SILVER HILL WINCHESTER PLANNING STATEMENT ON BEHALF OF THORNFIELD PROPERTIES WINCHESTER by bib20662

VIEWS: 83 PAGES: 37

									                         SILVER HILL, WINCHESTER

                           PLANNING STATEMENT

                              ON BEHALF OF

                  THORNFIELD PROPERTIES (WINCHESTER) LTD

                                   MAY 2006




GVA GRIMLEY LLP

10 STRATTON STREET
LONDON
W1J 8JR


Contact: Julian Carter


Tel:   020 7911 2175
Fax:   020 7911 2560


www.gvagrimley.co.uk
CONTENTS




                                                         Page Number

1.0   Introduction                                       1

2.0   The Proposals’ Context                             4

3.0   Description of the Proposals                       6

4.0   The Principles of National Planning Policy         11

5.0   Local Policy Context                               16

6.0   Local Policy Assessment                            18

7.0   Conclusion                                         28



Appendix A            Site Plan
Appendix B            Accommodation Schedule
Appendix C            Audit of Proposal against the Broadway Friarsgate
                      Planning Brief
Planning Statement                                                                          May 2006
Silver Hill, Winchester


1.0       INTRODUCTION


1.1        This statement has been prepared to support applications for full planning permission
           and Conservation Area consent submitted on behalf of Thornfield Properties
           (Winchester) Ltd for a mixed-use development in Winchester city centre.


1.2        The site is bounded by Friarsgate to the north, Middle Brook Street to the west, part of
           the Broadway to the south and Busket Lane and the Lower Brook to the east.


1.3        A red-line plan defining the boundary of the site can be found in Appendix A of this
           statement.


1.4        The proposed development comprises 282 residential units, together with 10,247 sq.
           metres of retail space, a medical surgery and community uses (D1), 875 sq. metres of
           ‘live-work’ space (Sui Generis), and commercial space (B1) to include new office
           accommodation for the Primary Care Trust. The proposals also include a replacement
           bus station, a youth centre, RAOB1 facilities and public open space located in the
           eastern area of the site and public and private car parking. Further details of the
           proposals are outlined in Section 3.0 of this statement.


1.5        The existing street markets are to be relocated from Middle Brook Street to enhanced
           pitches located on the Broadway. This new location falls outside the red-line boundary
           of the proposed development and is therefore subject to separate full planning
           application.


1.6        In addition to this statement, the application is supported by the following reports:


                •       Environmental Statement (authored by Ove Arup & Partners Ltd)
                    • Volume 1 – Non-Technical Summary
                    • Volume 2 – Environment Statement
                                     -   Appendices 1
                                     -   Appendices 2
                                     -   Appendices 3: Flood Risk Assessment
                                     -   Appendices 4: Transport Assessment
                                     -   Appendices 5: Archaeological Desk-Based Study (RPS)
                                     -   Appendices 6: Sustainability Statement

1
    RAOB - Royal Antediluvian Order of Buffaloes



                                                    1
Planning Statement                                                                       May 2006
Silver Hill, Winchester


                 • Volume 3 – Townscape and Visual Impact Assessment –               The Richard
                                  Coleman Consultancy
                 • Volume 4 – Design Statement – Allies & Morrison and Christopher Bradley-
                                Hole Landscape Architects


             •      Outline Archaeological Mitigation Strategy - RPS


             •      Travel Plan Framework - Ove Arup & Partners Ltd


             •      Waste Strategy - Ove Arup & Partners Ltd


             •      Retail Statement - GVA Grimley


             •      Statement of Community Involvement - PPS


             •      Arboricultural Report – SJ Stephens Associates, Christopher Bradley-Hole
                                             Landscape Architects


             •      Elevational Bay Studies – Allies & Morrison


1.7     The proposed scheme has evolved in conjunction with, amongst others, Winchester
        City Council who, in their capacity as alandowner with substantial property interests in
        the area to be redeveloped have entered into a development agreement with
        Thornfield Properties (Winchester) Ltd, with a view to securing the comprehensive
        redevelopment of this part of the city centre.


1.8     Extensive consultation has been undertaken with the officers of Winchester City
        Council and Hampshire County. The applicant has also held pre-application
        discussions with CABE, English Heritage, the Environment Agency and the
        Government Office for the South-East. In addition, the applicant has held public
        consultation events to engage with the wider community, further details of which are
        outlined in the accompanying Statement of Community Involvement.


1.9     This statement demonstrates that the proposed scheme:


             •        has been prepared in full consultation with the local planning authority, the
                      surrounding community and other key stakeholders;




                                                  2
Planning Statement                                                                    May 2006
Silver Hill, Winchester


             •        is in accordance with relevant planning policy at national, strategic and
                      local level and delivers sustainable development; and


             •        through the comprehensive redevelopment of the site delivers an
                      appropriate mix of uses and provides a high quality built environment
                      which is well-related to the surrounding context.




                                                  3
Planning Statement                                                                        May 2006
Silver Hill, Winchester




2.0     THE PROPOSALS’ CONTEXT


        The Applicant


2.1     The applicant, Thornfield Properties (Winchester) Ltd, is an experienced developer with
        a proven track record of investment in town centres in the United Kingdom and in
        delivering complex multi-use redevelopments on brownfield and urban sites.


        Site Description


2.2     The site is located within Roman Walls of the cathedral city of Winchester, which lies at
        the heart of Hampshire. The city is well served by road and rail and has easy access to
        air travel, as well as the ports of Southampton and Portsmouth.


2.3     The town centre site comprises approximately 2.17 hectares and is located within the
        ‘Walled Town’ character area within the Winchester Conservation Area. It is in close
        proximity to the 19th century Winchester Guildhall and adjacent to the Brooks Shopping
        Centre. The site includes a Sainsbury’s supermarket, the Winchester Bus Station, a
        post office, the Friarsgate multi-storey car park, Coitbury House, the Antique Market
        building, as well as the Marks and Spencer warehouse (also known as the
        Woolstaplers Hall) and car park. The area is currently suffering from a significant level
        of inactivity and under-use, undermining the vibrancy and urban integrity of
        Winchester’s historic core.


2.3     The entire site is the subject of the Broadway Friarsgate Planning Brief adopted by
        Winchester City Council as Supplementary Planning Guidance (now a Supplementary
        Planning Document) in June 2003. The Brief sets out a framework for the development
        of the area and indicates that the site could accommodate a mix of uses including;
        commercial, community and residential use, along with the provision of a new bus
        station. The Brief is a material consideration in the determination of these applications
        and sets out a series of guidelines for development. Significant regard has been given
        to the Planning Brief in the context of the development of the proposals.


2.4     It is widely recognised that the current urban form does not readily fit into the context of
        the historic city of Winchester. The proposals deliver the comprehensive regeneration
        of a currently marginal area and in so doing create a vibrant and viable urban form,




                                                 4
Planning Statement                                                                      May 2006
Silver Hill, Winchester


        shaped by the principles of sustainability, and is responsive to the objectives set out in
        national, regional and local planning policy.




