, constraints and designations, in
order to demonstrate that it is overall a deliverable
site for development, and is available, suitable,
achievable and could be viably developed for
housing within 5 years.
1
30 min journey
to London Heatrow
by car
1 hour journey
to London Waterloo
by train
1 hour journey
to Southampton
by train
50 min journey
to Southampton
by car
Figure 2.1: Site location plan
2
02 PLANNING POLICY OVERVIEW
Housing need
2.1
Following the withdrawal of the Local Plan:
Core Strategy 2011 – 2029 on the 30th September
2013, Hart District Council (HDC) is currently
preparing a new Local Plan Strategy and Sites
document.
2.2
As part of the Local Plan evidence
base, the Strategic Housing Market Assessment
(SHMA) conducted for Hart, Rushmoor and Surrey
Heath published in December 2014, identifies the
objectively assessed housing need (OAHN) in Hart
over the period 2011-2032 to be 7,534 dwellings,
or 359 dwellings per annum. An appeal decision at
Owens Farm, Hop Garden Road, (reference APP/
N1730/A/14/2226609), defined a more robust
figure for OAHN to be 382 dwellings per annum,
which took into account estimated employment
growth in Hart. This figure is higher than the net
completions between 2001 and 2011 which
totalled 3,250 or 325 dwellings per annum, and
there is an added requirement to meet the housing
shortfall between 2011 and 2015 of 482 dwellings.
2.3
The SHMA indicates that households have
increased by 32% as household size has declined,
further highlighting that housing need has increased
over the last 30 years.
2.4
HDC’s revised settlement strategy
proposes to meet the majority of the district’s
housing needs through the development of a new
settlement around Winchfield, to be guided by a
separate Development Plan Document (DPD). The
identification and delivery of this new settlement is
a lengthy and complex process and would require
significant investment in infrastructure, before the
Winchfield development could be delivered. In
order to ensure that housing is delivered quickly
within the development plan period, a range of
smaller sites should also be allocated in order to
secure a continuous pipeline of new housing to
meet the needs of the district.
2.5
The site at White House Farm can make
a valuable contribution to the housing needs of
Hook and the wider district. This master plan vision
document indicates that the site could deliver 250
to 350 new homes to the north west of Hook, at an
early stage in the development plan period.
2.8
This master plan vision and earlier
supporting information submitted to HDC confirms
that the land at White House Farm:
•
Is available for development now – the site is
within a joint trustee ownership and access
can be provided to the site from land within
the control of the landowners. There are no
tenancies or operational requirements which
would preclude the development of the site
•
Offers a suitable location for development –
the site could make a valuable contribution
to the housing requirements of Hook and the
wider district. Development of the land would
represent a modest extension to Hook, in a
sustainable location. There are no fundamental
technical or environmental constraints on the
development of the site.
•
Is achievable, and there is a realistic prospect
that housing could be viably delivered on the
site within 5 years – The proposed residential
layout has been carefully located within the
least constrained part of the wider site. Any
environmental constraints on or surrounding
the site can be appropriately managed and
mitigated.
Deliverability
2.6
The National Planning Policy Framework
(NPPF) confirms that local authorities should
identify sites for housing that are deliverable (within
five years) and developable (for years 6-10 and
11-15).
2.7
Footnote 11 to NPPF paragraph 47
confirms that to be considered deliverable, sites
should:
•
be available now
•
offer a suitable location for development
•
be achievable with a realistic prospect for
delivering housing within 5 years and be viable
2.9
Overall, the site is deliverable for new
housing within five years and should be allocated
for development within the Hart District Local Plan.
3
03 The site and its context
3.1
The wider site that is within the ownership
of Agentdouble comprises 107.6 hectares of
existing farmland and woodland to the north
west of Hook town centre. Approximately 15.5
hectares of the wider site has been identified for
accommodating residential development and
associated open space, with an additional 20
hectares identified for SANG provision.
Rotherwick
Reading Road
3.2
The land is located to the west of Reading
Road and lies south of the linear settlement of
Rotherwick.
Future committed
development
Tylney Hall
London Road
Hook
centre
Hook railway
station
Figure 3.1: Aerial of site and context
4
3.3
The wider land ownership comprises of
several copses, agricultural land and a network
of public rights of way. It is bounded to the south
east by a brook, which is a tributary to the River
Whitewater. The Environment Agency’s flood
mapping reveals that only a very small area of
land along the south east boundary of the site is
within flood zone 2 and 3 directly adjacent to the
watercourse.
3.4
The north west boundary of the site forms
the boundary of the Rotherwick conservation area,
which was designated in 1976.
3.5
White House Farm is located in the north
east of the site and comprises a range of farm
buildings and farmyard. The granary within the
cluster of farm buildings is grade II listed building,
however no residential development is proposed
within proximity of these historic buildings.
