HAMPSHIRE COUNTY COUNCIL
PLANNING AND TRANSPORTATION COMMITTEE ITEM 3
29 JULY 1996
DRAFT DAEDALUS DEVELOPMENT STRATEGY
REPORT OF THE COUNTY PLANNING OFFICER AND COUNTY
SURVEYOR
1. Summary
1.1 This report considers the draft Daedalus Development Strategy
and recommends the release of the document for public
consultation purposes, subject to a covering letter being
included in the draft to express the County Council's view
that it is premature pending the receipt of the Inspector's
Report into the objections to the Hampshire Minerals and
Waste Local Plan.
2. Introduction
2.1 On 15 April 1996 this Committee resolved to continue the
County Council's involvement with the preparation of the
draft Daedalus Development Strategy. It is proposed by the
other partners (Gosport and Fareham Borough Councils and the
Ministry of Defence) that the draft document is published for
the purposes of public consultation during August and
September 1996. Copies are available in the Members' Rooms.
3. The Draft Daedalus Development Strategy
3.1 The draft development strategy has been prepared to consider
the reuse and redevelopment of this strategically important
site now that the Ministry of Defence has declared it surplus
to requirements and will seek to dispose of the site as
quickly as possible. The document provides an opportunity
for local residents, businesses and organisations to comment
on the future of the site.
3.2 The document considers the built-up southern part of the site
in the form of six planning zones with a variety of potential
uses and combination of uses. The main objective is to reuse
the buildings of historic interest and other buildings, where
suitable, to provide housing, employment and recreational
opportunities, whilst protecting and enhancing the appearance
of the site. The draft development strategy envisages that
the built-up part of the site could accommodate about 500
houses, 40,000-50,000 square metres (63,000 square metres in
total on the whole site) of business space, 2,000-3,000
square metres retailing, an hotel and 4,000-9,500 square
metres of indoor leisure/sports facilities, with some four
hectares of public open space.
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3.3 The draft development strategy sets out four options for the
airfield part of the site. It does not deal with matters of
detail but sets out the suitable principal land uses. The
options are broadly:
(i) retain the existing three runways;
(ii) retain the western runway as existing;
(iii) no airfield use; and
(iv) use for a specific occupier.
3.4 The prime objective for the airfield is to retain and enhance
the Strategic Gap with the majority of the existing buildings
removed and possibly replaced by new buildings, primarily for
employment purposes, adjacent to or within the main built-up
part of the site. The main access to and from the airfield
would be from Broom Way with secondary access from Gosport
Road. It is intended to keep the strategy flexible so that
a wide range of recreational uses could be acceptable.
3.5 The airfield is identified as a Preferred Area for sand and
gravel extraction in the Deposit Hampshire Minerals and Waste
Local Plan. Changes to the Plan have been proposed to allow
for continued general aviation and to take into account
detailed survey evidence of the mineral deposit. The issue
of mineral extraction will have major consequences for the
future of the site. The Inspector's Report on the public
inquiry into objections to the Hampshire Minerals and Waste
Local Plan is expected in September 1996 and therefore the
document has been prepared to include the possibility that
mineral extraction will take place.
3.6 An Environmental Impact Assessment and a Traffic Impact
Assessment will be required for major development on the
site.
3.7 A public consultation exercise is proposed for the summer
period lasting until the end of September.
4. County Planning Officer's Comments
4.1 I am generally content with the proposals put forward in the
draft document for the southern built-up part of the site.
I am pleased to see that my earlier concerns regarding
omissions from the original draft strategy with respect to
affordable housing, the types of retailing considered
suitable for the site and the issue of safeguarding the
unworked mineral deposits have all been addressed in the
document which has been revised since the Joint Members'
meeting on 21 June.
4.2 Turning to the proposals for the airfield itself, there are
a number of options which in my opinion could be compatible
with mineral working taking place on the site. I would
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generally support Option (ii), the one runway option, as this
would enable general aviation uses and is the option allowed
for in the Hampshire Minerals and Waste Local Plan as
amended. With regard to the other options, it is my view
that retention of the three runways (Option (i)) would
probably render mineral extraction uneconomical. I do not
favour Option (iii) which promotes no general aviation uses
because I consider that continued aviation use (at least in
the short term) is an important strategic objective.
