ROADS AND DEVELOPMENT SUB-COMMITTEE ITEM 6
30TH APRIL 1990
DRAFT DEVELOPMENT BRIEFS
REPORT OF THE COUNTY SURVEYOR AND COUNTY PLANNING OFFICER
(A) FRATTON GOODS YARD, PORTSMOUTH
1 Introduction
1.1 Portsmouth City Council have published, for consultation
purposes, a draft brief for redevelopment of the Fratton
Goods Yard. A location plan and the brief's proposal plan
are attached. Copies of the brief have been placed in the
Members' Rooms.
1.2 The site, which is intended for release by British Rail in
1991/92, covers about 11 hectares. The City Council wish to
see the Goods Yard developed mainly for employment purposes
(offices, industry and associated parking). The existing
lorry park adjacent to Goldsmith Avenue is to be relocated
onto the site. An extension to Fratton Park Football Ground
is also proposed along with provision for other leisure
related uses such as indoor bowling, swimming or ice skating.
Some limited residential development is proposed, with
associated open space and landscaping.
1.3 A new road link, between the western end of Rodney Road and
Goldsmith Avenue (in the vicinity of Talbot Road), is
proposed to serve the development. The brief states that the
link road must be constructed at the developer's expense and
that contributions will be sought towards the improvement of
the A2030 Velder Avenue/Milton Road junction. The developer
will be required to submit a comprehensive traffic study as
part of the submission for planning consent. There is a
requirement for 'generous landscaping', including substantial
landscaped areas along the Goldsmith Avenue frontage and the
east side of the link road. On the west side of the link
road, adjacent to the railway, a brick wall and/or railings
1.8 metres high and a 4 metre landscape margin is proposed.
1.4 The principle of safeguarding land for a link through the
Goods Yard is included in Policy 23(b) of the draft County
Structure Plan. The link is also a proposal recommended in
the Eastern Portsmouth Highway Strategy, which has been
provisionally adopted, pending review when the draft County
Plan is submitted to the Secretary of State.
2 County Planning Officer's Comments
2.1 The brief accurately refers to the South Hampshire Structure
Plan: First Alteration as the relevant strategic planning
document and it is against this that the current proposals
need to be considered.
2.2 Whilst no detailed industrial or office floorspace figures
are included within the brief, it is evident from the land
use guidelines diagram that over 3.7 hectares may be
allocated for these uses. Although the industrial floorspace
allocation in the existing Structure Plan has already been
met, (Policy ED1.8), provision remains to be made for
additional office floorspace, (Policy ED2), and as reflected
in the Structure Plan Explanatory Memorandum it is the County
Council's view that this should be concentrated in existing
centres. In addition, the approved Structure Plan places a
high priority on the use of redundant land in existing urban
areas for employment purposes, particularly land released
from other uses, (Policies ED5 and ED5.2). The proposals in
the draft brief are therefore consistent with the approved
Structure Plan policies, seeking to make use of redundant
land in an urban area.
2.3 The brief also refers to the philosophy of the new County
Structure Plan, and states that the new Plan is "unlikely to
support any new major allocations of land for industry and no
further office floorspace". Two points should be made about
this reference. Firstly, it should be noted that the draft
County Structure Plan has not yet been adopted as County
Council Policy and should, therefore, be only referred to as
background in this context. Secondly, given this
qualification, the draft brief does not accurately reflect
the provision of the emerging strategy for additional
industrial/commercial development.
2.4 Although the draft Plan proposes that additional
industrial/commercial permissions above the existing
commitments will not normally be permitted, these commitments
do, however, include development of 3.5 hectares on the
Fratton Goods Yard site and exceptions above this figure are
allowed for provided that other policies of the draft Plan
are not prejudiced (Policy 13). The relevant policies in
this case are those relating to urban regeneration, (Policy
GS2 and Policy 7), which is given even greater emphasis in
the new strategy, the location of additional housing
development, (Policy 17), and recreation, (Policy 36).
Considered against these policies, therefore, the proposals
contained in the draft brief are to be welcomed.
2.5 Overall, the opportunities presented by the brief to
redevelop this site are fully supported, but it is considered
that a more positive approach could be taken regarding some
of the proposals. The City Council could, for instance, seek
to ensure a quality development on the site by clearly
stating in the brief the need for both high quality design
and materials to be used.