3.6
Woodland located on the southern part of
the wider site is classified as ancient woodland and
the area known as Twelve Acre Copse and Shirlens
Copse has a group tree perseveration order. This
wooded area to the south of the site is designated
as a Site of Importance for Nature Conservation
(SINCs) (Street End Copse SINC, Little Nightingale’s
Copse SINC, Great Nightingale’s Copse Ancient
Woodland SINC).
Reflecting the historic growth pattern
Hook historic core centred
on the London Road,
Station Road crossroad
Development follows a
traditional linear form
extending along the key
routes into Hook
The development reflects the historic linear growth
pattern of Hook by extending the built form along
Reading Road to the north
Figure 3.2:
Hook c1872
Linear development
continues with some infill
emerging
Figure 3.4:
Hook 1976 - 1977
Figure 3.3:
Hook 1912 - 1913
Extensive infill development
alters the historic linear
development pattern
Figure 3.5:
Hook 1983 - 1993
Proposed
growth area
Figure 3.6:
Hook - proposed growth following historic, linear pattern
5
Facilities
KEY
Primary school
Railway station
Hotel
Supermarket
Restaurant/ Pub
Petrol station
Community hall
Church
3.7
Hook is well served by a range of existing
services and facilities. The town centre provides
every day convenience provision, including a
pharmacy, health and dental facilities and a
supermarket located to the south of the town.
There are also significant employment opportunities
located at Bartley Wood Business Park.
Education
3.8
Hook infant and junior schools are located
in the village and are within reasonable walking
distance of the proposed development area.
Public transport and road links
3.9
Hook is served by two public bus routes
that offer access through the town and onto
Basingstoke to the west and Farnborough in the
east. Hook railway station on the southern edge of
the town is on main south west line with frequent
services, including to London, Basingstoke,
Winchester, Fleet, Farnborough and Woking.
3.10
Road links are excellent with easy access
from Hook to the M3, M4 and the A31.
Figure 3.7:
Town and community facilities
6
Designations
Woodland Trust site
!
3.11
Several planning and environmental
designations are present on and adjacent to
the site. These special areas offer an exciting
opportunity to be enhanced and where appropriate
utilised, with carefully considered design responses
to these important areas.
Listed buildings
Registered parks and gardens
Scheduled monuments
Special Protection Area
Site of Special Scientific Interest
Local Nature Reserve
Ancient woodland
Figure : Title
Job name
Client name
0
I
1,000 m
Revision
Dwg no/
16 September 2015
Drawn by:
Checked by:
JC
XX
Scale: 1:46,003 @A3
Based upon the 2014 Ordnance Survey 1:10,000 colour raster map
with the permission of the Ordnance Survey on behalf of Her
Majesty's Stationery Office, © Crown copyright. Terence O'Rourke
Ltd. Licence No. 100019980.
Figure 3.8:
Environmental
Copyright Terence
O'Rourke Ltd, 2015 designations
and
constraints plan
LONDON
Linen Hall
162-168 Regent St
London
W1B 5TE
BOURNEMOUTH
Everdene House
Deansleigh Road
Bournemouth
BH7 7DU
7
Topography
3.12
A distinctive ridge line dissects the site,
running from the south west to the north east.
The northern slopes of this ridge are open sheep
grazed fields and the southern slopes include a
number of woodland copses that enclose open
fields.
80
70
90
Figure 3.9:
Topography
100
8
Constraints & opportunities
3.13
There are a number of planning and
environmental constraints in and around the site.
These require special attention and careful design
solutions to successfully integrate and positively
utilise these as assets.
Site extent
Proposed development area
EA Flood zone*
Rights of Way
Brenda Parker Way Long Distance Route
(Andover to Aldershot) opened 2011
16m gas main easement
Woodland
Ancient Woodland
Buffer around ancient woodland
On site trees, hedges and scrub (approximate
position)
Sites of importance for Nature Conservation
(SINCs)
Tree Preservation Order (TPO) area
Tylney Hall registered historic garden
Listed building
Conservation area
10m interval contours
*Source: The Environment Agency
Figure 3.10:
Site technical and planning constraints
9
04 Vision
A place working with the unique landscape setting
10
Managing & promoting woodland assets for the whole community
Responding to and reflecting the local character
Direct, attractive and safe connections to the existing community
11
05
Defining the development extent and design rationale
Respecting the historic context
Reinforcing the edge
5.1
Restricting development to the southern side of the ridge line
respects and minimises any potential visual impact on the historic assets to
the north and west of the site.
5.2
Together with the prominent ridge line the existing woodland further
forms a northern boundary to development, which could be supplemented
with additional structural planting.
