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Neighbourhood Planning Site AssessmentPro-forma and GuideVersion 2
September 2014Site HNP 010 Land South of Aston Road and West of
Stanbridge Road
1. Background information
Site location and use
Site locationGeneral description(see examples- Appendix 1)
Land south of Aston Road and west of Stanbridge road between road and Church Farm
Parish NameHaddenham
Gross area (Ha)Total area of the site in hectares Approx 4.7 ha
SHLAA site reference (if applicable)
No SHLAA reference
Haddenham Neighbourhood Plan Reference
HNP 010
Context
Surrounding land uses(see examples- Appendix 1)
Surrounded by farmland
Site boundaries(see examples- Appendix 1)
Hedgerows and fencing
Is the site: Greenfield: Land (or a defined site) usually farmland, that has not previously been developed.
Brownfield: Previously developed land which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure.
Greenfield Brownfield Mixture Unknown
If a mixture, please provide details i.e. northern part of site Brownfield, southern part Greenfield
Existing/ previous useFarmland
Site planning history Have there been any
previous applications for development on this land?
What was the outcome?
None
2URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
3URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
2. SuitabilityAssessing the suitability of the site will give an indication of whether the site has any constraints to development. It should consider aspects such as infrastructure, planning policy, local services, heritage and other considerations.
Suitability
Where is the site located in relation to the built up area of avillage, town or neighbourhood?
Within thesettlement
On the edge Outside
X
Do any relevant local designations or assessments apply ?
See most recent Local Plan Proposals Map, SHLAA, Sustainability Appraisal, parking standards, Village Design Statement, Supplementary Planning Documents, emerging local plan policy etc.
How would development of this site relate to the surrounding uses?
What would be the impact of the proposed land use for the site?
What would be the impact of the proposed design of site development?
What would be the impact of the proposed scale of site development?
Please note: not all of the above will always be relevant.
Well Not very wellX
Don’t know
No planned development
N/A
N/A
How is the site currently accessed? Is it accessible from the highway network?
Provide details of site’s connectivity by car, public transport, cycle and by foot i.e. distance to nearest motorway, A roador B road, national cycle network, bus stop or rail station.
No access except for farm / field gates
4URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
Are there any road capacity or highway issues?
No unless accessed off Aston road
5URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
Characteristics (best established through site visits)
Characteristics which may affect development on the site:
Comments
Topography:Flat/ gently sloping or undulating / steep gradient
Flat
Natural featurese.g.trees, hedgerow, watercourse, ponds
Hedgerows
Natural England National Character Area(see appendix 2)
108: Upper Thames Clay Vales (NE570).
General characterOpen Countryside / rural settlement / suburban / urban / inner city
Haddenham Open FieldsRural open farmland
What is the character ofthe immediate vicinity?
Refer to Oxford Character Assessment Toolkit: Detailed Character Assessment
Spaces: Open farmland
Buildings: None
Long/short views: Long views to the Chilterns
Landscape: Open flat farmland
Ambience: Quiet farmland
Are there public rights of way across or in the vicinity of the site?
Yes public footpath crosses diagonally
Are there any existing buildings which could be retained or
No
6URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
converted?
Are there any potential overlooking/loss of privacy/daylight and sunlight issues?
No
Does the site relate wellto potential neighbouring sites?