                                                 5
Planning Statement                                                                      May 2006
Silver Hill, Winchester


3.0     DESCRIPTION OF THE PROPOSAL


3.1     The proposed development has evolved in consultation with Winchester City Council
        (acting in their capacity both as landowner and, separately, as local planning authority.
        Hampshire County Council, the local community and other key stakeholders have also
        been consulted. Those charged with creating the scheme have responded positively to
        comments raised during the consultation process and the scheme has been modified
        and refined to take account of a number of points raised. These changes have been
        accommodated without compromising the comprehensiveness of the scheme which
        characteristic is an essential component of the scheme’s ability to deliver a vital and
        viable new community.


3.2     The proposed scheme will bring forward regeneration of the area by delivering an
        appropriate mix of uses compatible in terms of both function and scale with the
        surrounding historic environment. The scheme will fully integrate with Winchester
        centre and will improve accessibility and permeability within and across the site for
        pedestrians and cyclists allowing access to adjoining sites. The scheme does this by
        seeking to re-establish a series of legible publicly accessible routes which reflect
        Winchester’s historic street pattern.


3.4     The proposals involve the comprehensive redevelopment of the area, providing 282
        residential units, 10,247 sq. metres of retail space, commercial and community space,
        car parking and open space, as well as a new bus station. Ten buildings are proposed,
        all of which apart from Building H (Woolstaplers Hall) are to be newly constructed.


                 •   Block A incorporates:
                            6,443 sq. metres of retail space, to include a new supermarket;
                            83 residential units;
                            875 sq. metres of ‘live-work’ space;
                            a youth centre;
                            an RAOB facility (Royal Antediluvian Order of Buffaloes);
                            330 public parking spaces;
                            60 private parking spaces;
                            15 parking spaces associated with the medical surgery;
                            new CCTV and parking offices; and
                            an ancillary substation, loading bay, service area and storage.




                                                    6
Planning Statement                                                                       May 2006
Silver Hill, Winchester


                 •   Block B comprises:
                             1,107 sq. metres of retail space,
                             45 residential units,
                             office accommodation for the Primary Care Trust,
                             a medical surgery,
                             a new bus station,
                             public toilets,
                             a room associated with the telecommunications mast;
                             a new ‘Shop Mobility’ office;
                             6 parking spaces associated with ‘Shop Mobility’;
                             44 parking spaces for the Primary Care Trust; and
                             an ancillary service area


                 •   Block C includes:
                             31 residential units;
                             a substation;
                             space for stalls; and
                             26 private parking spaces.


                 •   Block C1 incorporates 323 sq. metres of retail space, to include space for
                     permanent market stalls and market storage;


                 •   Block D comprises 20 residential, 27 private parking spaces and 5
                     replacement parking spaces (to replace the existing on Busket Lane);


                 •   Block E provides 741 sq. metres of retail space and 27 residential units;


                 •   Block F includes 18 residential units and 373 sq. metres of retail space


                 •   Block G will incorporate 7 residential units, 108 sq. metres of retail space
                     and an ancillary substation;


                 •   Block H comprises 843 sq. metres of retail space, 475 sq. metres of
                     office/studio space, 5 residential units and ancillary plant and boiler space;
                     and


                 •   Block J includes 34 residential units.




                                                     7
Planning Statement                                                                      May 2006
Silver Hill, Winchester


3.5     The majority of buildings comprise 3 or 4 storeys above a ground floor. It is proposed
        that Block A, as shown on the site plan (Appendix A) will have four storeys and an attic
        above a ground floor level.


3.6     The residential component of the scheme comprises the provision of 282 residential
        units including 99 affordable homes (35%).


3.7     183 private units are to be provided, comprising:
                 •   108 one bedroom units;
                 •   64 two bedroom units; and
                 •   11 three bedroom units.


3.8     99 affordable homes are proposed, comprising:
                 •   72 one bedroom apartments; and
                 •   27 two bedroom units.


3.9     A total of 10,247 square metres of retail floorspace is proposed. The existing
        supermarket will be replaced, with a new store of 2,332 square metres (GIA) proposed.
        The retail space will encourage investment in the central core, as well as job creation in
        a sustainable location. Further information is provided in the accompanying Retail
        Statement.


3.10    In addition, as a result of the development, the existing street markets on Middle Brook
        Street are to be relocated to enhanced pitches situated on The Broadway. Both the
        applicant and we understand, the officers of Winchester City Council consider that this
        is a prominent location and will enable the revitalisation of both the market (at its new
        location) and the site as a whole. It is further considered that the markets’ relocation
        represent an important opportunity to enhance the built environment and vitality of that
        part of The Broadway adjacent to the Guildhall, reasserting the importance of this
        public space within the context of the city centre as a whole. As previously noted, the
        works to The Broadway are the subject of a separate planning application.


3.11    An essential component of the scheme is the provision of a new bus station for the city.
        It is intended that this new facility will considerably enhance the profile of public
        transport options within the city and beyond. The relocation of the existing bus station
        also unlocks an important element of the site opposite the Guildhall for a more
        appropriate use. The location of the new bus station adjacent to Friarsgate also
        ensures that the scheme can be accessed readily by those with no access to, and


                                                 8
Planning Statement                                                                      May 2006
Silver Hill, Winchester


        those who choose not to use, a private car. The bus station has been designed to a
        brief agreed with Stagecoach to provide for existing and future demand. The scheme
        also includes the replacement of the existing multi-storey public car park, along with
        the provision of an additional141 private spaces (reflecting the increased residential
        population following implementation of the scheme) as well as 456 cycle bays.


3.12    A replacement medical surgery and NHS Trust floorspace are proposed, serving the
        needs of the local community, as well as units to accommodate Council-run services,
        such as CCTV, parking and ‘Shop Mobility’. The proposals also include a youth centre
        and a RAOB facility.


3.13    882 square metres of ‘live-work’ space have been incorporated, to encourage
        innovation and the growth of small and start-up enterprises.


3.14    The proposed development also includes electricity substations and discussions have
        taken place with the Scottish and Southern Electric to ensure that foreseen demand
        can be met. A replacement telecommunications mast and new storage space are also
        included within the proposals.


3.15    Careful consideration has been given to ensure that the scheme not only enhances the
        existing street pattern but also improves the primacy of The Broadway. This is intended
        to ensure that the wider central area of Winchester receives the optimum possible
        benefit from the proposed development. A public realm strategy has been developed
        with the proposed scheme designed to instil a ‘sense of place’ through the creation of
        Silver Hill Square and courtyards, as well as new area of public green space at the
        eastern end of the site. The proposals also seek to expose the existing waterways
        whereever possible, creating a new publicly accessible landscape and re-establishing
        a managed wetland environment within the historic walled city. A detailed analysis of
        the public realm and townscape strategy is set out in the accompanying Design and
        Landscape Statement.