Nevertheless, this could allow for mineral extraction over
the whole site and restoration to open countryside, including
publicly accessible open space, linked to the Alver Valley to
the east, in keeping with its designation as a Strategic Gap.
Any proposal coming forward under option (iv), which refers
to a specific occupier, would have to be considered on its
merits and with respect to current and emerging structure and
local planning policies. Any permanent development which
would sterilise the mineral deposit would be contrary to
policy.
4.3 I am aware that there has been considerable interest in the
site expressed to the Ministry of Defence and the two borough
councils, including approaches from the aggregates industry
as well as discussions concerning its potential for a
racecourse with associated equestrian facilities or a
regional sports facility.
4.4 Turning to the issue of the timing of public consultation, I
am aware of the desire of the borough councils and the
Ministry of Defence to proceed quickly and seek as soon as
possible the public's views on the future of this important
site. The development of the strategy will help form the
decisions to be taken on the reviews of both borough local
plans. They will include policies that will be applicable to
the site. Notwithstanding the collaborative effort in
preparing the draft strategy, I maintain my belief that the
timing of its publication is premature prior to the receipt
of the Inspector's Report on the public inquiry into the
objections to the Hampshire Minerals and Waste Local Plan due
in September. However, I am now satisfied that the County
Council's concerns on this matter have been clearly stated in
the draft document.
5. County Surveyor's Comments
5.1 Gosport Borough Council is faced with the short term prospect
of the release of a considerable amount of land for
development. HMS Daedalus is the largest single site. A
prime concern is the impact on the peninsula's transport
infrastructure.
5.2 The borough experiences a serious imbalance between the out-
migration of people going to work elsewhere (the vast
majority) and the in-migration of people travelling to work.
This leads to peak period congestion on the road network.
The Borough and County Councils both recognise that
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employment uses on the land to be released would need to
redress this imbalance and could assist in easing current
transport problems. Both Quay Street and Peel Common
roundabouts experience peak hour congestion. Outside the
peak hours there is capacity on the highway network.
5.3 These issues have been recognised in the South East Hampshire
Transportation Strategy (SEHTS) which sets out a policy
framework and objectives to deal with transport planning in
the area for the next 15-20 years. Although improvements are
planned in the SEHTS for Quay Street and Newgate Lane, a key
thrust of the strategy will be to ensure that type, location
and mix of new developments can limit the need for travel and
thus minimise reliance on the car. The strategy will also
seek to encourage greater use of improved public transport,
cycling and walking networks to which investment will be
directed.
5.4 Gosport Borough Council has sought the cooperation of the
County Council (and Fareham Borough Council) in preparing a
transport plan which would address current transport issues
and assess the specific transport infrastructure needed to
serve appropriate developments on the land to be released.
5.5 Several studies have already been undertaken as part of the
SEHTS, as well as the recent Millennium Plan, and an overall
transport plan for the borough will be able to draw together
the conclusions from these studies. Work has already
commenced and an initial report is expected in September
1996.
5.6 HMS Daedalus, together with all other development sites on
the peninsula, will be expected to contribute towards an
overall transport strategy and this will be apportioned in
relation to traffic generation and impact on the network.
RECOMMENDATIONS
1. That Gosport and Fareham Borough Councils and the Ministry of
Defence be advised that Hampshire County Council:
(i) thanks both the local authorities and the Ministry
of Defence for the opportunity to work with them in
the preparation of this draft development strategy;
and
(ii) supports the publication of the draft development
strategy for consultation purposes, subject to a
covering letter being included in the document to
express the County Council's view that ideally
consultation should have been deferred in order to
take into account the findings of the Inspector's
Report on the public inquiry into the objections to
the Hampshire Minerals and Waste Local Plan.
2. That the County Planning Officer be authorised to deal with
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minor amendments to the draft development strategy that may
be necessary following its consideration by Gosport and
Fareham Borough Councils.
3620/KC/CJW
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