19/09/2012 APPLICATIONS RECOMMENDED FOR DECISION BISHOPSTOKE, FAIR OAK & HORTON HEATH Wednesday 19 September 2012 Case Officer: Dawn Errington SITE: The Mount Hospital, Church Road, Bishopstoke,

Eastleigh, SO50 6ZB Ref. O/12/71007 Received: 18/06/2012 (19/09/2012) APPLICANT: ANCHOR 2020

PROPOSAL: Outline application for continuing care retirement

community development incorporating a core building (including care bedrooms, close care units, linked assisted-living units, and ancillary facilities), assisted-living units, landscaped grounds, internal highways and car parking; detailed matters for approval: access, full details of the core building (including conversion of the Mount) and 56no. assisted living units. All other matters reserved.

AMENDMENTS: 27/06/2012, 08/08/2012, 24/08/2012, 05/09/2012

RECOMMENDATION: Subject to the consideration of outstanding consulation replies and the to the applicants entering into a Section 106 Agreement for:

• Retention and refurbishment of Mount principal building and lodges within Phase 1 of development

• Planning Obligation contribution (£1,032,622) towards the provision of off-site sustainable transport works, on-site public art, off-site affordable housing provision and travel plan monitoring.

• Local community use of on-site Wellness Centre and village transport service

• Permissive access for public to use woodland paths • Safeguarded route to Itchen River footbridge • Care plan requirements and use restrictions for care units • Employment Training Plan implementation • S106 Administration fee (£1713)

GRANT OUTLINE PERMISSION

CONDITIONS AND REASONS: (1) The development hereby permitted shall be carried out in accordance

with the following approved plans: URB-VC 08 70 01 Rev D01, URB-VC 08 70 02 Rev D01, URB-VC 08 70 03 Rev D01, URB-WS 08 70 01 Rev D01, URB-WS 08 70 02 Rev D01, URB-WS 08 70 03 Rev D01, URB-WS 08 70 04 Rev D01, URB-B01 08 70 01 Rev D00, URB-B02 08 70 01 Rev D01, URB-B02 08 70 02 Rev D01, URB-B04 08 70 01 Rev D01, URB-B04 08 70 02 Rev D01, URB-B05 08 70 01 Rev D01, URB-B05 08 70 02 Rev D01, URB-B07 08 70 01 Rev D00, URB-B07 08 70 02 Rev D00, URB-B07 08 70 03 Rev D00, URB-B08 08 70 01 Rev D00, URB-B16 08 70 01 Rev D01, URB-BS 08 80 01 Rev D00, URB-BS 08 80 02 Rev D00, URB-VC 08 36 04 Rev D01, URB-VC 08 40 04 Rev D01, URB-VC 08 43 03 Rev D01, URB-VC 08 90 01 Rev D00, URB-VC 08 90 02 Rev D00, URB-WS 08 36 01 Rev D01, URB-WS 08 38 01 Rev D01, URB-B01 08 36 01 Rev D00, URB-B02 08 34 01 Rev D01, URB-B02 08 37 01 Rev D01, URB-B03 08 34 01 Rev D00, URB-B04 08 34 01 Rev D01, URB-B04 08 37 01 Rev D01, URB-B05 08 34 01 Rev D01, URB-B07 08 40 01 Rev D00, URB-B07 08 43 01 Rev D00, URB-B07 08 46 01 Rev D00, URB-B08 08 39 01 Rev D00, URB-B09 08 38 01 Rev D00, URB-B16 08 38 01 Rev D01, URB-LO 08 36 01 Rev D00, URB-BS 08 36 01 Rev D01, URB-BS 08 90 01 Rev D01, URB-BS 08 90 02 Rev D01, URB-BS 08 90 03 Rev D00, URB-BS 08 90 04 Rev D00, URB-BS 08 90 05 Rev D00, URB-BS 08 90 10 Rev D00, URB-BS 08 90 11 Rev D00URB-BS 08 90 12 Rev D00, URB-BS 08 90 13 Rev D00, URB-BS 08 90 14 Rev D00, URB-BS 08 90 15 Rev D01, URB-BS 08 90 16 Rev D00, 1263.L.3 Rev A, 1263.L.2. Rev A, 1263.D.22. Reason: For the avoidance of doubt and in the interests of proper planning.

(2) The development hereby permitted must be begun either before the

expiry of three years from the date of the grant of this outline permission, or the expiration of two years from the final approval of the reserved matter or, in the case of an approval on different dates, the final approval of the last such matter to be approved. Reason: To comply with Section 92 of the Town and Country Planning Act 1990.

(3) Other than in the areas where the reserved matters are approved by this

planning permission, no development shall start until details of the:

a) layout of the site. b) scale of the buildings. c) external appearance of the buildings. d) landscaping of the site

[hereafter called "the reserved matters"] have been submitted to and approved in writing by the Local Planning Authority. Application for the approval of the reserved matters not approved by this permission shall be made within three years of the date of this permission. The development shall accord with the approved details.

Reason: To comply with Section 92 of the Town and Country Planning Act 1990.

(4) The development of Phase 2 (the outline phase subject to further

reserved matters approval) shall be in full accordance with the use, layout, scale and design principles set out in Section 6.0 Site Masterplan of the submitted Design and Access Statement (Urban Edge June 2012). Reason: to ensure design continuity and quality for the development as a whole

(5) Details and samples of all external facing and roofing materials must be

submitted to and approved in writing by the Local Planning Authority before development commences. The development must then accord with these approved details. Reason: To ensure that the external appearance of any building is satisfactory.

(6) No construction work shall start until a Construction Method Statement

has been submitted to, and approved in writing by, the Local Planning Authority. Construction work shall only take place in accordance with the approved method statement which shall include:

a) a programme and phasing of the construction work, including roads and footpaths; b) location of temporary , site buildings, compounds, construction material, and plant storage areas used during construction; c) the arrangements for deliveries associated with all construction works including loading and unloading of plant and materials; d) the parking and turning provision for vehicles of site operatives and visitors; e) measures to control the emission of dust and dirt generated by construction (with due regard to the London Councils' best practice guidance document - The Control of Dust and Emissions from Construction and Demolition); f) a scheme for controlling noise and vibration from construction activities (to include piling and to have due regard to the advice within BS5228:2009 Noise and Vibration Control on Construction and Open Sites);

g) provision for storage, collection, and disposal of rubbish from the development during the construction period; h)measures to prevent mud and dust on the highway during construction; i) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; j) temporary lighting; k) the protection of pedestrian routes during construction; l) all lorry routes to and from the site; m) the provision for a banksman for the Church Road access/egress. Reason: To limit the impact the development has on the amenity of the locality.

(7) No development of each phase shall start until the following details have

been submitted to and approved in writing by the Local Planning Authority:

a) The alignment, height and materials of all walls, fences and other means of enclosure; b) external meter housing, chimneys or flues/extraction systems/exhausts; c) satellite dishes; d) any external plant or equipment to be used for air conditioning/ventilation/heating or cooling and associated acoustic attenuation.