3.16    The proposals have evolved in conjunction with Hampshire County Council (the local
        highway authority) and Winchester City Council to ensure a strategic approach to
        highway management, which facilitates the integration of the scheme within
        Winchester city centre and the wider geographical area. In particular, the opportunity
        has been taken to remove traffic from certain areas of the city centre, in order to
        reinforce the primacy of pedestrian movement. New contra-flow bus lanes are provided




                                               9
Planning Statement                                                                    May 2006
Silver Hill, Winchester


        to ensure that public transport services can operate efficiently. Further information is
        provided within the accompanying Transport Statement.


3.17    The proposals have been designed to reflect the site’s location within the Environment
        Agency’s Indicative Flood Plain of the River Itchen, with specialist flood consultants
        (Ove Arup & Partners) employed to assess this issue. The proposals seek to expose
        the existing culverted waterways where possible and adjoining areas have been
        designed to incorporate “soft” areas, including green roofs and green landscaping to
        the east and west of Block D. In addition, ground floor parking areas are set aside to
        function as flood storage areas in the event of a one per cent annual probability flood
        level.


3.18    An accommodation schedule detailing the proposals can be found in Appendix B.




                                               10
Planning Statement                                                                     May 2006
Silver Hill, Winchester


4.0     THE PRINCIPLES OF NATIONAL PLANNING POLICY


4.1     This section summarises the relevant national planning policy framework against which
        proposals will be considered. These principles have informed the development of the
        scheme and as such, this section draws out these key principles that have guided the
        development team in the formulation of the current proposals. A detailed assessment
        of the proposals against local policy can be found in Sections 5.0 and 6.0.


4.2     The proposed scheme has been developed to accord with principles of national
        planning policy and best practice guidance. In the preparation of this statement regard
        has been given to:


                 •   Planning Policy Statement (PPS) 1: Delivering Sustainable Development
                 •   Planning Policy Guidance (PPG) 3: Housing
                 •   Planning Policy Statement (PPS) 3 (Draft): Housing
                 •   Planning Policy Statement (PPS) 6: Planning for Town Centres
                 •   Planning Policy Guidance (PPG) 13: Transport
                 •   Planning Policy Guidance (PPG) 15: Planning and the Historic Environment
                 •   Planning Policy Guidance (PPG) 16: Archaeology and Planning
                 •   Planning Policy Guidance (PPG) 25: Development and Flood Risk
                 •   Planning Policy Statement (PPS) 25 (Draft): Development and Flood Risk


        Planning Policy Statement 1: Delivering Sustainable Development (2005)


4.3     The principle of delivering sustainable development is the key objective of PPS1
        ‘Creating Sustainable Communities’. PPS1 sets out the Government’s objectives for
        the planning system, urges planning authorities to make more efficient use of land
        through well-designed, higher density, mixed use developments and the reuse of
        suitably located previously developed land and buildings. In order to deliver sustainable
        development, planning authorities should actively seek to bring back into beneficial use
        underused buildings and land. PPS1 also sets out that planning authorities should
        ensure that proposals optimise the potential of sites to accommodate development.


4.4     PPS1 highlights five aspects of ‘Planning for Sustainable Development’: promoting
        social cohesion and inclusion; protecting and enhancing the quality of the natural and
        historic environment; a prudent use of resources to respect the needs of future
        generations; promoting a strong, stable, and productive economy; and integrating
        sustainable development.


                                                11
Planning Statement                                                                    May 2006
Silver Hill, Winchester


        Planning Policy Guidance 3: Housing (2000)


4.5     PPG3 sets out the broad sustainability objectives of maximising the use of brownfield
        land and focussing new housing development in towns and cities. PPG3 also seeks to
        ensure that new housing and residential environments are well designed and make a
        significant contribution to promoting urban renaissance.


        Planning Policy Statement 3 (Draft): Housing (2005)


4.6     PPS3 (Draft) was published for consultation in December 2005. Once published in final
        form, the new PPS3 will replace PPG3 and will set out the national planning policies for
        housing, which regional planning bodies and local authorities should take into account
        in developing regional spatial strategies and local development frameworks.


4.7     PPS3 (Draft) emphasises that Government’s key objective for planning and housing is
        to ensure that everyone has the opportunity of living in a decent home, which they can
        afford, in a community where they want to live. The need for flexibility in planning
        between urban and rural areas and between areas experiencing high and low demand
        is also stressed. The Government also aims to ensure that planning system maximises
        the delivery of well-designed homes, which are energy efficient and make the best use
        of land through achieving higher densities, especially in the town centre and areas
        well-served by public transport. In addition, with a strong weight attached to removing
        development constraints, local planning authorities are encouraged to make full use of
        their compulsory purchase powers to bring forward brownfield sites for development.


        Planning Policy Statement 6: Planning for Town Centres (2005)


4.8     The Government’s key objective for town centres, as set out in PPS6, is to promote the
        growth of existing town centres by focussing development that encourages a wide
        range of services in a good environment that is accessible to all. PPS6 also
        encourages the efficient use of land and well designed, higher density, multi-storey
        development within and around existing centres.


        Planning Policy Guidance 13: Transport (2001)


4.9     This PPG provides guidance on how the Government’s objectives for integrated
        transport can be achieved through land use planning.




                                               12
Planning Statement                                                                       May 2006
Silver Hill, Winchester


4.10    PPG13 reinforces the aim of maximising development potential and encourages
        planning authorities to make provision for increased intensity of development at
        locations which are highly accessible by a number of means of transport, especially
        other than by private car.


        Planning Policy Guidance 15: Planning and the Historic Environment (1994)


4.11    This PPG outlines the Government’s policies for the identification and protection of
        historic buildings, conservation areas and other elements of the historic environment.
        The guidance refers to the requirement for local planning authorities to have special
        regard to the desirability of preserving the setting of a listed building and protecting or
        enhancing the character of conservation areas. It is emphasised that designation as a
        conservation area is not about preservation; rather it is about the positive management
        of change. Furthermore it is noted in paragraph 4.17:


                 Many conservation areas include gap sites, or buildings that make no positive
                 contribution to, or indeed detract from, the character or appearance of the area;
                 their replacement should be a stimulus to imaginative, high quality design, and
                 seen as an opportunity to enhance the area. What is important is not that new
                 buildings should directly imitate earlier design styles, but that they should be
                 designed with respect for their context, as part of a larger whole which has a
                 well-established character and appearance of its own.


        Planning Policy Guidance 16: Archaeology and Planning (1990)


4.12    PPG16 sets out the Secretary of State’s policy on archaeological remains on land. The
        guidance emphasises the importance of archaeology, whist noting that it is not always
        feasible to save all remains. Positive planning and management are advocated to bring
        about sensible solutions to the treatment of sites with archaeological remains and
        reduce the areas of potential conflict between development and preservation. It is also
        noted that the key to the future of the great majority of archaeological sites and historic
        landscapes lies with local authorities, as well as with the owners of sites themselves.


