Baseline report Executive Summary

The Whitehill/Bordon Opportunity Revised Baseline Report : Executive Summary Volume 1 September 2008

Prepared for

By

in association with

SEPTEMBER 2008 Contact: Gill Griggs, GVA Grimley Tel: 0121 609 8722 Email: gillian.griggs@gvagrimley.co.uk

Volume 1

Contents

CONTENTS 1.

INTRODUCTION ......................................................................................................... 2

2.

PLANNING POLICY CONTEXT ................................................................................. 3

3.

SOCIO-ECONOMIC APPRAISAL .............................................................................. 6

4.

COMMUNITY ASSETS AND FACILITIES ............................................................... 11

5.

RETAIL CAPACITY ASSESSMENT ........................................................................ 14

6.

MARKET APPRAISAL ............................................................................................. 16

7.

ENVIRONMENT ........................................................................................................ 21

8.

HIGHWAYS AND TRANSPORTATION ................................................................... 29

9.

INFRASTRUCTURE ................................................................................................. 32

FIGURES FIGURE 1.1

STUDY AREA

FIGURE 1.2

LOCATION PLAN

FIGURE 1.3

LAND PARCELS IN STUDY AREA

FIGURE 1.4

LAND OWNERSHIP PLAN

FIGURE 7.1

ENVIRONMENTAL STUDY AREA

FIGURE 7.2

DESIGNATED SITES

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1.

1.1

Revised Baseline Report: Executive Summary

Introduction This report presents a study of Whitehill/Bordon. It describes the town as it is today and raises key issues associated with its future growth, including potential environmental effects of growth and the role of the town within the South East region. The work reviews and supplements an earlier baseline study reported in April 2004. The study area is shown on Figure 1.1 and a location plan is at Figure 1.2.

1.2

The Whitehill/Bordon Opportunity arises from the potential release of large-scale landholdings at Bordon Garrison as a consequence of the Defence Training Review (DTR).

This land, together with other land in the ownership of Hampshire County Council (HCC) and East Hampshire District Council (EHDC) offers a unique opportunity to plan ahead to realise the aspirations of the community. The parcels of land that have been considered in this study are shown on Figure 1.3 and a land ownership plan is at Figure 1.4.

1.3

The Baseline Study provides a snapshot of Whitehill/Bordon as at July/August 2008. It paints a picture of the town against a changing backdrop, particularly as regards a period of changing planning and sustainability policies, reflected in part by the evolving Eco-town proposals. This study will therefore require regular review to ensure it remains a useful and relevant source of information to support the masterplanning and planning policy work that will guide future development of the town.

1.4

This report describes the town’s main characteristics on a topic by topic basis. These are set out in the following chapters which include: the current and emerging planning policy framework (Chapter 2), social and economic conditions (Chapter 3), community assets and facilities (Chapter 4), retail facilities and the capacity to support more retail floorspace (Chapter 5), current market conditions (Chapter 6) and environmental quality in Chapter 7.

Chapters 8 and 9 describe the highways and transportation patterns followed by a review of existing infrastructure provision and capacity in statutory utilities such as water, drainage, sewage, electricity and gas.

1.5

Baseline monitoring indicators have also been identified, where relevant, at the end of each chapter. These could be used to assess the future performance of the expanded town as it grows into a more modern, sustainable community.

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2.

2.1

Revised Baseline Report: Executive Summary

Planning Policy Context Planning policy will have a major influence on the future development of Whitehill/Bordon.

The Masterplanning exercise will need to address current policy guidance and also have regard to emerging regional and local planning policies. The latter are set out in the South East Plan (the emerging Regional Spatial Strategy) and the emerging Local Development Framework. Section Two of the Revised Baseline Report sets out in detail the current planning policy guidance relevant to Whitehill/Bordon and the surrounding area.

2.2

Current national and regional planning policy guidance seeks to achieve more sustainable forms of development and create sustainable communities. These objectives are reflected in District and County planning policies. Emphasis is placed on making the best use of previously developed land, reducing the need to travel, providing employment, shops and recreation areas near to where people live, and protecting and improving the quality of the environment.