No
What would be the impact of development on the landscape/skyline?(Minimal, moderate or significant)
Significant as no buildings or housing nearby
7URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
KEY TOPICS (arranged by ranking)
1. Heritage considerations
Proximity of site to thefollowing sites / areas
Proximity Comments
Conservation Area(see appendix 2)
Site is within aconservation area
Site is adjacent to aconservation area
Site is not within oradjacent to a
conservation area
Traffic impact onHaddenhamConservation Area
SignificantModerateMinimal
Traffic down Aston Roadinto conservation area
Impact on views intoand/or setting of and/orapproaches toHaddenhamConservation Area
SignificantModerateMinimal
Would impact approach to village
Archaeological event,feature or find(see appendix 2)
Archaeological event,feature or find within the
siteArchaeological event,
feature or find adjacent tothe site
No archaeological even,feature or find within the
site
N/A
Scheduled ancient monument (SAM)(see appendix 2)
Site is on an SAMSite is adjacent to an SAMSite is not on or adjacent
to an SAM
N/A
Registered Parks and Gardens(see appendix 2)
Site is within a RegisteredPark and Garden
Site is adjacent to aRegistered Park and
Garden Site is not within or
adjacent to a RegisteredPark and Garden
N/A
8URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
Registered Battlefields(see appendix 2)
Site is within a RegisteredBattlefield
Site is adjacent to aRegistered Battlefield
Site is not within oradjacent to a Registered
Battlefield
N/A
Listed buildings(see appendix 2)
Site contains a listedbuilding
Site is adjacent to, orwithin the setting of a
listed buildingSite does not contain oradjoin a listed building
Archaeological Priority Area(see appendix 2)
Site is within aconservation area
Site is adjacent to aconservation area
Site is not within oradjacent to a
conservation area
Locally listed building(see appendix 2)
Site contains a locallylisted building
Site is adjacent to, orwithin the setting of alocally listed building
Site does not contain oradjoin a locally listed
building
OVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: HERITAGE
Red is one pointAmber is two points
Green is three points
RedAmberGreen
OVERALL SCORE: HERITAGE
Total Heritage score
3
Total heritage score(traffic light multiplied
by Heritage weighting of5):
15
9URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
2. Environmental Considerations
Distance orYes /No Comments
Distance from important green space?Discretionary designation for green areas of particularimportance to the local community, including Snakemoor (see appendix 2)
>1000m500-1000m
<500m
Snakemoor 2.3 Kms
Distance from sites designated as being of national importance1
(see appendix 2)
>1000m 500-1000m
<500m
N/A
Distance from sites designated as being of local importance2
(Consult local planning authority)
>1000m 500-1000m
<500mChurch Green 850m
Ancient Woodland(see appendix 2)
>15m N/A
Other key considerations
Are there any Tree Preservation Orders on the site?
More than oneOneNone
Agricultural Land Classification?
Grade 1 (Best)Grade 2Grade 3Grade 4Grade 5
(Poorest)
Grade 3A
Ecological value?Could the site to be home to protected species suchas bats, great crested newts, badgers etc.? (see
Not aware of any
1 Sites of Special Scientific Interest
2 Local Nature Reserves, Sites of Nature Conservation Importance
10URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
appendix 2)NB: you should consult your local authority’s Biodiversity Action Plan for further information.Contamination(see appendix 2)
None
Japanese Knotweed None
Any nearby sources of airor noise pollution?
Red- HighAmber - SlightGreen - None
Impact on
Hedgerows and natural habitats
Red- Many Amber - SomeGreen - None
Views to open countryside from within the village
Red – OpenAmber- LimitedGreen - Short
Views of and into the village from local viewpoints and access routes
Red – OpenAmber- LimitedGreen - Short
OVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: ENVIRONMENT
RedAmberGreen
Red is one pointAmber is two points
Green is three points
OVERALL SCORE: ENVIRONMENT
TotalEnvironmental
Score
1
Total Environmental score(traffic light multiplied by
Environmental weighting of 4):
4
11URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
3. Transport
Distance to followingfacilities (measured from
site centre)
Distance(metres)
Observations and commentsNB: For rural areas, please
provide comments on generalaccessibility to facilities
Train station>1000m
500-1000m<500m
Bus stop (with at least a half-hourly service during the day)(see Appendix 2)
>1000m 500-1000m
<500m
Links to village amenities by bus
Yes/No
Site access
New access offminor road
New access offmajor road
Existing access
General/overall likely traffic impact on village
SignificantModerateMinimal
Impact on known traffic bottlenecks/blackspots (e.g. dangerous crossings/junctions, narrow roads, schools)
SignificantModerateMinimal
Crossroads on Stanbridge road and school down Aston Road