        Planning Policy Guidance 25: Development and Flood Risk (2001)


4.13    PPG25 provides guidance on how flood risks should be considered at all stages of the
        planning and development process in order to reduce damage to property and loss of
        life. The guidance states that Local Planning Authorities should apply the precautionary



                                                 13
Planning Statement                                                                        May 2006
Silver Hill, Winchester


        principle to the issue of flood risk, and that the susceptibility of land to flooding is a
        material consideration when determining a planning application. It also requires
        applicants to demonstrate that any new development would not increase the number of
        people or properties at risk from flooding on site or downstream or obstruct land
        adjacent to watercourses required for access and/or maintenance purposes.


        Planning Policy Statement 25 (Draft): Development and Flood Risk (2005)


4.14    PPS25 (Draft) was published for consultation in December 2005. Once published in
        final form it will supersede PPG25.


4.15    The key aim of PPS25 (Draft) is to provide clarity on what is required at regional and
        local levels to ensure that decisions are made at the most appropriate level and in a
        timely fashion to deliver sustainable planning for development and flood risk. A risk-
        based approach to planning for development in areas of flood risk is advocated and as
        such policies should avoid adding to the ‘sources’ of flood risk. In addition, flood
        ‘pathways’ should be managed to reduce the likelihood of flooding and inappropriate
        development in areas at risk from flooding should be avoided. Regional Planning
        Boards and Local Authorities are also required to follow a sequential approach in areas
        of flood risk to determining the suitability of sites for development. It is also emphasised
        that flood risk assessments should be carried out to the appropriate degree at all levels
        of the planning process.


        Summary


4.16    In full accordance with the principles of national policy, the proposals:


        •    Make better use of previously developed land and buildings and deliver a well-
             designed, mixed use development in which people will be attracted to live and
             work, now and in the future;
        •    Protect and enhance the natural environment;
        •    Are compatible with local context and transport capacity;
        •    Deliver residential accommodation in a highly accessible, sustainable location and
             an inclusive community through a mix of housing tenures;
        •    Provide a high quality design solution, with energy efficient buildings;
        •    Offer a townscape solution which respects and enhances the value of
             Conservation Area;




                                                  14
Planning Statement                                                                 May 2006
Silver Hill, Winchester


        •    Encourage the sustenance and growth of a town centre and Winchester’s
             economy. The retail use will support the primary shopping function of the town
             centre as well as enabling Winchester to better reflect its position within the
             catchment area.
        •    Encourage more sustainable transport choices, promoting accessibility to jobs,
             shopping and services by public transport, walking and cycling; and
        •    Incorporate suitable flood risk mitigation measures.




                                                 15
Planning Statement                                                                        May 2006
Silver Hill, Winchester




5.0     LOCAL POLICY CONTEXT

5.1     Within this section the local policy framework is introduced, prior to the local policy
        assessment in Section 6.0.


        Development Plan Documents


5.2     Under the plan-led system, the law requires applications to be determined in
        accordance with Development Plan Documents (DPDs), unless other material
        considerations indicate otherwise. The DPDs comprise the adopted Winchester District
        Local Plan (1998), the Hampshire County Structure Plan 1996-2011 (Review) and
        RPG9 (2001).


        The Emerging Local Development Framework


5.3     The Winchester District Local Plan (“the Plan”) is currently undergoing a process of
        review, with the Inspector's report published in September 2005 and the subsequent
        Proposed Modifications in January 2006. It is envisaged that this Plan will be adopted
        in July 2006. In the intervening period it is accorded significant weight for purposes of
        development control.


5.4     As required by law, Winchester City Council has adopted a Local Development
        Scheme, which outlines the timetable for the preparation of the new Development Plan
        Documents (DPDs). The Core Strategy Preferred Options is scheduled to be published
        for public consultation in the summer of 2007 and the City Council anticipate that the
        Core Strategy document and accompanying Proposals Map will be adopted in June
        2009.


5.5     In addition, following the 2004 Act, the Hampshire County Structure Plan 1996-2011,
        adopted in 2000 and Regional Policy Guidance Note 9 (RPG9) are to be replaced by a
        Regional Spatial Strategy – the South East Plan. The South East Plan will set out a 20-
        year vision for the region until the period ending 2026. The Draft South East Plan (Core
        Regional Policies and Sub-regional details) was submitted to the Government for
        approval on 31st March 2006. To coincide with the submission to the Secretary of
        State, the draft Plan is subject to a further period of public consultation until 23rd June.
        In early 2007, the Plan will then be examined in public (EiP) and is due to be published
        in final form on 29th February 2008. At this point in time it will become a legal document



                                                 16
Planning Statement                                                                        May 2006
Silver Hill, Winchester


        that local authorities will be required to follow. In the intervening period the Draft South
        East Plan is a material consideration for the purposes of development control, with its
        weight limited, in particular prior to the EiP.


        Further Strategic Guidance


5.6     The Hampshire Local Transport Plan (LTP), 2006 sets out the County Council's
        proposals and programmes for expenditure on transport until 2011. It covers a wide
        range of issues, with an emphasis on integration, following Government guidance as
        outlined in PPG13. The long-term strategy of the Plan is centred around the theme of
        ‘Reduce’, ‘Manage’ and ‘Invest’. The Plan is a material consideration for the purposes
        of development control.


        The Planning Brief


5.7     The Broadway and Friarsgate Planning Brief was adopted by Winchester City Council
        in 2003. It is intended to form a ‘bridge’ between the provisions of the emerging Local
        Plan and the detailed requirements of a planning application. More specifically, the
        purpose of the Brief is to guide the comprehensive redevelopment of the area ensuring
        that:


                 … The resulting development achieves the highest standards of architecture,
                 urban design and public realm as well as making a positive contribution to the
                 local community and economy.




                                                   17
Planning Statement                                                                      May 2006
Silver Hill, Winchester


6.0     LOCAL POLICY ASSESSMENT


6.1     Within this section the proposals are assessed against the local policy framework, to
        include the adopted and emerging Development Plan Documents, the Hampshire Local
        Transport Plan (2006-2011) and the Broadway Friarsgate Planning Brief (2003). The
        development proposals are analysed in the context of policies, under the following
        headings:


                 •   Principle of the Development;
                 •   Design and the Environment;
                 •   Historic Environment;
                 •   Housing;
                 •   Town Centre;
                 •   Employment; and
                 •   Transport and Parking.


6.2     In addition, a detailed audit of the proposals against Brief can be found in Appendix C.


        Principle of the Development


6.3     The proposed development is in accordance with the key aim of the emerging Local
        Plan, which seeks:


                 […]to ensure that necessary development is located, designed and
                 implemented to protect and enhance the character of its setting, to help sustain
                 a buoyant local economy and to avoid the wasteful use of resources.


6.4     In accordance with the Planning Brief, the proposal delivers the comprehensive
        redevelopment of the Broadway Friarsgate area of Winchester city centre. This
        approach is strongly favoured by the City Council, as it is considered to be the best
        way securing a well-designed scheme, which incorporates the required non-
        commercial elements.