The development shall be completed in accordance with the approved details.

Reason: To limit the impact the development has on the locality.

(8) No development of each phase shall start until a Code for Sustainable

Homes/BREEAM interim stage certificate and sustainability report [demonstrating how all of the essential requirements of the Eastleigh Borough Council adopted Supplementary Planning Document ‘Environmentally Sustainable Development’ are to be met] have been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure the development meets the requirements of the adopted Supplementary Planning Document ‘Environmentally Sustainable Development’

(9) No phase of the development shall be occupied [unless agreed in writing by the Local Planning Authority] until a Code for Sustainable Home/BREEAM final stage certificate and sustainability report [highlighting how all of the essential requirements of the Eastleigh Borough Council adopted Supplementary Planning Document ‘Environmentally Sustainable Development’ have been met] for the relevant phase have been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure the development meets the requirements of the adopted Supplementary Planning Document ‘Environmentally Sustainable Development’.

(10) No development shall start until final details of a sustainable drainage

system in accordance with the Foul and Surface Water Strategy (incorporated within the submitted Farrow and Walsh Flood Risk Assessment dated 4 June 2012) have been submitted to and approved in writing by the local planning authority. The details shall include a timetable for its implementation and a management/ maintenance plan for the lifetime of the development [including the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the effective operation of the sustainable drainage system throughout its lifetime]. The system shall be implemented and thereafter managed and maintained in accordance with the approved details. Reason: To ensure satisfactory drainage for the development.

(11) The development of each phase shall not be occupied until the bin &

cycle storage has been constructed in accordance with the approved details and they shall be thereafter retained and kept available for their storage uses. Reason: To ensure the adequate provision of on site facilities.

(12) The development hereby permitted shall not be brought into use until the

areas shown on the approved plan for the parking of vehicles, including those marked as disabled, shall have been made available, surfaced and marked out. The parking areas shall then be permanently retained and reserved as unallocated vehicle parking at all times. Reason: To make provision for off street parking for the purpose of highway safety.

(13) Within three months of the fist commencement of development final

details of the new vehicular access and associated works (including the stopping up and reinstatement of the existing Church Road access) as shown in principle on drawing SK09/A shall be submitted for approval to the Local Planning Authority. The development shall then accord with the approved details and shall be fully implemented prior to the construction of the 58th Assisted Living Unit on the site. Reason: In the interests of highway safety.

(14) No construction or deliveries of construction materials to the site shall

take place during the construction period except between the hours of 0800 to 1800 Mondays to Fridays or 0900 to 1300 on Saturdays and not

at all on Sundays or Bank Holidays. Reason: To protect the amenities of the occupiers of nearby dwellings.

(15) Before the development commences, or by such later date as the Local

Planning Authority may determine, a landscape scheme comprising planting, the reinstatement of the existing access road and all means of enclosure must be submitted to, and approved in writing by the Local Planning Authority. Such a scheme must include a planting specification and schedule, and shall indicate the position, size, number, planting density and species of shrubs and trees. A seed or turf specification must be provided for areas to be grassed. The planting scheme must include details of phasing, timing and provision for management and maintenance during the first ten years from the date of planting. Reason: To ensure that the appearance of the development is satisfactory.

(16) All hard & soft landscaping, tree planting and boundary treatment shall be

carried out in accordance with the approved details and to the appropriate British Standard. For a period of 5 years after planting, any trees or plants which are removed, die or become seriously damaged or defective, shall be replaced as soon as is reasonably practicable with others of the same species, size and number as originally approved in the landscaping scheme. Reason: In the interests of the visual amenity of the locality and to safeguard the amenities of neighbouring residents.

(17) The development shall accord with the Bourne Landscape Consultants

Arboricultural Assessment Tree Survey and proposed tree works. No other tree works are permitted without the prior written consent of the Local Planning Authority. For each phase of development, no works shall start until full details of the provisions for the protection of trees during construction have been agreed in writing by the Local Planning Authority and a site meeting (attended by the Arboricultural Consultant and Site Manager) has taken place where a representative from the Local Planning Authority has inspected and approved the fencing. Once approved no access by vehicles, storage or use of machinery, equipment or materials shall take place within the fenced area. The fencing shall be retained in its approved form for the duration of the work. Reason: To retain and protect the existing trees which form an important part of the amenity of the locality.

(18) No parking of vehicles, storage or use of machinery, equipment or

materials shall take place underneath the crown spread of the nearby trees or within the Site of Importance for Nature Conservation. Reason: To retain and protect the existing trees which form an important part of the amenity of the locality/ and are within a SINC

(19) Prior to the first occupation of the development hereby permitted a final

Woodland and Grounds Management Plan shall be submitted to and approved by the Local Planning Authority. This shall contain a strategy for the management and maintenance of the woodland, river bank, historic gardens, orchard and grounds within the site and shall be in

accordance with the recommendations outlined in the ecological report (Applied Ecology, May 2012) and its Appendix 1 draft Woodland Management Strategy. The Plan shall include a timetable for implementation of works, a maintenance programme and planting/landscaping works. All ecological works and mitigation measures shall be implemented in accordance with the recommendations outlined in the Applied Ecology, May 2012, report. Reason: To protect and enhance biodiversity and the visual amenity of the site.

(20) No development shall take place within the Japanese Knotweed Areas

identified in the Ecological Constraints Report attached as Appendix 2 of the submitted Ecology Report (Applied Ecology, May 2012) and no part of the development hereby approved shall be occupied until a method statement for the disposal of Japanese knotweed has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved method statement and the Environment Agency’s Code of Practice for the Management, Destruction and disposal of Japanese Knotweed. Reason: To maintain the value of the locality for biodiversity.

(21) All of the approved external works to the Mount principal building and the

lodge houses shall be finished to match the adjoining structure with regard to the methods used and to material, colour, texture, profile and style. Reason: To retain the architectural and historic character of the retained buildings

(22) No development shall take place until the applicant has secured the

implementation of a programme of archaeological monitoring and recording (watching brief) in accordance with a written specification that has been submitted to and approved by the Planning Authority. Reason: To mitigate the effect of the works associated with the development upon any heritage assets and to ensure that information regarding these heritage assets is preserved by record for future generations.

(23) The approved scheme of lighting shall be fully implemented in

accordance with the submitted details and no other external lighting provision shall be made without the prior written permission of the Local Planning Authority. Reason: in the interests of security and biodiversity

(24) Prior to the first occupation of the development hereby approved a final

care village Travel Plan shall be submitted to and approved in writing by the Local Planning Authority and its recommendations shall be fully implemented. Any amendments to the Travel Plan shall be agreed in writing beforehand by the Local Planning Authority. Reason: to secure sustainable modes of travel

(25) Before development of each phase is commenced a scheme for

protecting the proposed dwelling units within this phase from noise must be submitted to and approved in writing by the Local Planning Authority. All works which form part of the scheme approved by the Local Planning

Authority must be completed before any of the permitted dwelling units is occupied (unless otherwise agreed by the Local Planning Authority). Reason: To ensure that acceptable noise levels within the dwellings and the curtilages of the dwellings are not exceeded.