2.3

Whitehill/Bordon expanded considerably in the 1970s and 1980s with the development of substantial areas of housing, the Woolmer Trading Estate and the Forest Centre. However, the size and range of facilities in Whitehill/Bordon is very limited for a town of its size and compares poorly with other similar sized towns in the area. Many people travel out of the town for employment, shopping, leisure and services. As a result, Whitehill/Bordon is less sustainable than other nearby towns of a similar size such as Alton and Petersfield.

2.4

The Housing Green Paper (2007) and the Government’s current growth agenda seek an increased level of housebuilding nationally. This is being reflected in the emerging South East Plan housebuilding targets and translated into an increased allocation for the East Hampshire District than identified in the current Local Plan;

2.5

The Government is also committed to bringing forward a number of Eco-towns which will create new zero carbon settlements and achieve more sustainable living. Whitehill/Bordon has been shortlisted as a potential Eco-Town and further work is being undertaken to address various issues prior to the announcement of the selected Eco-Towns;

2.6

At the regional level, the Draft South East Plan is now at an advanced stage of preparation with the publication of the Secretary Of State’s Proposed Changes (July 2008). Policy CC9 relates to the reuse and redevelopment of surplus public sector land (such as at Whitehill/Bordon and there is specific recognition of the potential for Whitehill/Bordon to

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grow. The Panel Report (August 2007) recommended that provision be made for 2,500 dwellings, with longer term potential for increased growth if it could be shown that this would be sustainable. In the Secretary of State’s Proposed Changes (July 2008), Policy AOSR1, increases the scale of development by identifying the opportunity to create a Strategic Development Area at Whitehill/Bordon, which would make provision for a net increase of 5,500 dwellings, subject to site constraints. The policy also incorporates objectives for development of the town.

2.7

At the local level, the adopted Local Plan promotes the principle of the reuse and redevelopment of former military areas (Policies MOD1 and MOD2), and recognises the opportunity for redevelopment at Whitehill/Bordon, although these policies will need to be updated in the light of the scale of growth now envisaged for the town;

2.8

Existing local planning policy provides that where the release of MoD land arises in Whitehill/Bordon, the opportunity should be taken to make the town a more sustainable community, providing a range of new employment, retail, community and leisure facilities as well as housing. Planning policies also encourage action to be taken to reduce the impact of traffic passing through the town and to reduce reliance on the car for local journeys by improving public transport, walking and cycling facilities.

2.9

Existing planning policy and nature conservation legislation will have a strong influence on the future scale and type of development in Whitehill/Bordon. The town is surrounded by land of high ecological quality, with some of the heathland being of national and international importance which must be protected. Within the town are other sites of ecological importance which link to the wider countryside. The impact of new development on these sites will be an important consideration.

2.10

The East Hampshire Local Plan will be replaced in due course by the Core Strategy which forms part of the Local Development Framework for the District.

The emerging Core

Strategy identifies Whitehill/Bordon as an area suitable for significant growth and mixed use development.

2.11

To the south and west of Whitehill/Bordon is the proposed South Downs National Park, the Inquiry for which commenced again in early 2008. The impact and appearance of development in the town on the National Park will be a consideration when deciding on the future scale and location of development. The National Park creates the opportunity for the town to be a ‘gateway’ to the Park, providing services and facilities for visitors coming to enjoy the natural beauty and wildlife of the area.

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Implications of policy for Whitehill Bordon 2.12

The South East Plan, when adopted, will provide the statutory planning framework for significant growth of the town. This will be articulated through the Local Development Framework. Eco town status, if confirmed, will provide further momentum to this process.

New development will need to comply with the statutory development plan (the South East Plan and the Core Strategy, when adopted) and with national planning policy guidance to ensure that it creates a sustainable expanded community which respects, and adds to, its quality natural environment.

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3.

3.1

Revised Baseline Report: Executive Summary

Socio-Economic Appraisal Section Three of the Revised Baseline Report summarises the existing characteristics of the local population of Whitehill/Bordon, reflecting where possible, the likely impact of the Garrison on the socio-economic profile of the town. The Baseline Report draws on the conclusions of the Town Health Check (2003), data from the 2001 Census, the latest population estimates and forecasts from Hampshire County Council (2006/7), and the latest available information from a range of other sources. A summary of baseline findings and the key issues raised relating to topics including population structure, educational attainment, employment and travel to work analysis, and housing, are discussed briefly below.