6.5     The proposals fulfil the prime objective for future development within the Broadway
        Friarsgate area, as specified in Policy RD11.05 of the emerging Local Plan and
        outlined in the Planning Brief.




                                                18
Planning Statement                                                                      May 2006
Silver Hill, Winchester


        Design and the Environment


6.6     In accordance with Proposal EN.4 of the adopted Local Plan, the applications have
        been supported by a full site analysis. This is covered by accompanying Environmental
        Impact Assessment (EIA), which has been prepared in accordance with the Town and
        Country Planning (Environmental Impact Assessment) Regulations, 1999. This
        assesses the following topics:


                                •   air quality;
                                •   archaeology;
                                •   built heritage;
                                •   daylight and sunlight;
                                •   ecology;
                                •   environmental noise;
                                •   ground conditions and contamination;
                                •   land-use planning;
                                •   socio-economics;
                                •   townscape and visual impact;
                                •   waste; and
                                •   water resources;


6.7     A Design and Landscape Statement supports the application, in accordance with Policy
        DP.1 of the emerging Local Plan and PPS1. The statement demonstrates that the
        proposals accord with the principles of PPS1, which seek to encourage high quality,
        inclusive development which improve the character of their setting over their lifetime.


6.8     In accordance with national and strategic planning policy and Policy DP.3 of the
        emerging Local Plan, the proposed development makes an efficient use of land. In
        terms of design and scale, the layout responds positively to the character of the local
        environment. In addition the scheme provides for ease of movement and local
        permeability by providing pedestrian and cycle links which are safe and subject to
        natural surveillance. The design also maximises access to public transport and keeps
        parking provision to a minimum. All bar the last of these characteristics are also in
        accordance with Proposal EN.5 of the adopted Local Plan. In recent years, the policy
        approach has changed to parking provision, with standards now regarded as a
        maximum.




                                                   19
Planning Statement                                                                       May 2006
Silver Hill, Winchester


6.9     In accordance with the adopted Planning Brief and Policy RD11.05 of the emerging
        Local Plan, the development has been designed around a clear public realm and
        streets and spaces sympathetic to the character of Winchester and this is explored
        within the Design and Landscape Statement. The streets and spaces will provide focal
        points for formal and informal activity and reinforce local identity. Careful consideration
        has also been given to ensuring the provision of public art within the scheme, as well
        as improvements to the Broadway and Friarsgate. In the case of the Broadway,
        emphasis has been given to ensuring that the street is more sympathetic to
        pedestrians. Proposals have been designed in accordance with Policy EN.6 of the
        adopted Local Plan to meet the needs of those with mobility concerns. In addition,
        Friarsgate, a major route for incoming traffic will be improved through the planting of
        trees and ‘growing screens’.


6.10    Significant consideration has been given to Proposals EN.7 and W.1 of the adopted
        Local Plan and Policies DP.5 and W.1 of the emerging Local Plan, and as set out in the
        Townscape Assessment, the proposed development will not detract from, or result in
        the loss of important public views and skyline features, both in the immediate vicinity
        and long range and respects the architectural and historical character of the town as
        whole.


6.11    In accordance with the Planning Brief, building heights vary across the site, grading
        down from west to east and the frontages have been broken to create a varied open
        form.


6.12    In accordance with Proposal EN.8 (adopted) and Policy DP.6 (emerging) it is
        considered that the on site amenity space is of a high standard of design, appropriate
        to the character of the development, enhances the environmental quality of the area
        and includes soft and hard landscaping. The car parking areas have also been
        designed and located sensitively. The proposals also incorporate adequate garden
        space of the scale and proportion appropriate to the function of the dwellings, in
        accordance with EN.9 of the adopted Local Plan.


6.13    As encouraged by Proposal EN.11 of the adopted Local Plan and the Environment
        Agency, the proposed development will expose the existing waterways where possible.


6.14    In accordance with Proposal EN.12 (adopted) and Policy DP.8 (emerging) the layout,
        siting and landscaping of and around buildings has been designed to maximise energy
        efficiency and reduce water consumption.



                                                 20
Planning Statement                                                                       May 2006
Silver Hill, Winchester




6.15    The eastern part of the site lies within the Environment Agency’s Indicative Flood Plain
        and as such in accordance with Proposal EN.13 of the adopted Local Plan and Policy
        DP.10 of the emerging Local Plan, a Flood Risk Assessment has been conducted to
        follow guidance contained within PPG25.


6.16    The Flood Risk Assessment concludes that the proposed scheme would not
        significantly increase the risk of flooding at the site or downstream. In particular, the
        proposal would improve access to watercourses, retain the overall conveyance of
        floodwater in an around the site and would not significantly increase the obstruction to
        the flow of floodwaters. In addition, the Flood Risk Assessment concludes that there
        will not be a net loss of flood storage in the flood plain and will not affect any existing
        flood defences on or near the site.


6.17    In accordance with Proposal FS.3 of the adopted Local Plan and Policy DP.12 of the
        emerging Local Plan the development will make a contribution to the social and
        physical infrastructure, as is exemplified through the delivery of a new bus station, a
        youth centre and a RAOB facility, as well as significant public realm improvements. The
        applicant, through a Section 106 agreement is willing to make a financial contribution to
        local schools and for the provision of public art. A financial contribution will also be
        made to the provision of areas for children’s play space and playing fields.


6.18    The impact of the replacement telecommunications mast and equipment, in
        accordance with Proposal FS.4 of the adopted Local Plan and Policy DP.17 of the
        emerging Local Plan is minimised by appropriate siting, materials and colour.


        Historic Environment


6.19    An Outline Archaeological Mitigation Strategy and a Desk-based Archaeological Study
        have been prepared in support of the proposed development, in accordance with Policy
        HG.2 of the emerging Local Plan. The strategy, which has been prepared in
        consultation with Winchester City Council, makes provision for a programme of
        archaeological investigation and recording and where appropriate seeks to ensure the
        preservation of archaeological remains in situ. This is in accordance with Proposals
        HG.1 and HG.3 of the adopted Local Plan and Policy HG.3 of the emerging Local Plan.


6.20    In accordance with Proposal HG.6 of the adopted Local Plan and Policy HE.4 of the
        emerging Local Plan, the development, as demonstrated by the accompanying


                                                 21
Planning Statement                                                                     May 2006
Silver Hill, Winchester


        Townscape Assessment, conserves the attractive views out of and within the
        conservation area. It is also considered that the proposals by virtue of its high quality
        design and proposed uses improve the view into the development site, including those
        from a more distant and/or higher vantage. In addition, the Townscape Assessment
        has concluded that the proposals in accordance with Proposal HG.23 (adopted) and
        Policy HE.16 do not have an adverse effect on the setting of a listed building. [check
        against RCC assessment]


6.21    Within the development site, there are currently two buildings, which the Planning Brief
        identifies to be of architectural merit, the Woolstaplers Hall and the Antique Market
        building, both of which date from the 19th Century. In accordance with Proposal HG.7 of
        the adopted Local Plan and Policy HE.5 of the emerging Local Plan, the proposed
        scheme seeks to restore the historic street pattern and as such the Woolstaplers Hall
        will enjoy a prime location on the new Silver Hill Square at the heart of the
        development. As is envisaged in the Planning Brief, the Antique Market building has
        not been retained and this is considered in the Townscape Assessment prepared by
        the Richard Coleman Consultancy.