(26) The burning of materials obtained by site clearance or from any other

source must not take place within the site without the prior written consent of the Local Planning Authority. Reason: To protect the health of the trees to be retained on site and amenity.

(27) The recommendations of the Farrow Walsh Consulting Phase 1 Desk

Study Report for contaminated land shall be fully implemented. No work shall commence on site until the following has been submitted to, and approved in writing by the Local Planning Authority:

a) a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as appropriate by the desk study in accordance with BS10175:2001, and unless otherwise agreed with the local planning authority; b) a detailed scheme for remedial works and measures to be undertaken to avoid the risk from contaminants and/or gases when the site is developed and proposals for future maintenance and monitoring. Such a scheme shall include nomination of a competent person to oversee the implementation of the works. Reason: in the interests of human health.

(28) The development hereby permitted shall not be occupied / brought into

use until there has been submitted to the lpa verification by the competent person approved under the provisions of condition 27(b) that any remediation scheme required and approved under the provisions of condition 27(b) has been implemented fully in accordance with the approved details (unless varied with the written permission of the lpa in advance of implementation). Unless agreed in writing with the Local Planning Authority such verification shall comprise:

a) as built drawings of the implemented scheme; b) photographs of the remediation works in progress; c) Certificates demonstrating that imported and / or material left in situ is free from contamination. Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 27(b).

Reason: In the interests of human health

(29) In the event that previously unidentified contamination is found when carrying out the approved development it must be immediately reported to the Environmental Health Unit. Work shall then cease until an investigation and risk assessment, and where required a remediation scheme, has been submitted to and approved in writing by the Local Planning Authority. Where a remediation scheme is required, the development shall not be brought into use until a completion certificate for the remediation work has been submitted to and approved in writing by the Local Planning Authority. Reason: To minimise the risk from land contamination for the safety of the property’s occupiers.

(30) No development shall commence until a Phasing and Implementation

Plan for the development has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in full accordance with the approved Phasing and Implementation Plan unless otherwise approved in writing by the Local Planning Authority. Reason: to ensure properly planned development

Note to Applicant: It is considered that, subject to compliance with the conditions and any obligations attached to this permission, the proposed development is acceptable because it will not materially harm the character of the area, the amenity of neighbours, biodiverstiy, heritage assets or highway safety and it is in accordance with the policies and proposals of the development plan, as listed below, and after due regard to all other relevant material considerations the local planning authority is of the opinion that permission should be granted.

The following development plan policies are relevant to this decision and the conditions attached to it:

Eastleigh Borough Local Plan Review 2001-2011, saved Policies 59.BE, 62.BE, 63.BE, 70.H, 72.H, 73.H, 74.H, 92.T, 100.T, 104.T, 1.CO, 3.CO, 19.CO, 20.CO, 16.NC, 22.NC, 23.NC, 28.ES, 34.ES, 35.ES, 37.ES, 41.ES, 32.ES, 147.OS, 175.LB, 177.LB, 190.IN Eastleigh Borough Local Plan 2011-2029 Pre-submission consultation

Under the Town and Country Planning [Fees for Applications and Deemed Applications][Amendment][England] Regulation 2008, a fee is required for Discharge of Condition Applications.. Conditions not fully discharged, invalidate the planning permission.

Note to Applicant: The applicant should enter into formal agreements with Southern Water to provide the necessary sewerage infrastructure and make a formal application for connection to the water supply.

Report 1. This application has been referred to Committee because it is for major

development. Introduction 2. The application seeks outline planning permission for the construction

of a continuing care retirement development (a care village) at The Mount Hospital site in Bishopstoke, with full details also being sought for the first phase, which includes the core building and 56 Assisted Living Units.

3. The main elements of the proposals comprise the following:

Amount and Use:

• 48 care bedrooms within a village core building • 19 close care units within the village core building • 35 linked-assisted living units within the village core building • 109 assisted living units comprising 2 bed apartments (of which

53 proposed in outline only on 1.73ha of second phase land) • The Mount building to be retained and converted and extended

to form a wellness suite within the village core comprising a spa, swimming pool, gym and consulting rooms.

• Provision of community facilities within village core building (including restaurant, shop, library, reception, offices and meeting rooms)

• Retention of 2 no. lodge buildings to north of site – to be retained/converted to assisted living units

• The total number of units: 163 units together with the 48 care bedrooms

• Buildings generally 2-3 storeys in height. Total floorspace 21,413sqm.

• Minimum age of occupation 65 years. • The development would accommodate 250-300 residents and

provide approximately 110 jobs. Design and Access:

• Construction of a new vehicular access from Church Road with

improved visibility and closure of the existing Church Road access

• Car and cycle parking and pedestrian routes provision for residents, staff and visitors

• An energy centre for combined heat and power and sustainable construction to Code level 4/BREEAM Excellent standards.

Landscape, Trees and Ecology: • Tree removal and ancillary works to facilitate the development • Historic landscape/woodland reinforcement and management

proposals with public access • Retention of the existing orchard as a dementia garden and

retention of the existing lawn 4. The application is supported by a Design and Access Statement,

Affordable Housing Statement, Asbestos Survey, Draft Heads of Terms. Drainage Survey, Ecology Report, Planning Statement, Energy and Sustainability Report, Flood Risk Assessment including surface and foul water strategy, Heritage Statement, Archaeology report, Land Contamination Assessment, Noise Impact Assessment, Statement of Community Involvement, Structural Survey, Transport Assessment, Travel Plan, Tree Survey and Utilities Assessment.

5. The application was screened in July 2012 to establish whether an

Environmental Impact Assessment would be necessary, with the determination given that one was not required.

Continuing Care Retirement Community Concept 6. Continuing Care Retirement Communities provide specialised housing

for older people. They are large scale developments, providing an all embracing comprehensive alternative to both sheltered housing and residential care to meet a range of needs and individual circumstances.

7. In such a developments basic and extra care can be provided directly

in residents’ homes, typically up to a prescribed number of hours per week to enable residents to live reasonably independently for longer. Some key features distinguish them from those traditional care homes and sheltered housing:

• self-contained flats or bungalows with design features and

equipment/technology to help maintain independence and provide a safe environment

• provision of an appropriate package of care in the person’s home for each resident

• catering facilities with one or two meals available each day • 24-hour care staff and support available on site • more comprehensive and extensive range of communal facilities

than sheltered accommodation – restaurant, lounges, activity rooms, library, health suite, consultation rooms, etc.