Figure 5.1: Proposed development site is set below ridge line
separating site from valuable landscape and conservation areas
12
Figure 5.2: Site is nearly fully screened from valuable
landscape areas by woodland on both sides of the
ridge
Maintaining a green gap & green connections
5.3
The approved schemes adjacent to Reading Road and London Road,
together with land at White House Farm reintroduce a linear development
pattern reflecting Hooks historic growth.
5.4
A clear and defendable green gap is maintained between Hook and
Rotherwick along Reading Road. Utilising the existing and the potential for
additional pedestrian and cycle links will ensure that the site is well connected
to Hook and the proposed adjacent developments.
Reading Road
Reflecting the historic linear growth of hook
David Wilson Homes and Cala Homes
committed deveopment sites
David Wilson Homes and Cala Homes
committed development sites
London Road
Figure 5.3:
Future linear growth along western side of Reading Road and northern
side of London Road
Figure 5.4:
Connections structure proposed for future and existing development
13
Proposed development area
analysis
ular a
Farm
ic
Veh
White
House
5.5
The plan illustrates how the site
characteristics offer the opportunity for an enclosed
development, with limited visual impact on the
surroundings. There are opportunities for numerous
pedestrian connections to Hook, woodlands
and surrounding countryside and initial design
parameters.
c ce s s
ne
e li
g
Rid
Ownership boundary
Proposed development boundary
Flood plain
Woodland
Ancient woodland
Other sites proposed for development
Conservation area
Vehicular access along Reading Road
Public rights of way
Potential pedestrian links
Woodland enclosure
Unenclosed part of the site boundary
Figure 5.5:
Site constraints and opportunities
14
To Rotherwick
Vehicle access from Reading Road
2
Gateway nodal point allows the
landscape to penetrate the development
and allows long distance views
3
The existing woodland copses enclose
the development, minimising the visual
impact
4
A green will mark a central nodal point
aiding legibility through the site
5
The sequence of green spaces
culminates in a larger green at the base
of the ridge
6
Sustainable drainage systems will form
an integral part of the proposals
7
Existing public rights of way offer
pedestrian links into Hook
8
9
A deliverable SANG strategy can be
achieved – Nightingale’s Copse and
Twelve Acre Copse will form SANG
provision and an important community
asset
1
2
3
4
9
Great Nightingales
Copse
Road
1
Figure 5.6:
Design concept
5
Readin
g
Design concept
6
8
7
Cala Homes
site
David Wilson
Homes site
Twelve Acre Copse
David Wilson
Homes site
Potential for a wider publicly accessible
land and habitat areas along the ridge
line
Hook
15
06
Concept master plan
Concept master plan
1
Vehicle access from Reading Road
2
Open space allows for expansive views to
the north of the ridge line
3
Structural planting will screen the
development proposals from the north
4
Central green space will accommodate
SuDs features
5
Green corridors will connect ecology
corridors and provide space for attenuation
basins
6
SuDs streets will form distinctive and
attractive features of the development
7
Improvements to public accessibility and
management of Great Nightingale’s Copse
and Twelve Acre Copse will form a great
community asset and form the SANG
provision for the proposals
Public right of way
Proposed recreational walking routes
Figure 6.1:
Concept Master Plan
16
1
2
3
g Road
4
5
6
Readin
7
Great Nightingales
Copse
6
7
Twelve Acre Copse
Cala Homes
site
David Wilson
Homes site
17
07 Site capacity
7.1
Based on the concept master plan the site
could deliver between 250 and 350 new homes
depending on the final density.
7.2
In addition, the proposals would deliver
extensive informal open space, biodiversity
enhancements, sustainable drainage systems and
children’s play provision.
7.3
As part of the comprehensive landscape
and ecology strategy the proposals would provide
up to 20 hectares of Suitable Alternative Natural
Green space (SANG).
Residential
SANG
Informal open space
Highway corridors
Figure 7.1:
Land use plan
18
9 ha
up to 20 ha
5 ha
1.5 ha
08 Conclusions
This document outlines the potential for land at White House Farm to deliver much needed housing early in the
emerging local plan period. The site is accessible and ready to be developed and could help to address housing
requirements early in the plan period helping support the council’s preferred long term housing strategy.
Continued expansion at Hook in this location will reflect the town’s historic growth pattern and utilise the
landscape and topographical features to create a clear and defensible boundary that protects the historic
assets to the north. A comprehensive landscape framework has the potential to offer new habitats and
biodiversity benefits, together with amenity green space and children’s play areas.
Development in this location would help to ensure the continued vitality and viability of Hook’s services and
facilities.
The site is capable of supplying suitable alternative natural green space mitigating the pressure on the
Thames Basin Special Protection Area.
19
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