2.6 With regard to the leisure proposals, the County Recreation
Officer has indicated the need for further consultation with
the District Recreation Officers regarding some of the
proposed uses. In particular the proposals for joint use of
Fratton Park and the need for swimming facilities require
more detailed consideration. As currently presented, the
brief makes only general provision for leisure uses and more
specific guidelines could be provided. In addition the brief
could include more details relating to the urban park
proposals and open space provision, setting out specific
requirements in line with existing open space standards.
2.7 The Archaeological Officer has advised that there have been a
number of finds of prehistoric material from the area
surrounding the Fratton Goods Yard site. Although these do
not represent a major archaeological constraint, the Keeper
of Archaeology at Portsmouth City Museum should be consulted
regarding the need for archaeological investigation when
detailed proposals are forthcoming.
2.8 More generally, development of the site should not prejudice
or restrict possible future upgrading of British Rail
services, or other public transport facilities.
3 County Surveyor's Comments
3.1 The principal highway matter in the brief is the provision of
the new road link through the site. As mentioned above, the
safeguarding of a complete route, from the Velder
Avenue/Milton Road junction through to Goldsmith Avenue, is
included in draft County Structure Plan Policy 23(b). It is
anticipated that upon its completion it could become part of
the Strategic Road Network, superseding part of Milton Road
and the eastern end of Goldsmith Avenue. It is essential,
therefore, that the Fratton Goods Yard link should be of an
adequate standard, not only to serve the development but also
to function as a through route on the Strategic Network.
3.2 The brief proposes utilising Rodney Road as part of the link.
This possibility was also put forward in the Eastern
Portsmouth Highway Strategy, prior to publication of the
draft County Structure Plan. However, it is considered that
Rodney Road is unsuitable to perform the role now envisaged
in the draft County Structure Plan. Whilst the brief does
propose the relocation of the present extensive on-street
parking on Rodney Road to a "conveniently located" off-street
car park, it is uncertain how effective and achievable this
would be. In addition, the problems of many frontage
accesses, the absence of alternative rear access, manoeuvring
of service vehicles and concern about the condition of the
construction of Rodney Road all combine to raise serious
doubts about Rodney Road fully meeting the demands that would
be placed upon it.
3.3 It is considered, therefore, that the brief should provide
for a more direct route across the site, avoiding the use of
Rodney Road in the longer term. This could be achieved by
the provision of a link across the site in a
south-west/north-east direction from Goldsmith Avenue,
terminating initially at a point near Fratton Football
Ground. A connection from this link to the western end of
Rodney Road, as part of the development, would provide an
'interim' through route between Goldsmith Avenue and the
A2030 Velder Avenue/Milton Road junction. The developer
would be required to purchase the necessary land from third
parties to provide these new roads, and to dedicate the land
for highway use. This should be made clear in the brief.
The completion of the direct route through to the Velder
Avenue/Milton Road junction would be dependent upon
redevelopment of premises on Rodney Road and imply a possible
commitment by the County Council to considerable land
acquisition in the future. Hence, it is suggested that the
City Council be requested to defer further consideration of
the brief until discussions have taken place with the City
Planning Officer and the City Engineer about revising the
proposed highway arrangements. The outcome of the
discussions would then be reported back to this
Sub-Committee.
3.4 The brief states that the development should contribute
towards the cost of improvements to the Velder Avenue/Milton
Road junction. However, since there is a clear need to
improve this junction in association with the development to
provide adequate access from the site to A2030 Eastern Road,
the brief should require that the development will totally
fund the improvements to the junction and any necessary land
acquisition. The improvements would need to be compatible
with the longer term objective of the direct route described
in paragraph 3.3.
3.5 The brief states the requirement for generous landscaping and
this is welcomed. A high quality of landscaping will be
required in association with the highway proposals.
3.6 A site adjacent to Goldsmith Avenue, close to Fratton
railway station, is identified in the brief for either
parking to serve the station or office/light industrial use.
From discussions with British Rail, it is evident that there
is a need to increase the parking provision for the station.
The precise requirements should be discussed with British
Rail. It is suggested that the reference in the brief to the
part of the site identified for this purpose be amended to
refer to the need for increased parking provisions for the
station, precise requirements to be discussed with British
Rail. Other uses on this part of the site may be possible,
subject to the availability of sufficient land.
3.7 The brief should refer to suitable provision for cyclists,
possibly including segregated routes, and for pedestrian
access/routes across the site, particularly to Fratton
Station and St. Mary's Hospital. The possibility of closure
of the pedestrian access to the football ground from Frogmore
Road and Apsley Road could be considered for environmental
reasons.