• staff offices/facilities and domestic support services (eg help with cleaning, shopping etc)

• specialist equipment eg assisted bathing hoists, charging/storage facilities for wheelchairs

• social and leisure facilities/activities

• the ability to move to accommodation within the community which matches care needs

Background to the current proposal 8. The Mount Hospital site has been earmarked for possible

redevelopment for a number of years and has been the subject of two Development Briefs, one dating from 1999 and a second approved in June 2007. Both Development Briefs envisaged the whole site, including both the Hampshire County Council land to the immediate north and the application site (formerly owned by the NHS trust), coming forward together to allow a comprehensive re-development. The current application however, includes only the former NHS Trust land, which was purchased by the current owners, Anchor, in 2011. This represents the majority of the land subject to the Development Brief.

Site and surroundings 9. The 14.8ha site is situated approximately 3km east of Eastleigh town

centre on the north western edge of the Bishopstoke built up area. The main building on the site is less than 1km (15 minute walk) from Bishopstoke centre, with shops, doctors surgery, pub and a post office. A church and community centre adjoin the site.

10. The application site comprises the grounds and site of the now

demolished buildings of the former Mount Hospital. Retained is the original principal building on the site (known as The Mount) which dates from Victorian times and was originally a private house with extensive private grounds. Also retained are two Victorian lodge houses. From 1926 until 2003 the site was used for various healthcare services. Since these uses ceased the buildings have deteriorated significantly and been the subject of extensive vandalism, culminating in all but the Mount principal building and the lodge houses being demolished earlier this year. The gardens appear on the Hampshire Historic Gardens register (non-statutory list) and the principal building is on the Borough Council’s Local List of Buildings of Historical and Architectural Interest.

11. The built up area of the site is surrounded by a large area of woodland

(formerly water gardens for The Mount), and some limited areas of open grassland. TPO 417 (1999) and TPO 553 (2006) cover 5 areas of woodland, ten groups of trees and 45 individual trees. Immediately to the west of the application site itself (and within the applicant’s ownership) is the wooded slope of the River Itchen valley. The River and its valley are environmentally very sensitive. The River Itchen is a classic chalk river which has been designated as a Special Area for Conservation (SAC) (International designation) and as a Site of Special Scientific Interest (SSSI). The mature woodland which runs alongside the River Itchen is designated as a Site of Importance for Nature Conservation (SINC). The site contains protected species including

bats, badgers, invertebrates, and reptiles, together with water voles and otters along the River Itchen.

12. Land immediately to the north of the application site is currently

occupied by an Adult Learning Centre and is in the ownership of Hampshire County Council.

13. To the northeast of the site is an area known as ’The Paddock’ which is

a large open field earmarked for residential development and allotments in the new Local Plan pre-submission draft. The north-western part of the site borders onto an area of reclaimed sand quarry (which was also a licensed landfill, known as Breach Farm), now returned to agricultural land. Immediately to the east of the site is a small residential development, Burrow Hill Close, and to the south residential development on Sidney Road and the long rear gardens of St Margarets Road. Church Road passes along the eastern boundary of the site. The site falls from Church Road towards the river, most steeply between the elevated Burrow Hill Close dwellings and the retained Mount building.

14. The application site and its surroundings are described in more detail in

the Approved Development Brief. Relevant planning history/planning applications

• O/07/61221: Outline: Construction of a continuing care community (retirement village) following the demolition of various subsidiary buildings, to provide a 56 bed nursing/care home, 106 close care 1 and 2 bed apartments, 74 independent living units (1, 2 and 3 bed apartments and houses) all at a range of 1 - 3 storeys and conversion of The Mount to provide ancillary leisure, community, retail and health facilities for the residents, administration space, ancillary community facilities; the laying out of new roads and parking courts, open space and pathways; and the provision of landscaping, play area and public open spaces. Permitted July 2010 following completion of a Section 106 agreement.

• T/10/67569: Crown lift overhanging branches to 5m from

Sycamore and Laurel Trees and reduce any branches within 2m of 27 Sydney Road to ensure 2m clearance. Consented September 2010.

• T/12/70378: various tree works. Consented March 2012. • T/12/71100: Works to trees overhanging Sydney Road. Under

consideration.

Designations applicable to site

• Eastleigh Borough Local Plan: within Eastleigh/Bishopstoke Local Gap and designated countryside, but adjacent to urban edge

• Adjacent to Site Of Special Scientific Interest (also designated SAC)

• Within Site Of Interest for Nature Conservation (SINC) • On Hampshire Historic Gardens register (non-statutory list) • The Principal House (the large Victorian house) is on the

Borough Council’s Local List of Buildings of Historical and Architectural Interest (see Appendix 2 of the Eastleigh Borough Local Plan Review (2001-2011).

National Planning Policy 15. The National Planning Policy Framework, published March 2012,

replaces all previous Planning Policy Statements and Planning Policy Guidance. The policies in the Framework constitute a material consideration which must be taken into account. In light of the NPPF, Local Plan policies adopted after 2004 continue to have full weight as part of the development plan for 12 months. This includes the adopted Eastleigh Borough Local Plan Review (2006). The NPPF sets a presumption in favour of sustainable development. For decisions on planning applications this means:

• Approving development proposals that accord with the

development plan without delay; • or, where the development plan is absent, silent, or relevant

policies are out of date, granting permission unless the adverse impacts of the development would outweigh the benefits, or specific policies in the Framework imply develop development should be restricted.

16. Local Planning Authorities should therefore approach decisions on

planning applications in a positive way, looking for solutions rather than problems so that they can approve applications for sustainable development where possible.

17. Development proposals should seek to secure high quality design and

a good standard of amenity for all existing and future occupants; effective use of previously developed (brownfield) land is encouraged; development should be focused in locations which are, or can be made sustainable; and the planning system should seek to improve health, social and cultural wellbeing for all, and deliver sufficient community and cultural facilities and services to meet local needs as well as create jobs and prosperity through permitting sustainable economic growth.

18. The NPPF seeks to boost significantly the supply of housing and widen

the choice of high quality homes. Paragraph 159 states that Local

planning authorities should plan for a mix of housing based on current and future demographic trends to fully meet the needs of different groups in the community, including older people. In order to achieve good design, paragraph 66 expects applicants to work closely with those directly affected by their proposals to evolve designs that take account of the views of the community. Proposals that can demonstrate this in developing the design of the new development should be looked on more favourably.

19. The NPPF promotes the protection and enhancement of valued

landscapes and encourages the effective use of land by re-using land that has been previously developed (brownfield land), provided that it is not of high environmental value. Paragraph 118 is clear that proposed development on land within or outside a Site of Special Scientific Interest (SSSI) which is likely to have an adverse impact upon the SSSI should not normally be permitted.

Development plans

• South East Plan • Eastleigh Borough Local Plan Review (2001-2011) • Eastleigh Borough Local Plan 2011-2029 Pre-Submission

Consultation (August 2012) South East Plan 20. The South East Plan remains an extant Development Plan document,

although the Government’s intention to withdraw it signifies that it carries relatively little weight. The vision for the Plan is for a healthy and socially92.T-inclusive region and health and housing are identified as priority issues. The Plan acknowledges different and changing ways of providing health care advocated by the NHS and is supportive of them. It also recognises the region’s ageing population and their need for health care in new models closer to the patient’s home.

