Hampshire County Council

Executive Member, Policy & Resources Item

6 November 2002

County Council Owned Site at Peak Copse, near Basingstoke - Future Use

Report by the Director of Property, Business and Regulatory Services

1

Summary

1.1

The following decisions are sought:

That approval be given to progress:

(i) Negotiations to work up proposals for the use of the County Council`s Peak Copse site for uses which will contribute to achieving the Natural Resource Initiative objectives, the outcome of which include Environmental and Transport Assessments, to be reported back to the Executive Member, Policy and Resources

(ii) Formal consultations with Basingstoke and Deane Borough Council, local residents and the Dummer and Kempshott Parish Councils on the details of the proposed uses as they emerge.

2

Reason(s)

2.1

The proposed use offers the opportunity to make effective use of the Peak Copse site in pursuit of the County Council`s objectives.

3

Other options considered and rejected

3.1

To pursue alternative development or to return to woodland.

4

Conflicts of interest declared by the decision-maker or a member or officer consulted

4.1

None

5

Dispensation granted by the Standards Committee

5.1

None

6

Reason(s) for the matter being dealt with if urgent

6.1

Not applicable

Approved by:

..........................

Date of decision:

.........................

Councillor T K Thornber

Hampshire County Council

Executive Member, Policy & Resources Item

6 November 2002

County Council Owned Site at Peak Copse, near Basingstoke - Future Use

Report by the Director of Property, Business and Regulatory Services

1

Introduction

1.1

This report proposes new long-term uses for the County Council owned site at Peak Copse, near Basingstoke, following the decision taken on the 16 October 2002 not to re-open the site as a permanent gypsy site. It is suggested that proposals be worked up for uses to contribute to achieving the Hampshire National Resource Initiative (HNRI) objectives.

2

Background

2.1

The Peak Copse site was developed by the County Council as a permanent gypsy site in 1992 following the grant of planning approval after a local Public Inquiry. The scheme was principally funded by a central government grant and was operated for four years as one of the County Council`s permanent gypsy sites provided in response to the requirements then applying under the Caravan Sites Act 1968 (which has since been repealed).

2.2

However, following violent disturbances involving resident families, the site was temporarily closed in 1996. Since this time, the demand for re-opening has been reviewed on several occasions and in the absence of any conclusive demand for re-opening as a permanent gypsy site, its closure was confirmed by the Executive Member for Policy and Resources.

2.3

That part of the Peak Copse site held for general county purposes in connection with its former use as a permanent gypsy site extends to approximately 3.1 hectares and is located directly off the A30 dual carriageway within 200 metres of junction 7 of the M3 motorway.

2.4

The developed area of the former gypsy site extends to approximately 1.08 hectares and comprised 20 hard standings for caravans arranged in a circular pattern with 10 brick built utility blocks providing toilet, shower and washing facilities, a small children`s play area and a resident manager`s bungalow and garage.

2.5

The site is situated within mature coniferous woodland owned by the County Council extending to a total of approximately 14.7 hectares and is linked to the A30 by an internal access road of approximately 60 metres in length.

2.6

Following the decision not to re-open Peak Copse as a permanent gypsy site, it is now necessary to decide on the most appropriate future use of this property asset.

2.7

As with any surplus land, the choice for the County Council is whether or not to introduce another County Council use or to dispose of its interest in the property.

3

Constraints Affecting the Site

3.1

Any future use will be affected by the following constraints which affect the site:

3.2

The ability to proceed with any change of use of Peak Copse as well as the detail of any scheme involved, requires the grant of planning consent which would involve the normal consultation procedures - if it should be for the County Council`s own use in which case it would be determined by the Regulatory Committee or if involving development by a third party the planning approval would be determined by Basingstoke and Deane Borough Council as the Local Planning Authority. In both cases further Environmental Impact and Transportation Assessments would be involved.

3.3

The entire County Council ownership at Peak Copse (including the former gypsy site) is covered by policies affecting land located outside the settlement boundary. These include policies on new residential development and essential residential accommodation in the countryside, rural exceptions and rural brownfield sites together with those policies affecting rural diversification and tourism.