6.22    In accordance with Proposal HG.7 (adopted) and Policy HE.5 (emerging) the proposals
        enhance the character of the area by ensuring that height, massing and the materials
        are in scale and in harmony with adjoining buildings and wider area.


6.23    In addition, in accordance with Proposal HG.8 (adopted) and Policy HE.6 (emerging)
        the scheme has been developed to sufficient detail as shown in the plans and
        elevations and the accompanying Design and Landscape Statement.


        Housing


6.24    The proposals will assist Winchester City Council in meeting Policy H2 of the
        Hampshire Structure Plan (Review). The policy requires the provision of 7,295
        additional dwellings in Winchester between the period April 1996 and March 2011. In
        paragraph 232 of the Plan it is noted:


                 The recycling of urban land is a key element of this strategy.


6.25    The Structure Plan target for additional homes is reiterated within the emerging Local
        Plan, with one of the 5 key objectives of the Plan:




                                                 22
Planning Statement                                                                     May 2006
Silver Hill, Winchester


                 To provide for the development requirements of the Hampshire County
                 Structure Plan (Review) primarily in existing defined built-up areas, using a
                 "sequential" approach.


6.26    The adopted Local Plan, whilst it refers to provision of additional housing between 1991
        and 2001 it is noted that:


                 Proposal H.1 creates a presumption in favour of residential development within
                 defined built-up areas.


6.27    The South East Plan (Draft) published on March 31st 2006 states that Winchester City
        Council should make provision in their forthcoming Local Development Documents
        (LDDs) for 10,439 new homes between 2006 and 2026.


6.28    The proposed development through an imaginative design allows an efficient use of the
        site and makes a significant contribution towards the Government’s target of achieving
        60% of additional housing on previously developed land. This is reiterated within Policy
        H5 of RPG9 and Policy H3 of the South East Plan (Draft). Nevertheless, whilst
        delivering an efficient design the applicant has maintained a responsible balance with
        conservation objectives. This is demonstrated in the accompanying Design and
        Landscape Statement and Townscape Assessment.


6.29    In Proposal H.5 of the adopted Local Plan it is stated that the level of affordable
        housing provision will be negotiated, taking into account market conditions and any
        other relevant factors. The policy is applicable on housing sites of 0.2 hectares or
        more, or those accommodating at least five dwellings. Although the policy does not
        specify the exact proportion to be provided from each development it is indicated that
        with regards to sites allocated for housing, at least 25% of the capacity of the site
        should be affordable housing provision.


6.30    The Planning Brief, a material consideration for the purposes of determining the
        proposed development, requires that 35% of dwellings should be affordable.




6.31    Policy H.5 of the emerging Local Plan (Proposed Modifications), 2006 states:


                 The Local Authority will permit housing development on suitable sites where
                 affordable housing forms: –



                                                  23
Planning Statement                                                                        May 2006
Silver Hill, Winchester


                          i.   40% provision within the defined built-up area of Winchester…


                 The number, type and tenure of the affordable dwellings will be negotiated for
                 each development, taking into account the need for affordable housing, market
                 and site conditions, and other relevant factors.


6.32    Consultants have been appointed to consider the level of affordable housing to be
        provided in the light of this policy change.


6.33    The proposed residential mix has been developed in full accordance with Policy H.7 of
        the emerging Local Plan and the Planning Brief, which requires that at a range of
        dwelling types and sizes should be provided and at least 50% of all units should be of
        two bedrooms or less. The Hampshire County Structure Plan 1996-2011 states that
        dwellings suitable for single people, newly-forming households and young couples
        should be encouraged, particularly on sites suitable for higher densities.


6.34    The Structure Plan promotes the provision of smaller open market homes, to address
        an identified imbalance in the housing stock and to bring home ownership within the
        financial reach of more households.


6.35    In accordance with national policy (PPG3 and Draft PPS3), Policy H5 of RPG 9, Policy
        H3 of the South East Plan (Draft) and Policy H.7 of the emerging Local Plan, the
        proposals utilise the potential for a higher residential density as is appropriate in a city
        centre location which is well-served by public transport links.


        City Centre


6.36    In accordance with adopted and emerging Development Plan Documents, the scheme
        will encourage the sustenance and growth of a vital and viable core in the heart of
        Winchester. The Structure Plan (2006-2011) acknowledges that a healthy economy is
        fundamental to maintaining and enhancing the quality of life in Hampshire.


6.37    The South East Plan (Draft) promotes the merits of sustainable development
        reaffirming that urban areas and existing centres should be the focus for development.
        This is exemplified with Policies Q1 and Q5 of RPG9 and Policy TC1 of the South East
        Plan (Draft) in which it is stated:




                                                    24
Planning Statement                                                                       May 2006
Silver Hill, Winchester


                 Accessible, attractive and vibrant town centres are fundamental to the
                 sustainable development of South East England and will continue to be the
                 focal point for development of a mixture of uses including leisure, services,
                 retail, residential and commercial.


6.38    The provision of retail space is also in accordance with paragraph 11.50 of the adopted
        Local Plan, in which it is noted that:


                 It is desirable to encourage proposals which would assist in developing and
                 enhancing the role of the town centre, especially in respect of comparison and
                 specialist goods.


6.39    In addition, in paragraph RD11.07 of the Brief, development which extends the range
        and quality of retail provision in the town is encouraged.


6.40    The development incorporates a new supermarket, which although larger than the
        existing shop space is less than 3000 sq. metres gross and is therefore in accordance
        with the Brief.


6.41    The proposals are in accordance with Proposal W.5 of the adopted Local Plan and
        Policy SF.3 of the emerging Local Plan, which seek to encourage residential
        development in the town centre, including on the upper floors of buildings. In addition,
        in paragraph 11.09 of the Brief, it is noted that site has the capacity for a significant
        amount of housing and that residential provision will bring life and security to the centre
        of Winchester, as well as reducing the need to travel.


6.42    The proposals incorporate the provision of new facilities and improved services,
        including a new bus station, a medical surgery and youth centre. This is encouraged by
        Proposal FS.1 of the adopted Local Plan and Policy SF.3 of the emerging Local Plan.


        Employment


6.43    In accordance with the Planning Brief and Proposal W.9 of the adopted Local Plan the
        scheme does not include a major office space (B1a) element. Although, as is
        considered acceptable within the context of the Brief, the proposal does incorporate the
        space to accommodate existing B1 activities, which will be displaced.