Eastleigh Borough Local Plan Review (2001-2011) Saved Policies 21. Design:

• 59.BE (Design criteria) – sets out list of design criteria with which all proposals must comply

• 62.BE – (disabled access) - requires proposals to take account of needs of people with impaired mobility and/or vision

• 63.BE (Criteria for car park design)

22. Housing:

• 70.H (housing provision) – allocates major sites for residential development. The Mount is included in the baseline provision of sites, with a capacity of 111 dwellings.

• 72.H (density) – in areas close to good public transport and have good accessibility to services, net residential developments should achieve the maximum residential density compatible with the protection of reasonable residential amenity up to or beyond 50 dwellings per hectare

• 73.H (housing mix) – housing proposals for 15 dwellings or more to provide appropriate mix of dwelling types

• 74.H (affordable housing) – target of 35% of new dwellings on sites to be affordable. Affordable housing to be provided on all sites capable of accommodating 15 or more dwellings. Mix of types of affordable housing required and affordable elements to be integrated with whole development.

23. Transport:

• 92.T (local transport proposals) – Church Road and Riverside identified for traffic management /calming measures.

• 100.T – (transport and new development) – requires developments to be (or could be) well-served by public transport, cycling and walking; requires measures to minimise impact of proposals; requires large generators of journeys to be located to minimise travel and provide choices of modes of transport; requires Transport Assessments where appropriate.

• 104.T – (parking) – requires proposals to provide adequate off-highway parking up to the maximum standard

24. Countryside:

• 1.CO generally seeks to prevent development in the countryside • 3.CO – protects the Eastleigh-Bishopstoke Local Gap • 15.CO and 17.CO permit the controlled reuse of buildings in the

countryside • 19.CO – protects locally important landscape features, such as

water courses, ponds and lakes • 20.CO – seeks landscape improvements in areas identified on

Proposals Map 25. Nature Conservation:

• 16.NC – seeks enhancements to nature conservation where opportunities exist in connection with development

• 22.NC – Development likely to have a direct or indirect adverse effect on a Sites of Special Scientific Interest (SSSI) will not be permitted unless the reasons for the development clearly outweigh the harm.

• 23.NC – Protection of Sites of Importance for Nature Conservation (SINC)

26. Environmental Sustainability:

• 28.ES – (waste collection and recycling)- design and layout requirements in residential schemes for storage and collection of domestic waste and recyclables

• 34.ES – (Reducing Green house gases) - requires proposals to make an appropriate contribution towards the reduction of carbon dioxide and other greenhouse gases by ensuring most sustainable construction materials/methods, minimising energy demands, max energy from renewable sources.

• 35.ES – (contaminated land) - requires sufficient information to show that potentially contaminated land can and will be adequately remediated to a standard suitable for the proposed end use and will ensure that the risk of pollution of controlled waters.

• 37.ES – (Renewable energy and efficient use of resources) – requires consideration to issues of maximising energy efficiency (eg passive solar gain in layout, siting and landscaping of development), need to reduce water consumption, need to minimise waste, opportunities for renewable energy schemes, opportunities to extend the useful life of buildings/adaptability to other uses

• 41.ES & 42.ES – development in, on, under or adjacent to watercourses and wetlands

• 45.ES (Sustainable drainage) – requires proposals to provide adequate surface water disposal measures, including source control measures and sustainable drainage systems

27. Public Open Space:

• 147.OS – sets out Public Open Space requirements for new development.

28. Conservation:

• 175.LB – protects buildings of local importance • 177.LB – (historic parks/gardens) - protects the character,

appearance, features or setting or an historic park or garden

29. Community facilities, infrastructure and developer contributions:

• 190.IN – infrastructure provision – will only permit developments where adequate services and infrastructure available or can be provided

Development Brief 30. The 2007 Development Brief for The Mount is a Council-approved,

non-statutory development brief which is a material planning

consideration when determining any planning application on the site. The main features and requirements of the Brief are as follows:

• retention/refurbishment of The Mount required, (also of the 2

Victorian Lodges and workshop) • identifies that site is suitable for residential development and a

care home • tree protection zones to be respected • distinctive architecture (not off-the-peg) • sense of place, generous setting for principal building, respect

mature woodland character – splits site into character areas • 3-storeys not to make up more than 50% of total no. of dwellings • dwellings on higher land to be restricted to 2-storey • new public right of way “desirable” to connect site to Itchen

Navigation path – requires pedestrian footbridge. • promotes use of both access points from Breach Lane and

Church Road. • on-site public open space/site for children’s play area; retention

of orchard; allow for protection of Victorian water garden from further deterioration (should allow for any possible future restoration); memorial trees to be identified and moved if necessary

• the Brief does not specify the number of dwellings.

Supplementary Planning Documents

• Quality Places SPD (2012) • Accommodation for Older People and Those in Need of Care

(2011) • Environmentally Sustainable Development (2009) • Affordable Housing (2009) • Residential Parking Standards (2009) • Planning Obligations (2008)

Masterplan concepts 31. The application is made in outline but also seeks approval of all the

details for the first phase of development, which includes the core village buildings and 57 assisted living units. These details include the amount, use, siting and size of buildings, design, materials, hard and soft landscaping, car parking, drainage and ancillary works, including tree works.

32. The submitted masterplan has evolved to deliver core principles of

preservation of the Mount (with extensions architecturally subservient), reinforcement of the existing landscape (using existing tree lines and levels as settings for the new buildings), and the creation of distinct character areas.

33. In order to maintain the definition of the Mount, the architectural approach has been to allow the existing structure to be visible by standing apart from other buildings with low, contemporary glazed extensions of high quality materials, reminiscent of the glass houses once present on this part of the site. Each area of the masterplan offer distinct differences in terms of scale, rhythm and detail of buildings so as to establish individual areas that mimic the evolution of a village.

34. The larger block of the village core, which contains units offering most

care and communal facilities, has a mixture of elevational and roof details as would be traditionally found. The village core building accommodates a steep slope and is 3 storey in part as a result. The core building contains the 8 care beds, 19 close care units, 35 linked assisted living units and the Wellness Suite.

35. Beyond the village core, the density and scale of the development

reduces, with blocks of assisted living units (total 109 ALUs) located amongst trees providing different character areas. The development to the south of the existing access drive and rear of St Margarets Road is intended to form a second phase and is in outline only, although parameters of scale (primarily 2 storey) are given. The ALU’s are mostly 2-bedroomed.

36. The Masterplan also addresses requirements of the Development Brief

by providing buffer zones to the SINC woodland, a network of footpaths within the grounds, the retention of the lawn as a setting for the principal building and the retention of the orchard and lodge houses.