3.4

The vehicular access road to the site slopes steeply up to the junction with the A30 and is located on the inside of a bend on the A30 dual carriageway opposite a restricted turn junction with a significant record of road traffic accidents.

3.5

The financial value of the site is determined by the prospects of securing planning consent for any alternative commercial development or the opportunity cost to the County Council of funding alternative accommodation for one of its uses. These values and costs reflect the policies of the recently-published Basingstoke and Deane First Deposit Draft Local Plan which will run until 2016 and within this period the prospects of securing approval for commercial development are extremely limited. Also it should be noted for the County Council to pursue any speculative commercial redevelopment of the site would be contrary to the County Council`s own Structure Plan policies.

3.6

However, if environmental and design considerations are resolved, the decision not to re-open the permanent gypsy site provides an unusual opportunity to promote a change of use which fits with the County Council`s corporate objectives and for which a case may be made for the use to be treated as an exception to the Local Plan policies affecting the site.

4

Possible Future Uses

4.1

The various options which have been identified are considered below:

(a) Return the site to woodland use -

The cost of removing the existing buildings and structures and replanting as woodland is estimated at approximately £100,000. Such expenditure would strengthen the woodland and restore habitats which already support a wide range of flora and fauna. However, the value of the infrastructure provided on the site and the opportunity cost of providing sites for other County Council uses elsewhere, would be lost.

(b) Alternative County Council uses

The following are the only potential County Council uses which have been identified:

(i) Waste Management Uses -

The HNRI was launched in September 2000. An Advisory Group has been created to direct the delivery of key business objectives, including the Public Service Agreement target of redirecting 40,000 tonnes of commercial or household waste from landfill. In addition, a not-for-profit Trust has been established to attract external financial support.

The HNRI vision is for the Hampshire community (by 2012) to be acclaimed for its achievement through local action in conserving and using natural resources more efficiently. Underlying the vision is a set of goals including:

(i) to maximise the role of commerce and industry in driving forward the more efficient and cost effective use of natural resources;

(ii) to promote the concept of "consumer responsibility" by ensuring that people have the information to make informed lifestyle choices;

(iii) to reduce the impact of natural resource consumption on Hampshire's environment and climate change;

(iv) to establish the public sector as examples of best practice in natural resource use; and

(v) to influence change at EC/UK government levels.

A ten year business plan, aimed at ensuring achievement of the vision, is in the process of being produced. Once the plan is approved the Advisory Group will be charged with initiating and monitoring projects to enable the above goals to be met.

A key objective over the next two years will be to deliver the PSA target of redirecting 40,000 tonnes of commercial or household waste from landfill. To that end a number of possible projects, which will assist with the achievement of this target, have already been identified.

Whilst early discussions have taken place with the private sector relating to the possible implementation and administrative arrangements of these different projects via a Public Private Partnership, progress will be slowed, or perhaps not be possible at all, without the proper identification of suitable new sites. Negotiations with prospective partners can often break down if land is not openly available.

Experience elsewhere in the County has highlighted the difficulties in securing suitable premises on the open market or from private landowners for such waste related uses.

(ii) Highways Depot -

The location on the junction of the M3, A30 and A33 offers strategic advantages but there is currently no demand for the provision of further facilities in this location.

(c) Industrial Development

Expressions of interest have been received from companies, some locally based who are interested in pursuing its development. The planning constraints on such uses are set out in 3.3 above.

(d) Abattoir -

Approaches were made by local farming groups regarding the development of additional abattoir facilities in Hampshire. The possible use of Peak Copse was considered but the site was found to be too small for a high throughput abattoir yet too remote from the potential markets of the low throughput centres proposed by farmers in the south of the county. The planning constraints set out in 3.3 would also affect any such proposals.

(e) Transit or Short Stay Gypsy Site -

In the report considered by the Executive Member on the 16 October, the implications of the recent announcements by central government on the policies affecting the management of gypsies were highlighted, including the likelihood of Councils in Hampshire being obliged to identify suitable short-term (up to one month duration of stay for gypsies) and possibly transit sites (up to three months). Failure to do so would prevent the Police using enhanced powers to move on unauthorised encampments and may also restrict the County Council's ability to secure vacant possession of its land through the Courts.