Summary of Baseline Findings and Key Issues Population/Age Structure 3.2

At present, Whitehill/Bordon has a very young population structure. According to the 2001 Census, the wards of Pinewood and Deadwater in particular contain high proportions of young persons. The Whitehill/Bordon area also has a high proportion of lone parents. The young population structure is likely to be maintained if the military relocate as it is likely that married quarters will be sold or let to young families. Service providers must, therefore, continue to provide education and community facilities within the local area to meet the needs of the young population.

3.3

Whitehill/Bordon has a very low proportion of elderly people, even lower than in 2001, although the hinterland remains an attractive retirement location and has a higher proportion of elderly.

3.4

The population of Whitehill/Bordon has been fairly static between 2001 and 2008, and is forecast to slightly decrease between 2008 and 2013. This forecast excludes any development options which may arise from this study. ƒ

Key Issues – New development within Whitehill/Bordon should aim to redress the imbalance in the socio-economic mix of the existing population.

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Travel to Work 3.5

Car ownership levels in Whitehill/Bordon are high and this is reflected in the travel to work pattern of residents. Driving by car or van is the most popular mode of transport to work in Whitehill/Bordon and levels of public transport use are low. This reflects the poor public transport provision within the area and high out-commuter rates of resident employees from Whitehill/Bordon (shown by the latest Origin Destination (Journey to Work) Data). A high proportion of Whitehill/Bordon residents walk to their workplace. This figure can be attributed in part to military personnel movements between service families accommodation and the Garrison. These trends are thought not to have changed since 2001. This pattern of activity is unusual, reflecting the circumstances of large numbers of trainees and military who are housed and trained within, or in close proximity to, the Garrison.

Key Issue – as a result of the MoD departure from the town, the aim will be to manage the change by creating new patterns of travel to work that will encourage more self containment of trips.

Education and Training 3.6

Residents of Whitehill/Bordon are less qualified than their counterparts within the District.

This is experienced at school leaver level and throughout adulthood. Low educational attainment is perceived as a potentially significant deterrent to new businesses or residents moving to the area. This situation was identified in 2004 and more recent data suggests that this trend has continued.

Key Issue – Improvement in the quality of education and access to sixth form and further education/training will be important in attracting more professional people to Whitehill/Bordon and attracting new businesses to diversify the local economy.

Employment 3.7

The young population in Whitehill/Bordon will have an impact on the local economy and the future provision of employment opportunities and local services. More local jobs will need to be created to prevent further increases in out-commuting.

3.8

Unemployment in Whitehill/Bordon is low in comparison to the District and national level and is identified as a strength of the local economy. Unemployment rates (as of 2007) have decreased slightly since 2004. There is currently a higher proportion of young unemployed people than the national or District averages.

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3.9

Revised Baseline Report: Executive Summary

There is a high rate of economic activity in Whitehill/Bordon but this is counteracted by high levels of resident workers commuting out of Whitehill/Bordon to find suitable work. Many of the employed workers in Whitehill/Bordon commute in from other locations.

3.10

The major employment sectors in which the Whitehill/Bordon population are employed are manufacturing, wholesale, retail and repair, finance and business services and public administration. The employee jobs available within the town are within distribution, catering and retail, public administration and manufacturing. The lack of employment opportunities within the area is identified as a weakness of the local economy. There is also a lack of diversity with regard to employment opportunities.

3.11

A number of local businesses do not employ local people. Complex commuting patterns exist for the resident and employed workforce within the town. The town is a net exporter of labour with high levels of out commuting by resident employees.

3.12

The town has a healthy industrial sector but suffers from a shortage of high quality office and industrial premises, which prevents new and existing businesses from developing and limits employment opportunities in Whitehill/Bordon, (refer Section 6).

3.13

The socio-economic breakdown for Whitehill/Bordon residents demonstrates that there is a low proportion of the population employed in professional and managerial positions particularly when compared to the East Hampshire average.

3.14

The Garrison has a positive impact upon the local economy and is a major contributor in terms of local employment (2,452 direct, indirect and induced jobs) and expenditure (estimated total induced economic impact at £28.6m) in the Whitehill/Bordon area. The potential closure of the Bordon Garrison would have a negative effect on the local economy, as indicated above, if measures were not taken to mitigate the impact.