37. The new vehicular access from Church Road is shown on the

Masterplan but was not envisaged within the Development Brief. Pre-application public consultation 38. The developers held a public exhibition and consultation event on

30th/31st March 2012, with around 230 people attending and 169 questionnaires returned. Of these 131 (91%) indicated support, 12 (7% were opposed) and 4 (2%) were undecided. Full details of the public consultation are contained within the submitted Statement of Community Involvement. Support focussed on the benefits for the community and recognition that there would be less traffic than general housing development. Opposition was in the form of concerns that the development is too modern and large, concerns about affordability, pressure on doctors and dentists, and traffic. The applicants also met Members and Bishopstoke Parish Council prior to submitting the application.

Representations received on Application 39. 75 neighbouring properties or owners were notified on receipt of the

planning application in June 2012. Possibly as a result of the pre-

application consultation, only 3 written comments have been received. Of these 2 object and 1 expresses support. The objections are on grounds of traffic, parking, servicing, noise, overdevelopment, impact on character and ecology and to provision of path between Burrow Hill Close public open space and the development which may result in overflow parking.

Consultation responses 40. Bishopstoke Parish Council – no objection 41. Head of Housing Services – expect provision of 39 affordable

housing units but are prepared to accept financial contribution for affordable housing within Eastleigh Borough due to issues around management and service charges and affordability of the units.

42. Head of Environmental Health – no overall objections but conditions

recommended for controls on dust, noise and vibration, hours of working and land contamination.

43. Head of Regeneration and Planning Policy – although this site is

shown in the adopted Eastleigh Borough Local Plan (Review) 2001 – 2011 as being outside the urban edge, in the countryside and in the Eastleigh/Bishopstoke local gap, the Local Plan also identifies the site as a ‘large-scale residential commitment’. The site, previously occupied by The Mount Hospital, is a brownfield site and this was recognised in the development briefs for the site prepared in 1999 and 2007. The principle of the redevelopment of the site has accordingly been accepted for many years. The Pre-submission Eastleigh Borough Local Plan 2011 – 2029 published in August 2012 acknowledges that history and now proposes, at policy Bi1, a larger area including the site of the former hospital for residential development, subject to a number of criteria. The Plan also refers to the previous proposals for a retirement care village on the site of the hospital. The current proposals are broadly similar to the proposals previously approved and accord with the principles set out in the approved development brief and with the criteria set out in policy Bi1 particularly in respect of:

• the retention and restoration of The Mount; • the provision of accommodation designed specifically for the

needs of older people; • the retention and enhancement of the many significant

biodiversity, landscape and heritage features of the site and; • the provision for public access to the woodland areas of the site

and for access to a possible future bridge across the River Itchen.

I regret that financial considerations preclude the provision of any contribution towards the cost of the bridge across the river and hope that

we will be able to secure sufficient funds for this connection to be achieved from development on the remainder of the allocated site.

The proposals appear to satisfactorily meet the relevant general and development management policies of the adopted and new local plans. The development has successfully incorporated the site’s assets and retained the setting of the landmark building. This a good design approach to a site with many constraints which should result in a successful new retirement village with some real functional design assets for the local community to enjoy.

44. Head of Transportation and Engineering – no objection subject to

conditions to secure unallocated parking and minor design amendments (now received). Contributions towards provision of bus stop and crossing improvements on Church Road. On–site parking provision confirmed as sufficient.

45. HCC Highways – no objection. Confirm proposed new access and

parking provision acceptable. Net reduction in trips in relation to the previous use confirmed and discounted from mitigation cost. Support sustainable transport proposals, including pedestrian and bus stop improvements near site. Conditions recommended.

46. HCC Estates – Connections to HCC Day Services sought to help

deliver comprehensive approach. Development of HCC site would allow for a secondary access along Breach Lane, as presently the application site does not have any rights of access along Breach Lane, and has only one point of access from Church Road.

47. Environment Agency – advised EIA not required. 48. Natural England – advised EIA not required. No objection to works in

relation to Natura 2000 site (River Itchen SAC) or protected species. Measures to enhance biodiversity sought.

49. Economic Development Manager – supports application and seeks

Employment and Skills Plan provision. 50. County Archaeologist – agrees with conclusions of Desk Based

Assessment regarding need for archaeological monitoring and condition recommended.

51. Head of Countryside and Trees – Biodiversity Officer – no objection

subject to conditions securing measures in ecology report to protect nature conservation sites and species. A detailed Management plan should be secured for the woodland and open space buffer. Tree Manager – no overall objection but final comments on latest amendments to be reported.

52. Southern Water – foul sewer may require diversion at applicants’ expense. Additional off-site sewers or improvements to existing sewers will be required. On site SUDS management needed.

53. Eastleigh Crime Prevention Design Advisor – no objection in

general and working with applicants regarding Secured by Design, but objection to external lighting strategy for 1m bollards, particularly for entrance drive, south-western area and parking areas.

54. Head of Direct Services – sought further information on waste

collection/storage (now provided) 55. Eastleigh and District Disability Forum – fully supports retention of

the Mount and concepts of cohesive village with four stages of support offered to residents. Would like facilities to be made available to local residents with medical issues below age criteria. Advice given on appropriate hard surfacing, lighting, signage and wheelchair/scooter storage.

56. The Bishopstoke Society – no comments on application 57. Eastleigh Southern Parishes Older Persons Forum - no comments

on application 58. Bishopstoke Community Association - no comments on application 59. Age Concern - no comments on application 60. Hampshire Gardens Trust - no comments on application 61. Hampshire Hospitals Trust - no comments on application 62. Local GPs - no comments on application Assessment of proposal 63. Section 38 (6) of the Planning and Compulsory Purchase Act 2004

states: “If regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts the determination must be made in accordance with the plan unless material considerations indicate otherwise”.

64. Other material considerations include the NPPF, the Mount

Development Brief and the Supplementary Planning Documents detailed above, the extant planning permission and financial considerations.

Principle of development 65. The principle of redeveloping this site has already been established by

the Eastleigh Borough Local Plan Review. This shows the site being outside the defined urban edge where there would normally be a presumption against new development (Policy 1.CO). It does however recognise the existing built up development on the site as “brownfield land” suitable for development. As such the land currently occupied by buildings is identified in Policy 70.H as a “residential commitment” which contributes towards the baseline provision of housing for the Borough. This fact is recognised in the Adopted Development Brief and also the extant planning permission for the site for development. Furthermore, the new Local Plan (Pre-Submission Consultation August 2012) allocates the site for housing development under Policy Bi1 and, in the absence of objections, this Policy can be given significant weight.

66. Because of its identification as a residential site, the Development Brief

primarily seeks to guide potential residential development, however, it is recognised in section 3.4 that the site would also be suitable for a nursing home, particularly in the Principal Building. Policy Bi1 (ii) also specifically seeks residential accommodation designed for the needs of older people.

Need/demand 67. The number and proportion of older people in society has been

increasing for some time and is a trend which is set to continue for the foreseeable future. The biggest rates of growth are in the 85+ year age-group, which is projected to increase by up to 60% by 2026. Given this fact, and recent government policy promoting the need the provide care for older people in their own homes, there does appear to be a clear need for more accommodation of this kind.