                                                 25
Planning Statement                                                                    May 2006
Silver Hill, Winchester


6.44    In addition ‘live-work’ units are to be provided to accommodate and encourage small
        businesses. ‘Live-work’ units accord with the principles of PPS1 and PPG13, as well as
        the Council’s expectations for innovation as outlined in the Broadway and Friarsgate
        Planning Brief.


6.45    Furthermore, it is considered that the provision of retail space will encourage job
        creation within the core of Winchester, in accordance with the principles of sustainable
        development as emphasised within national, regional and local policy.


        Parking and Transport


6.46    The development proposals are in accordance with the long-term strategy of the
        Hampshire Local Transport Plan. The scheme ‘reduces’ the need to travel, as the
        development is located in a sustainable location; comprises appropriate traffic
        ‘management’ measures and makes a significant ‘investment’ in public transport,
        providing a real alternative to the car.


6.47    In accordance with Policy T.1 of the emerging Local Plan, the development can be
        served efficiently by public transport, cycling and walking and has been located to
        minimise travel demand especially by private car.


6.48    The proposals bring forward an integrated public transport solution, promoting choice
        amongst modes, in accordance with W.22 of the adopted Local Plan and Policy T.6 of
        the emerging Local Plan.


6.49    The development of a new bus station is an essential part of the proposals and accords
        with the Planning Brief and Policy RD11.05 of the emerging Local Plan and as
        encouraged by Proposal T.4 of the adopted Local Plan will make a significant
        improvement to the operation of a public transport mode. The layout of the proposed
        development has also been designed to allow for the efficient operation of buses, in
        accordance with Policy T.3 of the emerging Local Plan.


6.50    The proposed development will encourage the use of ‘park and ride’, in accordance
        with Proposal T.6 of the adopted Local Plan.


6.51    In accordance with Policy RD11.05 of the emerging Local Plan the main vehicular
        access to the new multi-storey car park will be via Tanner Street. The proposed public
        parking spaces will replace existing multi-storey provision on the site, serving retail



                                                   26
Planning Statement                                                                   May 2006
Silver Hill, Winchester


        outlets, commercial uses and community facilities. In addition 141 private car-parking
        spaces are provided in accordance with the Planning Brief. The Hampshire Parking
        Strategy and Standards (2002) has also been used to inform the provision of car
        parking. This is in accordance with Policy T.4 of the emerging Local Plan.


6.52    The proposed inclusion of cycle parking, as well as pedestrianised areas further
        accords with the principles of sustainable development, with the level of provision
        informed by the Planning Brief and the Hampshire Parking Strategy and Standards and
        is in accordance with Proposal TP.11 of the adopted Local Plan. In addition, in
        accordance with the same policy the proposals make adequate provision for highway
        safety.


6.53    The commercial element of the scheme has also been designed to minimise the impact
        of service vehicles in accordance with Proposal W.29 of the adopted Local Plan.




                                               27
Planning Statement                                                                       May 2006
Silver Hill, Winchester


7.0     CONCLUSION


7.1     The proposed scheme has arisen from an assessment of development options for the
        site and best responds to the opportunities for development in this location. The
        scheme has evolved in consultation with relevant bodies and provides a development
        of the highest architectural and design quality.


7.2     The proposals deliver a well-designed high-density mixed-use development that is
        compatible with the local setting and transport capacity and is sustainable in the
        context of national, regional and local policy objectives.


7.3     The proposed development meets planning policy objectives in terms of maximising
        the use of brownfield land and delivering a range of regeneration benefits. In addition
        the development will deliver much needed housing, in particular the demand for small
        units.


7.4     The proposals offer a townscape solution, which respect and enhance the value of
        Conservation Area, and deliver a high quality design solution, with buildings of suitable
        scale, height, mass and detail, which are sympathetic to the environmental context.


7.5     The proposed development encourages more sustainable transport choices, promoting
        accessibility to jobs, shopping and services by public transport, walking and cycling.


7.6     The proposals, through supporting and promoting the primary shopping function of the
        town centre, enable Winchester to better reflect its position within its catchment area.


7.7     The supporting documentation submitted with the planning application has been
        prepared with reference to the ODPM’s Best Practice Guidance on the Validation of
        Planning Applications and following discussions between the applicant and Winchester
        City Council. The supporting information demonstrates that the proposed development
        is appropriate in terms of townscape, environmental and infrastructure considerations.




                                                 28
Planning Statement            May 2006
Silver Hill, Winchester


        APPENDIX A
        Site Plan




                          1
           Planning Statement                                                                                               May 2006
           Silver Hill, Winchester


                    APPENDIX B - Accommodation Schedule
                       Block                Block              Block                Block            Block            Block             Block            Block           Block            Block                  TOTAL
                         A                    B                  C                   C1                D                E                 F                G               H                J
                        m2           ft2     m2        ft2      m2          ft2      m2      ft2      m2      ft2      m2       ft2      m2      ft2      m2      ft2     m2      ft2      m2      ft2      m2           ft2

 tation                                      384      4,133                                                                                                                                                 384          4,133

 arking               13,099      140,998   1,662    17,890    634         6,824                     709     7,632                                                                        307     3,305    16,411   209,470

V Office               109         1,173                                                                                                                                                                    109          1,173

Work                   875         9,419                                                                                                                                                                    875          9,419

 al                                         3,544    38,148                                                                                                                                                3,544     38,148

                                            2,433    26,189                                                                                                              475     5,113                     2,908     31,302

ng Office              479         5,156                                                                                                                                                                    479          5,156

c WC's                                       62       667                                                                                                                                                   62             667

 ential                8,589      92,452    3,211    34,563    2,592       27,900   903     9,720    1,773   19,085   2,165    23,304   1,416   15,242   600     6,458   677     7,287     2,721 29,289    24,647   265,300

                       6,667      71,764    1,107    11,916     85          915     323     3,477                     741      7,976    373     4,015    108     1,163   843     9,074                     10,247   110,299

B                      190         2,045                                                                                                                                                                    190          2,045

    Centre             1,058      11,388                                                                                                                                                                   1,058     11,388

 Mobility                                    212      2,282                                                                                                                                                 212          2,282

ge Mast Plant                                24       258                                                                                                                                                   24             258



                      31,066      334,394   12,639   136,046   3,311       35,640   1,226   13,197   2,482   26,716   2,906    31,280   1,789   19,257   708     7,621   1,995   21,474   3,028   32,593   61,150   691,041


 ark (No. spaces)

c                      330                                                                                                                                                                                  330
 ential                 68                                      26                                    27                                                                                   20               141
 Mobility                                     6                                                                                                                                                              6
                                                                                                      5                                                                                                      5
 al                     15                   44                                                                                                                                                              59

 No. spaces            413                   50                 26                                    32                                                                                   20               541




Number of Private Units - 183
Number of Affordable Units - 99
Number of Units - 282
ordable - 35%




                                                                       2
Planning Statement                                                                         May 2006
Silver Hill, Winchester


        APPENDIX C


        Accordance with the Planning Brief


        The aims of the Planning Brief can be divided amongst two categories; ‘Strategic’ and ‘Detailed’ and the proposed development’s accordance
        with these are discussed in turn.