Key Issues –As local employment is limited at present, it will be important to ensure that the supply of labour provided through new housing development matches as far as possible the type of employment to be provided in order to reduce the need to commute.

There is an opportunity to build on the success of existing local businesses by responding to demand for larger and higher quality office and industrial premises in Whitehill/Bordon. In turn, this could assist in reducing out-commuting to other labour market areas.

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To the extent that senior military staff and civilian trainers may relocate with the training activity under DTR, this could exacerbate the shortage of skilled professionals in the population.

The impact of the potential closure of the Garrison on the local economy would be likely to occur over a relatively short period of time when it relocates; in contrast, major redevelopment will take place over the longer term, taking time to replace the level of current activity in the economy. Careful programming and the phasing of the release of land will be necessary to mitigate impacts on the economy and local population.

Housing 3.15

Whitehill/Bordon has a high proportion of terraced properties particularly in relation to the neighbouring towns of Petersfield and Alton. The proportion of detached housing is considerably lower than the level for East Hampshire.

3.16

The majority of dwellings in Whitehill/Bordon are owner-occupied although the level of owner occupation within the town is lower than at the District level.

3.17

House prices in 2004 for Whitehill/Bordon were lower than the District and Regional averages and the rate of house price growth was significantly lower than that of East Hampshire and the South East region. In 2007 the house price growth rate was recorded at around 5% which is higher than the rate of growth in the South East and the national average, although house prices in Whitehill/Bordon are significantly lower than the District average (which is high compared to the rest of the country supporting the fact that Whitehill/Bordon provides a significant source of cheaper market housing for the District.)

3.18

Rapid development of predominantly smaller units during the 1970’s and 1980’s has lead to an imbalance in the dwelling stock within Whitehill/Bordon, with a shortage of large houses.

The availability of affordable housing and relatively cheap market dwellings of a smaller size attracts first time buyers, young families and lower income earners to the area.

Key Issue – The proportion of new affordable housing to larger detached dwellings needs to be carefully considered.

3.19

The next stage of the Masterplanning process will consider these issues in greater detail to assess what impact each of the growth options would have on the socio-economic profile of Whitehill/Bordon.

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Baseline Monitoring Indicators 3.20

There are various measures which could be used to monitor the future performance of the town, which might include the following:

Population;

Index of Multiple of Deprivation;

Unemployment rates;

Housing Numbers;

Density measured as population per hectare of built-up area;

Number of jobs dependant upon Garrison.

Number of people who live and work in the town;

Housing size;

Housing tenure; and

Skills attainment.

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4.

4.1

Revised Baseline Report: Executive Summary

Community Assets and Facilities Section Four of the Revised Baseline Study provides an assessment of community facilities within Whitehill/Bordon with regard to public open space, education and community, health and welfare facilities. A summary of the baseline findings and key issues is presented below.

Summary of Key Issues and Baseline Findings Open Space 4.2

East Hampshire District Council’s Draft Open Space Study (2008) contains an analysis of open space in the Whitehill, Bramshott and Liphook Sub-Area. This assessment of open space provision relies upon information in that study.

4.3

There is an under supply of allotments, children’s play space, informal open space and parks, and a large under supply of sport and recreation grounds against the standards.

There is an oversupply of natural greenspace, the majority of which is subject to environmental designations in the Local Plan.

4.4

There are an estimated 90 sites within the Whitehill/Bordon and Bramshott & Liphook area.

The quality of play provision was found to be in need of investment across the area, and a need to better co-ordinate provision at some of the larger recreation grounds in the area.

4.5

Existing public playing fields are positioned in one location around Mill Chase Community School. There are concerns about the quality of these pitches in relation to flooding and drainage. Consideration should be given to whether this is an accessible location or whether it would be better to plan for more dispersed playing fields around Whitehill/Bordon.

4.6

Consideration needs to be given to whether it is viable and appropriate to upgrade poor quality playing fields or reprovide them elsewhere.

4.7

The use of MoD sports pitches fills a gap in existing provision but community access is restricted. Significant elements of MoD land that may be declared surplus are playing fields which could be retained to meet local standards as part of new residential development.

However, there is similar concern about the quality of these pitches as regards potential flooding and drainage.