68. In the light of the above, the principle of the proposed development is

considered acceptable as is the proposed mix and size of units which reflect this specific need.

Impact on the Mount and its setting (design and layout considerations) 69. Policy 59.BE of the adopted Local Plan sets out a list of development

criteria which must be complied with, including: the requirement to take full and proper account of the context of the site and to be appropriate in mass, scale, layout, materials, density, design and siting, both in themselves and in relation to adjoining buildings, spaces and views, natural features and trees worthy of retention (criterion i) ; the need to make the most efficient use of the land (criterion ii) to provide a high standard of landscape design (criterion iv). This policy is reinforced by Policy DM1 of the Local Plan Pre-submission consultation.

70. In addition, the Development Brief sets out specific design and layout principles for the site (see above) and the relevant SPDs provide guidance in terms of the uses proposed and design.

71. The application layout and scale of development is considered

acceptable in that it respects the developable areas, buffer zones and principal tree protection zones identified by the Development Brief.

72. The Masterplan maintains and preserves the Mount as the key feature

and centrepiece of the development. The single storey glazed swimming pool extension would create an enclosed courtyard at the front of the building, helping to create a strong sense of arrival and reinforcing the Mount’s status as the principal building. The lightweight extension would allow views through to the restored building and lawn and is considered to be of an acceptable scale and design which has been endorsed by the Winchester and Eastleigh Design Review Panel.

73. A glazed walkway linking the Mount to the new core building would

provide an essential link but maintain the visual separation of buildings. The core building itself is necessarily large, given the quantum and range of care and ancillary uses it would accommodate and the significant change in levels. However, it has been assessed from key viewpoints and is considered appropriate to its context, given the quality and range of materials and design details which have been employed to assist in reducing the visual mass of the building. For all the proposed buildings, the design detailing reflects the architecture seen both within the site and within the Bishopstoke area.

74. The Council’s Conservation Architect and Design Officers have

assisted in the evolution of the detailed plans and offer their support to the proposals, which are also considered to be in accordance with the Policies 59.BE and DM1 referred to above, the Quality Places and Accommodation for the Elderly and those in Need of Care SPDs and NPPF para 55.

Nature conservation sites & protected species 75. The application site lies adjacent to the River Itchen, an internationally

important conservation site, known as The River Itchen candidate Special Area of Conservation (cSAC). It is also a nationally designated Site of Special Scientific Interest (SSSI). This site is of particular importance for its chalk river habitats, which support an exceptionally species-rich plant and invertebrate/mollusc population as well as supporting a rare population of white clawed crayfish and a population of otters. In addition, the site contains a number of rare/protected species including bats and slowworms.

76. The mature woodland within the western part of the site is located

within the Breach and Gully Copses Site of Importance for Nature

Conservation (SINC) which is of county-wide importance recognised for its rich areas of ancient woodland and modified semi-natural woodland.

77. In view of the above the application is supported by a comprehensive

Ecological Assessment of the site which assesses the nature conservation importance of habitats in the area and the likely presence of rare or protected species (including bats, badgers, water voles, otters, reptiles and invertebrates). It identifies constraints to the development and goes on to identify measures to avoid/minimise impacts and, where effects are unavoidable, sets out mitigation/compensation measures (eg bat roosts, slowworm habitats). Two badger setts are retained unaffected but one outlying sett would be closed and a licence from Natural England would be needed.

78. The environmental information is detailed and complex and builds on

that compiled for the previous care village application. Extensive consultations have taken place with Natural England and other consultees during the application processes and Natural England is happy with the information submitted and is of the view that the proposals are unlikely to have a negative impact on the River Itchen SAC/SSSI, provided that various strategies and proposals are implemented. Thus it was concluded that neither an EIA nor an Appropriate Assessment (under the Habitats Regulations) was required in this case. A detailed management plan is a requirement of the recommended conditions. With regard to protected species, Natural England considers the proposals acceptable in this respect provided the mitigation measures are implemented, and indeed mitigation works for bats and slowworms were provided in advance of the demolition of the ancillary buildings.

79. In view of the above, it is considered that the proposals comply with the

relevant nature conservation policies at both national level and local plan level, including saved Policy 22.NC (SSSI sites) and Policy 23.NC (SINC sites) and new policy DM9 and Bi1(iii). Furthermore, the development is likely to comply with Policy 26.NC which requires development proposals to include measures to enhance the value of features and habitats.

Trees and landscape 80. As outlined above, the site contains a number of group and individual

TPOs. At the Development Brief stage tree survey information was collated to inform where development could be located in order to protect those trees worthy of retention in the medium to long-term. Whilst the proposed layout broadly conforms to the tree protection zones, there is some low grade tree removal required, however other trees have been used as key “place making” features within the village and retained trees would be properly managed in the future.

81. The neglected landscape surrounding The Mount has become overgrown with weed species including Japanese Knotweed, and the trees have been unmanaged. The proposed draft Woodland Management Strategy and Landscape Strategy seeks to restore, respect and integrate the existing and historic qualities of the landscape to complement the development. The historic central lawn around The Mount would therefore be restored and views of this lawn from the site entrance preserved. The public would be given permissive access to the extensive woodland paths.

82. A further positive benefit would be the retention the orchard at the

northern end of the site near the Victorian lodges. This would add to the biodiversity of the scheme and would form a sensory garden for residents suffering from dementia.

83. The proposed layout of the assisted living units locates individual

blocks amongst trees to form a sylvan development which works with its landscape, and this concept is one which was encouraged by the Development Brief.

84. In line with Policies 16.NC and 20.CO of the Eastleigh Local Plan, the

proposed scheme would therefore enhance the value of features and habitats of nature importance and make considerable improvements to the current landscape. The site is well screened from the town of Eastleigh by the SINC woodland in the western side and from most of Bishopstoke village by screening planting along the southern and eastern boundaries. Like the previously consented scheme the proposal would therefore have minimal impact upon long and short views of the site and would not diminish the local gap identified by Policy 3.CO. The tree works and management also have the support of the Council’s Tree Manager and Biodiversity Officer.

Transport and accessibility 85. The supporting Transport Statement submitted with the application

shows that the potential level of daily vehicular trips associated with the proposed development would be 288 (this includes the movements of staff, residents, visitors and the resident transport service provided). This is far less that the fallback position of the previous hospital use. To facilitate sustainable transport, the proposals include provisions for a dedicated bus/car transport service for residents of the care village to access local town centres, personal appointments, excursions and local events as well as contributions towards improved accessibility for pedestrians and public transport users in Church Road. Furthermore, a Travel Plan would be implemented, also in line with Policy 100.T.

86. The new vehicular access off Church Road, to replace the existing,

would afford improved highway safety through improved sight lines. It would, however, require the removal of some trees and the re-grading of the bank. The existing substantial Wellingtonia tree would be

adequately protected and the new access works would not be implemented until after the main construction period to avoid compaction from associated heavy lorry movements.