Cycling access difficulty of the site
SignificantModerateMinimal
Pedestrian access difficulty of site
SignificantModerateMinimal
No pavements
OVERALL TRAFFIC LIGHT ASSESSMENT andSCORING: TRANSPORT
RedAmberGreen
Red is one pointAmber is two points
Green is three pointsOVERALL SCORE: TRANSPORT
Total TransportScore
Total Transport score (traffic light multiplied byTransport weighting of 3):
12URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
1 3
4. Community amenities and facilities
Distance to followingfacilities (measured from
site centre)
Distance(metres)
Observations and commentsNB: For rural areas, please
provide comments on generalaccessibility to facilities
Village centre/Banks Parade shops
>1000m 500-1000m
<500m
Primary School(see Appendix 2)
>1000m 500-1000m
<500m
Junior School(see Appendix 2)
>1000m 500-1000m
<500m
Post Office>1000m
500-1000m<500m
Primary Healthcare Centre (GP, nurse)
>1000m 500-1000m
<500mKey Employment Site (Haddenham Business Park and Thame Road)
>1000m 500-1000m
<500mOVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: COMMUNITY AMENITIES
RedAmberGreen
Red is one pointAmber is two points
Green is three points
OVERALL SCORE: COMMUNITY AMENITIES
Total AmenityScore
1
Total Amenity score (traffic light multiplied byAmenity weighting of 2):
2
13URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
5. Leisure, sports and recreation
Proximity of site to thefollowing sites/areas
Distance(metres)
Observations and commentsNB: For rural areas, please
provide comments on generalaccessibility to facilities
Recreation facilities (indoors and outdoor sports facilities, playgrounds and playing pitches)
Red – Car driveAmber –Cycle
Green - Walkable
Distance to public footpath(s)
>100m 20-100m
<20m
Distance to public open space
Red – Car driveAmber –Cycle
Green - Walkable
OVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: LEISURE, SPORTS AND RECREATION
RedAmberGreen
Red is one pointAmber is two pointsGreen is three points
OVERALL SCORE: LEISURE, SPORTS AND RECREATION
Total Leisure,Sports andRecreation
score
2
Total sports, leisure andrecreation score (traffic lightmultiplied by weighting of 1):
2
Other key considerations
14URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
Which Flood Zone (fluvial/tidal) does the site fall within or intersect?
Zone 3Zone 2Zone 1 X
Comments
None
Is the site in a Critical Drainage Area for Surface Water Flooding?
Yes / No No
Is the site within a Source Protection Zonefor Groundwater Abstraction?(see appendix 2)
Inner zone(Zone 1)
Inner zone - subsurface activity only (Zone 1c)
Outer zone (Zone 2)
Outer zone - subsurface activity only (Zone 2c)
Total catchment (Zone 3)
Total catchment - subsurface activity only (Zone 3c)
No
Is the site affected byany of the following?
Yes No Comments
Significant infrastructure crossing the site i.e. power lines/pipe lines
Utility services available
15URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
Minerals or waste considerations
Unknown
3. Availability
A site is considered available for development, when on the best available information thereis confidence that there are no legal or ownership problems. This will often mean that theland is controlled by a developer or landowner who has expressed an intention to develop,or the landowner has expressed an intention to sell.
Availability
Yes No
Is the site landowner willing to submit the site for development (if known)? Please provide supporting evidence.
Are there any known legal or ownership problems such as unresolved multiple ownerships, ransom strips, , easements, covenants or operational requirements of landowners?
Are there any long tenancies?Is there a known time frame for availability?
Any other comments?
16URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
4. Summary
Conclusions
Site name/number:Site HNP 010 Land south of Aston Road and west of
Stanbridge Road
Please tick a box
The site is appropriate for development
This site has constraints to be overcome
The site is unsuitable for development
Scoring Final topic score (including weighting)
Heritage15
Environment4
Transport 3
Community amenities 2
Leisure, sport and recreation 2
OVERALL SITE SCORE (total of five scores above)
26
(If suitable for development) Potential housing development capacity (estimated as a development of 30 homes per Ha):
140
17URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
Estimated development timeframe:
Not available
Explanation / justification for decision to accept or discount site.
Site is outside the village and has poor links by road, cycle and pathways. Would impact views into and out of the village.
Further information
Infrastructure requirements? You may also need to gain additional information from service providers such as highways, water, education etc. Please provide your comments.
Highways and Thames water would need to provide additional information
18URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.
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