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4.8

Revised Baseline Report: Executive Summary

There may be an adverse impact of potential temporary loss of MoD pitches if the MoD relocates from Whitehill/Bordon and there is a time lag before they could be available for community use. Funding for the improvement of all sports pitches could be achieved from S106 contributions from new housing development. The potential temporary loss of MoD sports facilities could be compounded by re-occupation of existing MoD ‘married quarters’ housing by civilians if the MoD relocates, placing additional pressure on the demand for community use of pitches (assuming MoD families currently use MoD facilities).

4.9

There is under provision of existing children’s play areas measured against emerging revised local targets. Significant quality improvements are necessary.

4.10

There is under provision of indoor recreation facilities.

Education 4.11

Information provided by HCC as Local Education Authority has indicated that at present school occupancy levels are low, in line with a County wide trend and this position would be worsened temporarily by closure of the Garrison. It will be important to ensure that during the period of social and economic transition following the departure of the military, capacity is retained in the schools to accommodate incoming residents to the town. HCC is currently working up proposals for extended use of schools in line with government policy, which again highlights the importance of supporting the schools during this transition period.

4.12

Land will need to be allocated for new school accommodation and improvements will need to be made to existing school buildings to meet the increased population in Whitehill/Bordon.

Issues of location of new schools and land availability to extend existing schools will need to be addressed.

4.13

The quality of education and qualifications attainment needs to be addressed. New and improved facilities and fresh investment in the town and in school buildings should have a positive effect on education attainment levels. HCC has a strong educational vision and action will be required in line with this vision to achieve improvements in school buildings and performance. The award winning Woodlea School sets a precedent for high quality design of new school buildings in the town.

4.14

No sixth form college provision is available in Whitehill/Bordon – travel distances to surrounding colleges are regarded as a barrier to school leavers continuing in further education and this is reflected in a low proportion of students. In addition, there are only

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limited non-vocational and vocational courses, adult education and internet learning and access points in Whitehill/Bordon. Local educational institutions are currently in discussion about the provision of 16+ education and training in the town.

Community 4.15

Consideration is required to establish the level of developer contributions that will be appropriate to raise from new development to deliver enhanced community facilities.

Health and Welfare 4.16

There is a potential issue of retention of practising doctors/dental surgeries given possible short-term population level changes should MoD relocate. A proportionate increase of doctors/dentists will be required in line with population expansion of Whitehill/Bordon. The predicted additional requirement is 5.5 and 7.5 GPs for growth of 4,000 dwellings and 5,500 dwellings respectively. Extra dentistry provision is likely to be required also.

4.17

Health care issues will arise from the increased Whitehill/Bordon population – discussions with appropriate agencies will be needed to assess future demand for healthcare depending on the scale of population expansion. Retention of existing services is essential given the gap in services/demand levels identified in the Health Check (2003) and the supply of services available. There is also an issue of land availability to expand Chase Hospital.

4.18

Work to be undertaken during the next stage of the Masterplanning exercise will involve the assessment of the open space/ recreation requirements associated with the development options, and the implications of various scales of growth for education and community facilities.

Baseline Monitoring Indicators 4.19

There are various measures which could be used to monitor the future performance of the town, which might include the following:

Open Space provision against the LDF standards;

Built Facilities provision against the LDF standards;

Provision and capacity of local education establishments;

Quantity and quality of community facilities; and

Provision and capacity in local healthcare providers.

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5.

5.1

Revised Baseline Report: Executive Summary

Retail Capacity Assessment Whitehill/Bordon is currently lacking a coherent town centre and there are limited retail opportunities on offer given the extent of the town’s population and wider catchment area.

The Forest Centre currently acts as the main retailing centre for Whitehill/Bordon but this suffers from problems such as poor accessibility and inferior design. Through the Town Health Check and Core Strategy consultations, local residents have expressed a desire for a new town centre with additional retail facilities. The creation of a new town centre is one of the key aspects of the Green Town Vision.

5.2

Section Five of the Revised Baseline Study details the existing facilities in Whitehill/Bordon and includes details of two theoretical exercises undertaken by GVA Grimley in 2005 and Nathaniel Lichfield and Partners in 2007 to provide an indication of the level of retail floor space Whitehill/Bordon could support now and at various points in the future, using various estimates of population increases. The capacity exercises are theoretical and include crude estimates for the purpose of the studies.

