Policy SPS5.7: Sherfield Hill Farm

Open22 Jan, 2024, 10:00am - 4 Mar, 2024, 11:59pm

Policy SPS5.7:  Sherfield Hill Farm

The site, as shown on the Policies Map, is allocated for a well designed and sustainable development that will:

  1. Make provision for the delivery of approximately 300 homes including 5% serviced plots for custom and self-build homes;
  2. Be in accordance with the principles of the Concept Plan and the Land to the East of Basingstoke vision;
  3. Provide for permanent Gypsy and Traveller pitches, proportionate to the size of the site when considered in relation to the overall need for pitches as set out in the latest version of the Gypsy and Traveller Accommodation Assessment;
  4. Ensure that the development will not have a severe adverse impact on the local highway network including the A33 and connecting routes, nor have an unacceptable impact on highway safety, with the inclusion of suitable measures to mitigate the impact.
  5. Demonstrate how ways to reduce the need to travel, prioritise and maximise the use of active travel and public transport use have been considered and incorporated, to minimise the transport impacts arising from the development;
  6. Demonstrate that safe, suitable and convenient access to local facilities and services can be achieved via active travel or public transport services;
  7. The siting, density, scale, layout, character and hard and soft landscaping of the development must respond positively to, and take opportunities to enhance: the landscape qualities of the site and wider area; the context of the neighbouring built environment; and the local distinctiveness of the area.  The design and layout of the development on its outward facing edges should enable a suitable transition to the adjacent countryside.
  8. Provide a gap between new housing and the site’s northern boundary in order to maintain the separate identity of Church End and prevent coalescence with Basingstoke. The design and layout of development will include an open and undeveloped green buffer to retain the visual and physical separation of Church End with Basingstoke and minimise the visual impact of development;
  9. Provide a strategic planted buffer along the western boundary of the site to safeguard the landscaped character of this gateway into Basingstoke along the A33 and also maintain buffers along the eastern and southern boundaries of the site to protect and enhance existing tree belts;
  10. Protect and enhance key species and habitats, prevent detrimental impacts and, where unavoidable, mitigate the impact on protected species and habitats, and secure the creation and management of linkages that provide high levels of habitat connectivity within the site and to the wider green infrastructure network.  The development will provide a minimum 10% biodiversity net gain together with a site management plan;
  11. Preserve the significance, of the Grade II listed St Leonard’s Church taking due account of the contribution made by setting. Opportunities will be taken to better reveal the significance, including the setting, of the listed building, taking due account of important vistas and views;
  12. Undertake technical investigation and assessment of all sources of flooding (including surface water and groundwater) to determine flood risk management measures to ensure sustainable development and incorporate the provision of on-site sustainable drainage systems (SuDS);
  13. Ensure that acceptable noise standards can be met within homes and amenity areas through suitable noise mitigation measures in light of the proximity of the site to traffic along the A33;
  14. Ensure acceptable noise and odour standards can be met within homes and amenity areas in light of the nearby incinerator and sewage treatment works;

Infrastructure

  • Make provision for suitable amounts of open/green space (including allotments), in accordance with the council’s Green Space Standards. This needs to create an effective green infrastructure network (incorporating pedestrian and cycle routes where appropriate) within and through the development (utilising appropriate planting in order to support their biodiversity and landscape function), and which links to the surrounding countryside, habitats and Public Rights of Way. The delivery of green space and play will need to be provided alongside development parcels in order that there are facilities for residents to use by the time that housing is occupied;
  • Ensure that safe and convenient access will be provided to the highway network from the A33 via the Taylor’s Farm Roundabout, including access to suitable controlled crossing facilities for pedestrians and cyclists. A site wide travel plan will need to be provided to minimise the transport impacts arising from the development and associated measures to deliver sustainable transport objectives will be required; 
  • Include measures to improve accessibility by active travel and ensure the ability to service the site by public transport;
  • Make provision on-site for a dedicated network of segregated walking and cycle routes to an adoptable standard that integrate with existing and proposed external routes including through the Redlands site to the south and to the wider Public Rights of Way network. This includes maintaining the alignment of the public footpath which runs east-west through the centre of the site and its landscaped setting, and improving the footpath to the east of the site and associated connections; 
  • Make provision for an on-site Mobility Hub, which is sensitive to its setting, together with access to future public transport services and active travel  corridors to Basingstoke town centre, including associated boarding and waiting facilities and secure cycle parking;
  • Provide or contribute towards suitable infrastructure for sewerage (on and off site), foul water and other utilities.
6.111 The site, which would form an extension to Basingstoke, is allocated for approximately 300 homes, which are to be provided via a range of suitable dwelling types and tenures including 40% affordable housing. Development will be supported by the timely delivery of supporting infrastructure including open space and allotments. Proposals for the site will be design-led and, although a formal design code is not required, the vision for the development should demonstrate a high quality and comprehensive approach to design.
6.112 The site must be well integrated and connected to other development in this location via a suitable walking and cycling network which will enable access for all users to nearby facilities and services including education and community facilities which will be available off-site. In order to minimise the impact of development on the A33 corridor, as well as surrounding connections, the development must include measures to minimise the need to travel (including access to digital services) and improve accessibility by active travel and public transport use, including financial contributions as appropriate towards the provision/improvement of new or existing bus routes and services to provide regular access for future residents to and/from the Basingstoke Town Centre (including Basingstoke Railway and Bus Stations) and other local facilities and services.  A site wide travel plan and associated measures will be required to minimise the transport impacts arising from the development together with a suitable Mobility Hub that provides a high quality and accessible focal point for public and shared transport, including access to public transport services and associated facilities (e.g. car club parking, EV charging facilities for visitors, secure cycle parking, etc.) to provide access to attractive public transport services for travel beyond the site. The hub should be sensitive to its setting in terms of design and layout, and incorporate green features to minimise hard standing.
6.113 Proposals are to be informed by a coordinated and integrated approach to green infrastructure provision which links with adjoining sites. The allocation will preserve the physical separation between Basingstoke and Church End and protect the character of Church End, by maintaining an open and undeveloped green gap between the development and the settlement to the north. Protection and enhancement of existing tree and hedge belts along the southern, eastern and western boundaries will provide strategic planted buffers. Appropriate green infrastructure and a minimum of 10% biodiversity net gain should be provided on site where appropriate. This will need to be achieved in a manner which reflects the mitigation hierarchy (avoid, minimise, remediate, compensate).
6.114 In order to ensure there is an appropriate transition to adjacent countryside and to avoid a hard edge to development, the layout along the northern and eastern edges of the site should be of a lower density and scale with a greater separation of buildings.  Open spaces along the edge should incorporate suitable levels of planting (including trees and hedging) to help give a soft transition to the countryside. Development will need to face out to the countryside to provide active frontages, with no rear gardens facing outwards and also avoid prominent parking areas on the edge of the site. New housing development should be predominantly 2-storeys in height with the limited potential for some 2.5 storey buildings.
6.115 It will be important to have regard to the impact on the setting of the Grade II Listed St Leonard’s Church. The site forms part of its wider setting. The church is unusual in that it is some distance away from and separate from the main part of the village which it serves. The sense of separation must be maintained in order to preserve the significance of the listed building.
6.116 The site is in single ownership, is greenfield, and is relatively unconstrained. Provided that an acceptable scheme can be negotiated, and the provision of infrastructure in a timely manner, it is estimated that homes could start to be completed by 2023/4. Depending on market conditions and other factors, it is estimated that the development could take 5 years to complete.

Figure 6.8 SPS5.7: Sherfield Hill Farm Concept Map - Sherfield Hill Farm Concept

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