        Strategic Aims


                i.    High Quality Architecture - Allies and Morrison have a reputation as one of the leading architectural practices in the UK. They are
                      well versed dealing with sensitive historic environments. They were chosen as the result of a competition process and have been
                      working hand in hand with Townscape Consultancy, The Richard Coleman Consultancy. The architectural treatment of the buildings
                      has been developed to respond to the fine grain context provided by the city and the scheme has been supported by CABE.


               ii.    High Quality Urban Design - The urban design strategy has been developed from a fundamental understanding of the historic
                      identity, layout and evolution of the City. Historic streets and lanes have been recreated and the scale of these streets has been
                      carefully modulated to generate and respect a hierarchy of function. Buildings have been arranged to define these streets whilst
                      providing a range of modern units of various sizes that are attractive to the retail market and which will animate the new places and
                      spaces created. Opportunities have been taken where possible to open up historic watercourses and the overall massing of the
                      scheme has been informed by a series of studies of the scheme from a variety of viewpoints designed to test the scheme in long
                      and short/medium distance views, and from within the new streets created.


               iii.   High Quality Public Realm - The public realm has been conceived as an integral part of the scheme. A variety of places and
                      spaces have been created which provide reference points. The area of the scheme has been extended to include The Broadway,
                      which will be given pedestrian priority, creating one of the largest public spaces in Winchester. Materials used will be of the highest
                      quality and can be agreed through the planing application process.


                                                  3
Planning Statement                                                                           May 2006
Silver Hill, Winchester


              iv.    A Contribution to the Local Community - The scheme responds to the mixed-use objective set out in the Planning Brief. As such
                     the scheme will include a series of uses including a new bus station, a new medical surgery, a youth club, public toilets and a series
                     of buildings to house various functions of the local authority which are currently located within the site. The scheme will also provide
                     a qualitative and quantitative enhancement in terms of local retail provision, which will help to maintain Winchester's position in the
                     regional retail hierarchy. New residential accommodation in the City centre will also help to populate the new development and will
                     generate a quantum of affordable accommodation. The overall investment in built fabric will significantly enhance quality of life with a
                     series of new places and space created for the people of Winchester and visitors to enjoy.


               v.    A Contribution to the Local Economy - The proposals will generate significant employment opportunities both during construction
                     and, once complete, by providing retail, cafe, restaurant and small office space. The qualitative improvement in the urban fabric of
                     the city will also improve the arrival point into Winchester by bus and coach and will improve the offer to tourists.


              vi.    Creation of a Distinctive Place - As set out above, the scheme has been heavily informed by the historical evolution of the city and
                     its street patterns. The architecture is similarly influenced and a range of different buildings types are provided, unified by a palette of
                     materials again sourced from local vernacular.


              vii.   A Mix of Uses: The proposals provide a mix of uses including retail, residential, commercial and community functions. The scheme
                     is in accordance with national policy and best practice guidance. Specific land uses identified by the local authority, including the bus
                     station have been incorporated in the scheme.


             viii.   Sustainability and Energy Efficiency - As an urban brownfield site with excellent access to public transport, the development site
                     is an inherently sustainable location.




              ix.    Residential Density - Residential density seeks to maximise the opportunity to provide residential accommodation in this highly
                     sustainable location as encouraged by PPG3. The total quantum of residential development has had regard to the target set in the
                     brief and a series of tests designed to assess the appropriateness of the overall massing of the development in terms of

                                                  4
Planning Statement                                                                           May 2006
Silver Hill, Winchester


                      infrastructure capacity, environmental impact and townscape impact. These tests have established an appropriate height for the
                      development, which grades down from west to east in recognition of the existing built environment. The quantum of residential
                      development that has been achieved exceeds the minimum target set out in the brief.


               x.     Public Consultation - The scheme has been subject to extensive public consultation. This has included a major public exhibition
                      and a series of meetings with local interest groups. A statement of community involvement has been submitted with the planning
                      application package.


        Detailed Aims
                i.    Culverted Brooks - These have been reopened where possible.


               ii.    Archaeology: An Outline Archaeological Mitigation Strategy has been prepared, following consultation with Winchester City
                      Council.


               iii.   Housing Mix - 35% of the housing provided will be affordable in accordance with the Brief, the majority of which are 1 and 2
                      bedroom units.


              iv.     Street Market - This is reprovided in the new space to be created at the Broadway. This location has emerged as the preferred
                      location for this use given its unique spatial qualities and the opportunity to use the market to animate it.


               v.     Office accommodation - The scheme provides a small office building in response to public consultation that will be capable of
                      subdivision to provide the type of space local businesses might seek.


              vi.     Bus Station - This is reprovided in the Council's preferred location, accessed from Friarsgate. A bus lane is introduced along
                      Friarsgate for eastbound movement. The bus station has been designed to create the opportunity to remove existing bus
                      movements from the central pedestrianised area and addresses the brief in terms of the provision of weather protection and
                      disabled access. A direct pedestrian link is provided from the bus station to The Broadway.

                                                   5
Planning Statement                                                                      May 2006
Silver Hill, Winchester




              vii.   Transport Assessment - A Transport Assessment has been undertaken and is included within the application pack.


             viii.   Flood Risk Assessment - A Flood Risk Assessment has been undertaken and is included within the application pack.


               ix.   Antiques Market – Due to the overall public benefit of reinstating the historic street pattern, and the overall viability of the
                     development, it has not been possible to retain this building.


               x.    Medical Centre - This is reprovided within the site.


               xi.   Parking Office and CCTV facility - These are reprovided within the site


              xii.   Community Safety - The scheme has been designed with community safety in mind. Streets are fronted with active uses and the
                     surrounding buildings offer natural surveillance.


             xiii.   Trees - New trees will be planted as part of a comprehensive hard and soft landscape package.


             xiv.    Contamination - Land contamination is considered within the Environmental Statement.


              xv.    Environmental Statement - An Environmental Statement is provided as part of the planning application. This document has been
                     scoped with officers.


             xvi.    Roofscape - Care has been taken to create a diverse roofscape combining a series of different architectural elements. This
                     roofscape has been of particular importance in long distance views and views from the Cathedral.


             xvii.   Night club - A night club is not provided within the scheme.


                                                 6
Planning Statement                                                                      May 2006
Silver Hill, Winchester


            xviii.   Hotel - A hotel is not provided within the scheme.


             xix.    Leisure facilities for young people - A youth club is provided within the scheme.


              xx.    Car parking - Existing Public Parking is reprovided and new residential development is provided at 50% of standard


             xxi.    Cycle storage - Cycle facilities are provided within the scheme


             xxii.   Live/Work - An element of live work accommodation is provided within the scheme.


            xxiii.   Public Art - Public Art is provided within the scheme.


            xxiv.    Taxi Rank - A taxi rank will be reprovided in the Broadway.




                                                7

								
To top