Policy SPS5.8: Land West of Marnel Park

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

Policy SPS5.8:  Land West of Marnel Park

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 200 homes including 5% serviced plots for custom and self-build homes;
  2. Be in accordance with the principles of the Concept Plan;
  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 Travellers Accommodation Assessment;
  4. Ensure that the development will not have a severe adverse impact on the local highway network including the A33 corridor and connecting routes, nor have 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 will enable a suitable transition to the adjacent countryside.
  8. The character, layout and appearance of the housing will be distinguishable from adjoining development to create a separate identity for this new neighbourhood;
  9. 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. This includes the protection of great crested newt populations and Spiers Copse Site of Importance for Nature Conservation (SINC). The existing tree belt on the eastern boundary will be retained in full in order to maintain its visual and biodiversity functions and its identified role in local ecological network mapping. Provision will be made for buffers against the surrounding tree and hedge belts and the Spiers Copse and the Kiln Farm Spreads Ancient Woodland SINCs on the north eastern and western boundary of the site.  The development will provide a minimum 10% biodiversity net gain together with a site management plan;
  10. The siting, density, scale, layout, character and hard and soft landscaping of the development, together with the siting of open space and landscape buffers, will mitigate any visual impact of the development on the strategic gap between Basingstoke and Sherborne St John.  This will require the avoidance of built development on the southern part of the site to the south east of Kiln Farm;
  11. Provide a reinforced tree belt to the west and south of the housing parcels to protect views towards the site from the wider countryside and Chineham Lane, and minimise inter-visibility between Basingstoke and Sherborne St John. Green corridors with a minimum width of 20m will be introduced running east to west within the site, linking to the existing green infrastructure network within adjoining development and ensuring maintenance of the existing Public Rights of Way; 
  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. Seek to preserve the significance, of the Kiln Farm historic farmstead, taking due account of the contribution made by the allocation site to setting. Opportunities will be taken to better reveal the significance, including the setting, of heritage assets in the vicinity of the site. Development within the setting of heritage assets will be sensitively located and designed to avoid or minimise adverse impacts; 
  14. Assess the full extent of any archaeological constraints via analysis by specialist consultants, and ensure that the layout responds positively to those constraints, and successfully mitigates any archaeological impacts;
  15. Make appropriate use of mineral resources as established via a Mineral Resource Assessment;
  16. Implement any necessary protection measures following gas monitoring assessment prior to development, due to the presence of former domestic landfill close to the site boundary;


  1. Make provision for suitable amounts of open/green space (including allotments), in accordance with the council’s Green Space Standards. This will need to be provided in a manner which is well related to the overall layout and character of the development, and how it relates to its surroundings. This provision 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;
  2. Provide a primary vehicular access route from the neighbouring development of Spiers Meadow;
  3. Include measures to improve accessibility by active travel and public transport including safe, suitable and convenient access to local facilities and services, the Basingstoke Town Centre (including Basingstoke Railway and Bus Stations), local public transport services, including suitable waiting and boarding facilities and associated connections;
  4. Provide internal adoptable walking and cycle routes which link to existing and proposed external routes including through the Spiers Meadow development to the south and to the Public Right of Way network, including to Sherborne St John.  This includes retaining the alignment of the public footpath which runs east-west through the centre of the site and its landscaped setting;
  5. Provide or contribute towards suitable infrastructure for sewerage (on and off site), foul water and other utilities.
6.117 The site, which would form an extension to Basingstoke, will make provision for approximately 200 dwellings, which are to be provided via a range of 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.
6.118 In order to minimise impact on the highway network and local environment, the development will maximise opportunities for travel by active modes to access local services, facilities and public transport services, as well as ensuring safe, suitable and convenient access throughout the site.
6.119 Kiln Farmhouse, a Grade II listed building, lies immediately to the west of the site. It is likely that all or part of the site has an historic association with the listed building. Opportunities will be taken to respond sensitively to context and to limit and mitigate adverse impacts on the significance of the listed building at Kiln Farm arising from development within its setting, taking account of historic land use and associations, and of important views to, of and from the listed building.
6.120 In order to ensure that there is an appropriate transition to adjacent countryside, and to avoid a hard edge to development, the layout along the northern, western and southern edges of the site should be of a lower density and scale with a greater separation of buildings. Open spaces along the edge will 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.
6.121 The character and appearance of the housing will be distinguishable from existing housing which adjoins the site to the immediate east.  This will help to provide a more varied streetscene which will benefit the overall character of the residential neighbourhoods along the northern edge of Basingstoke.  The site’s location on the edge of Basingstoke adjoining countryside indicates that the new housing development should be predominantly of 2 storeys in height with a limited potential for some 2.5 storey buildings.
6.122 Appropriate green infrastructure and a minimum of 10% biodiversity net gain will be provided on site where appropriate. The Spiers Copse SINC lies immediately to the north of the site with Basing Forest beyond, these containing populations of bats and dormice and woodland bird species. The site may also be used by great crested newts, which are known to populate the adjoining residential neighbourhood to the east and nearby woodland. Tree and landscape buffers will be necessary to ensure protection of these species/habitats, as well as to minimise the visual impact of the development.  The existing tree belt along the eastern boundary will be protected and maintained to retain the landscape structure of existing development and protect biodiversity interests which function as part of the local ecological network mapping.  An existing Public Right of Way runs east-west through the site, linking the existing housing to the east with the wider countryside.  This shall be maintained and incorporated within a green corridor running along the drainage channel and connecting to the existing green network through Marnel Park.
6.123 The site is in single ownership 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 2025/6. Depending on market conditions and other factors, it is estimated that the development could take approximately five years to complete.

Figure 6.9: SPS5.8:  Land West of Marnel Park Concept Plan

Map - Land West of Marnel Park Concept Plan

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