3.8 The provisionally adopted Eastern Portsmouth Highway Strategy
identified the potential need to improve the western section
of Goldsmith Avenue in association with the implementation of
the Goods Yard Link. The possible need to improve Goldsmith
Avenue, resulting from development on the site, should be
investigated as part of the traffic study to be prepared by
the developer(s). In any event, it is suggested that the
possible need to safeguard land for improvements to Goldsmith
Avenue should be discussed with the City Council's officers
at the same time as the Goods Yard Link.
3.9 There are also some further minor detailed amendments to the
brief which, it is suggested, should be included in the
officers' discussions on the Goods Yard Link.
It is, therefore,
RECOMMENDED
That Portsmouth City Council be informed that:
1 The County Council consider that
(i) The brief should provide for a more direct route for
the Fratton Goods Yard Link and hence that further
consideration of the brief be deferred pending
discussions on this matter between the Authorities'
Officers. The outcome of the discussions to be
reported back to this Sub-Committee.
(ii) The discussions referred to in (i) should include the
possible need for a safeguarding to improve Goldsmith
Avenue west of the Goods Yard Link.
(iii) The other changes to the transportation content
(detailed in paragraphs 3.4 - 3.7 and 3.9 of this
report) be incorporated into the brief.
2 The County Council have no strategic planning objections to
the draft brief, but recommend that the City Council give
further consideration to the Structure Plan references and
leisure and open space proposals, in view of the comments
contained in this report.
3 The Keeper of Archaeology at Portsmouth City Museum should be
consulted regarding the need for archaeological
investigation.
(B) DRAFT FOXDOWN DEVELOPMENT BRIEF, OVERTON
1 A site of approximately 5.7 hectares on the east side of the
B3051 Kingsclere Road, as shown on the attached plan, is
allocated for residential development in the approved Overton
Local Plan. The site is owned by Basingstoke and Deane
Borough Council who have published a draft development brief
indicating how the site is to be developed. Copies of the
brief have been placed in the Members' Rooms.
2 The development is to consist of a total of 105 dwellings,
with all the vehicular access from Kingsclere Road. It is a
requirement of the Overton Local Plan, which is reiterated in
the development brief, that prior to development on the site
commencing, traffic signals, which are to be funded by the
developer of the site, should be provided at the junction of
Kingsclere Road with the B3400 High Street.
3 The brief adequately covers the County Council's standard
requirements relating to access design and car parking
provision for this scale of residential development.
It is, therefore,
RECOMMENDED
That Basingstoke and Deane Borough Council be informed that the
highway content of the draft Foxdown Development Brief is approved.
(C) FAREHAM WESTERN WARDS ACTION AREA PLAN - AREA 14
1 Fareham Borough Council have published the above brief for
public consultation and have asked for the County Council's
comments. Copies of the brief have been placed in the
Members' Rooms. A location plan is attached.
2 The County Council adopted the Western Wards of Fareham
Action Area Plan as a statutory local plan in 1979. Area 14,
comprising 1.92 hectares to the south east of Fleet End Road,
is allocated for residential development within the Action
Area Plan.
3 In July 1989 Fareham Borough Council placed on deposit the
Fareham Borough Local Plan. This plan incorporates policies
from the existing Action Area Plan and when adopted will form
the statutory local plan for nearly all of Fareham Borough.
Area 14 is identified within the Borough Local Plan as an
existing commitment.
4 The brief proposes the development of the site for between
45-50 dwellings, together with associated access and
highways, open space, landscaping and greenway provision.
5 County Surveyor's Comments
5.1 The highway content of the brief is acceptable with the
following amendments:
Paragraph 4.3 to read:
"Developers of the site will be required to contribute
towards highway infrastructure improvements in the Western
Wards area, in particular the proposed Southern Distributor
Road or, in the event of this scheme not being proceeded
with, other improvements to the highway network which may be
deemed necessary."
Paragraph 5.2, which refers to the relocation of the Jolly
Farmer Public House car park, to have the following
concluding sentence:
"No new access to the car park direct from Fleet End Road
will be permitted."
6 County Planning Officer's Comments
6.1 The brief is consistent with adopted planning policies for
the area and there is no objection to the proposals.
It is, therefore,
RECOMMENDED
That Fareham Borough Council be informed that, subject to the
inclusion of the amendments indicated in this report, the County
Council raise no objection to the draft Area 14 Development Brief.
0124/PDS/GLP/MW
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