The case for using Peak Copse as a transit site is similar to that of a permanent site and is not substantiated. The allocation of part of the site for short-term gypsy use with minimal facilities until required for other uses, would assist with the management of the recurring summer problem of unauthorised gypsy encampments. However, unlike a permanent gypsy site, the use as a short term facility would not be supervised by a resident manager. This may well lead to management problems and most importantly the creation of road safety dangers, particularly if a large number of caravans sought to gain entry. Consequently, even the short term use of the site is not recommended.

(f) Affordable Housing

The possibility of redeveloping the site for affordable housing has been investigated. Such a development might be pursued under the Local Plan policy D10 (Rural Exceptions) which might allow development up to a maximum of 0.4 hectares. However, the location of the site would not be suited for such housing as it is remote from any local facilities and public transport and would continue to be poorly located for any pedestrian/cycle journeys.

(g) Mobile Home Park -

Such a use would make effective use of the current infrastructure arrangements but would be contrary to Local Plan policies, and its locational shortcomings for this use would be the same as in (f) above.

4

Consultations

4.1

The Local County Councillor, Mrs Anna McNair Scott, has been consulted and whilst being supportive of possible HNRI uses, subject to the outcome of appropriate environmental and transportation studies, she has raised particular concerns over the safety of the junction with the A30 and asked that, in any redevelopment of the site, the opportunity be taken to secure improvements in the safety of this stretch of road.

4.2

Basingstoke and Deane Borough Council were consulted prior to the decision to close the site when they responded with the suggestion that at present there might be no need to retain this facility in the future. However, the Borough Solicitor advises that there have been a number of cases of moving travellers on and that perhaps consideration could be given to the use of Peak Copse as a transit site for travellers. However, he recognises that this might not be straightforward. The need to provide sites for gypsies and travelling people is recognised in the Basingstoke and Deane Local Plan in Policy C6 (which is included in the First Deposit Draft Plan 1996-2011) and this policy would obviously need to be taken into consideration in any discussions that take place on the future use of the site.

4.3

Dummer Parish Council were also consulted on the future use of the site and have recently responded that "The Parish Council was delighted to read the article in the Basingstoke Gazette predicting the permanent closure of the Peak Copse travellers site and consider that it would be desirable for the whole of Peak Copse to be managed as a recreational resource for walkers. It should be retained as woodland and a haven for nature. It lies between Dummer and Basingstoke golf clubs and complements their highly managed fairways to provide diversity of habitat for wildlife. The site would be well suited to leisure use if access to the site could be improved.

Though well situated at Junction 7 of the M3, close to the junction of the M3 and A303, access to the area previously occupied by the gypsy site is unsafe for motor vehicles. Southwood junction 200 metres to the north has suffered a fatal accident in the last three years. The spur between the A30 and M3, junction 7 carries a large volume of traffic travelling from Hatch Warren, Beggarwood Lane and developments off Kempshott Lane, especially during morning and evening peaks. Traffic going southwest travels at high speed. A consistent speed limit of 60 mph on both sides of this dual carriageway would improve safety. In the view of the Parish Council a roundabout at Southwood junction would be more practical for all users of this section of highway. The right turn into the travellers` site was confusing and should not be reinstated."

5

Summary

5.1

On balance after considering:

(i) the constraints affecting the site particularly transportation issues

(ii) the availability of the existing infrastructure

(iii) the opportunity to progress key Corporate Objectives and

(iv) consultations with local parties

it is concluded that the County Council would make the most effective and appropriate future use of this site through its use in connection with the recycling of waste products as part of the Hampshire Natural Resource Initiative.

5.2

Any use under the HNRI would be subject to environmental impact and transportation assessments, licensing and the grant of planning consent.

Recommendation(s)

That the following be authorised:

1

The commencement of negotiations to work up proposals for the use of the County Council's former gypsy site at Peak Copse, near Basingstoke, which will contribute to achieving the Natural Resource Initiative objectives, the outcome of which to include Environmental and Transportation Assessments, and to be reported back to the Executive Member, Policy and Resources

2

The undertaking of formal consultations with Basingstoke and Deane Borough Council, local residents and Dummer Parish Council on the details of the proposed uses as they emerge.