87. A total of 130 parking spaces would be provided on-site for residents,

visitors and staff which is in line with policy 104.T and the Council’s Residential Parking SPD. There is also space on the site for further casual parking if needed. Local concerns regarding the increased amount of parking in Church Road are noted, but this is not caused by the development proposed and it is not expected that there would be overflow parking from the care village itself.

88. The Mount Development Brief also requires consideration to be given

to the provision of a pedestrian bridge link from the application site, to link the with the Itchen Navigation footpath and to provide a potential pedestrian route through to the Bishopstoke Recreation Ground. Whilst this may have some wider benefits, it is not essential in respect of the care village proposals and may not be achievable due to the environmental constraints of the site (SAC, SSSI designations etc). The recommended S106 agreement does, however, provide for access to the river through the site should the bridge be forthcoming at a future date.

89. The nature of the development proposed ensures that a high standard

of access for the disabled is provided throughout. Residential amenity 90. The amenity of both existing and new residents has been considered in

the light of Policies 59.BE and DM1 and the comments received on the application. The development has been amended during the application process and would not result in unacceptable harm to amenity due to noise, light or privacy impacts, and the management arrangements and relatively low intensity of use of the site would make it a good neighbour. The concern regarding the linking path to the adjoining public open space is noted but a wider planning objective is to improve links between communities and, in this case, links to the permissive paths on the site which will be of significant local benefit.

Affordable housing

91. Policy 74.H of the adopted Local Plan seeks a target of 35% of

affordable housing on sites capable of accommodating 15 or more dwellings. This is justified due to the high level of housing need in the Borough and the policy is carried forward in the current Local Plan pre-submission consultation in Policy DM28. The Development Brief for The Mount also includes a requirement for 35% affordable housing to come forward as part of any Class C3 Dwellings residential development.

92. This proposal, however, is not a “normal” residential scheme in that it seeks to provide a specialist type of housing with accommodation ranging from independent dwelling units (retirement houses/flats) to close care units and to a nursing/care home. However, whilst it is clear that some elements can be considered to fall within a C2 Residential Institution Use Class, it is the view of officers that the assisted living units in particular constitute independent dwellings within Use Class C3. This view is not shared by the applicants or their legal advisors.

93. Officers and applicants are agreed that the cost of the service charges

and the minimum care package would be likely to be prohibitive for most occupiers of on-site affordable housing units and therefore an off-site contribution towards affordable housing within the Borough is recommended and this in principle would meet the affordable housing policy requirement detailed above and also the guidance within the Council’s SPD for Accommodation for the Elderly and those in Need of Care.

Sustainable development 94. The standards required by the Council’s Environmentally Sustainable

Development SPD have been an integral part of the design process, culminating in a scheme which would deliver BREEAM Excellent/Code for Sustainable Homes Level 4. Rainwater harvesting, grey water recycling, a combined heat and power plant, use of solar gain, SUDS, and increased tree planting are all factors in delivering this high standard of sustainable design which is also in compliance with Policies 34.ES and DM2 and NPPF policy.

Economic benefits 95. The regeneration of the site would result in local economic benefits with

job creation for both construction and end use (approximately 110 jobs). The applicants have also agreed to implement an Employment Training Plan to assist with training and recruitment in addition to their own strategy for local employment.

Drainage 96. Works to the on-site foul sewer are necessary as are improvements to

local capacity, which the applicants and Southern Water would provide and for which conditions are recommended. All on site surface water drainage would be encompassed within a SUDS scheme.

Public art 97. To complement the Landscape Strategy, a public art scheme would be

developed with new residents along the lines of waymarking within the woodland using art and artworks within the village’s public spaces.

Health provision 98. The development includes consulting rooms which can be used by

practitioners. Whilst no consultation responses from the NHS Trust or local practices on the application have been received directly, the local practice engaged with the applicants pre-application and has expressed an interest in providing GP services to residents, possibly using the site as a satellite surgery.

Crime prevention 99. Crime prevention measures including good natural surveillance and

CCTV provision are included. The Hampshire Police Design Advisor has, however, objected to the proposed external lighting of 1m bollards and would prefer high lighting columns. On balance, given the nature of the use of the site and the need to also protect ecological and other amenity interests, the proposed lighting is considered to be sufficient.

Planning obligation and financial considerations 100. Paragraphs 203 to 206 of NPPF relate to planning conditions and

obligations. Planning obligations should only be sought where they are necessary to make the development acceptable in planning terms; directly related to the development, and; fairly and reasonably related in scale and kind to the development. The Council’s Supplementary Planning Document on Planning Obligations and Local Plan policies 100.T, 191.IN and DM37 also set out the Council’s approach to funding necessary infrastructure. As a result the Section 106 Heads of Terms which have been negotiated with the applicants are:

• Retention and refurbishment of Mount principal building and

lodges within Phase 1 of development • Planning Obligation contribution (£1,032,622) towards the

provision of off-site sustainable transport works, on-site public art, off-site affordable housing provision and travel plan monitoring.

• Local community use of on-site community facilities and village transport service

• Permissive access for public to use woodland paths • Safeguarded route to Itchen River footbridge • Care plan requirements and use restrictions for care units • Employment Training Plan implementation • S106 Administration fee (£1713)

101. The contributions would be index-linked and have been negotiated

following a site viability assessment by the Council’s Valuer. 102. Section 143 of the Localism Act amends Section 70 of the Town and

Country Planning Act to make local financial considerations an explicit

consideration in the determination of planning applications. Financial considerations also include the New Homes Bonus and this development would generate in excess of £1,000,000 in New Homes Bonus in addition to the significant number of jobs and multi million pound investment into the area.

103. There would also be a net gain in the provision of 163 homes which

would contribute towards the Borough’s 5 year land supply. Other material considerations 104. The extant planning permission for a care village is a material planning

consideration of significant weight. Other than those detailed above, it is considered that there are no other material considerations to warrant a decision otherwise than in accordance with the Development Plan and legislative background detailed above.

Conclusion 105. It is recognised that our ageing population will lead to an ever-

increasing demand for suitable housing and care for older persons and this scheme would help to fulfil this demand as now reflected in the site’s current allocation for development.

106. The development proposed complies with Development Plan and

national planning policy and the scheme also satisfies the principal site specific requirements of the Development Brief and the Council’s relevant Supplementary Planning Documents.

107. The Masterplan and supporting Plans carefully protect and enhance

the Mount, the Victorian lodges and the remnants of the historic gardens, and the woodland and biodiversity interests are protected and enhanced by the proposals. The new access would be safer and the development would generate less traffic than the previous hospital use. The proposals have evolved with the help of extensive stakeholder and community involvement and have been well-received locally. The Section 106 agreement would also deliver significant local community benefits.

108. On this basis permission is recommended, subject to the signing of the

Section 106 Agreement and to the conditions as set out at the beginning of the report.