5.3

The 2005 capacity assessment (undertaken by GVA Grimley), used expenditure flow data for 63 postal sectors from an off-the-shelf household survey to provide an insight into the trading patterns of existing centres in the vicinity of Whitehill/Bordon. This was used to identify where people currently shop and the current catchment areas for Whitehill/Bordon and other key centres in the immediate area as well as helping with more accurately assessing how these would change with new retail development.

5.4

The results of the study showed that in 2016 there would be capacity to support additional comparison retail floor space of about 21,500-25,700 sq m gross and with regard to convenience floor space there would be capacity to supports new food store of about 4,0006,000 sq m gross. In 2021 there would be capacity to support additional comparison retail floor space of 25,500-30,000 sq m gross and in terms of convenience floor space there would be capacity for about 4,500-7,000 sq m gross. All of these figures depend upon the size of the residential development that occurs.

5.5

The 2007 study (undertaken by NLP) adopted a similar approach to NLP the 2005 study but used fewer, larger zones as well as different dates and population growth assumptions.

Further, the study utilised a specially commissioned household survey. The NLP study

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provided capacity assessments for 2016, 2021 and 2026 based upon population increases of 2,250 by 2016, 6,600 by 2021 and 11,825 by 2026.

5.6

The 2007 study concludes that there would be capacity to support additional comparison floor space of 13,234 sq m gross and additional convenience floor space of 2,800 sq m gross. By 2021 the figures would increase for comparison floor space to 16,716 sq m gross and 3,900 sq m gross of convenience floor space. By 2026 the figures would increase for comparison floor space to 21,181 sq m gross and for convenience floor space to 5,200 sq m gross.

5.7

Comparison between the 2005 and 2007 studies is difficult due to different assumptions regarding the development and subsequent population growth and whilst some of the results for the two studies are very similar, some of them are extremely different. Some of the differences between the two sets of figures can be accounted for by the changes in a number of assumptions made during the two studies.

5.8

It must be emphasised that these floor space assessments are crude estimates based on assumptions and can only be considered to provide a broad indication of the potential for new retail development in Whitehill/Bordon. Further retail assessment and market testing is required as part of the ongoing master planning process.

5.9

The NLP study is the more recent of the two studies and used a specially commissioned household survey rather than an off-the-shelf household study. Further, it is also an adopted document by East Hampshire Council and is therefore a public document. The NPL figures are therefore used as the basis for planning the new town centre for Whitehill/Bordon, although small adjustments have been made to the figures to reflect different dates and residential development assumptions.

Baseline Monitoring Indicators 5.10

There are various measures which could be used to monitor the future performance of the town, which might include the following:

Retailer mix including presence of national retailers;

Requirements for retail space;

Activity of existing occupiers;

Competition from neighbouring towns; and

Supply and Demand.

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6.

6.1

Revised Baseline Report: Executive Summary

Market Appraisal Section Six of the Revised Baseline Study looks at the residential, retail, leisure, industrial and office sectors of the property market. It considers these in terms of recent performance and prospects at several levels – on a national scale, for the East Hampshire region, and specifically for Whitehill/Bordon. It also offers some thoughts on future prospects and where property market strengths may be used to best effect in any masterplan and redevelopment in the town.

6.2

The property market and the development potential it offers is of crucial importance to any new development proposals for Whitehill/Bordon. Market demand for any new use is essential, if the town is to achieve its desire of being a sustainable and vibrant settlement.

Residential 6.3

The impact of a large scale new development in Bordon could be the catalyst the town requires in order for it to compete with neighbouring towns, encourage investment, and attract more house purchasers. An area such as Whitehill/Bordon where, potentially, there is expected to be a good supply of brownfield land available, and in the ownership of relatively few parties, provides a rare opportunity which is likely to be well-sought after by residential developers. Therefore, residential development will form the basis for any new development in the town. In addition to this, the feasibility and viability of new facilities is likely to be greater with a larger and more diverse residential base, particularly in relation to supporting development in the retail and leisure markets, where consumer spend levels are key. An increased population with a broader socio-economic mix is more likely to provide a robust base to support the development of new retail and leisure facilities.

Retail 6.4

The existing retail provision in the town is predominantly of a convenience nature, comprising largely local operators, with the exception of the food supermarkets.

Consideration is needed as to the location and configuration of any new retail development, as the existing Forest Centre does not offer units that appeal to the wider market, being relatively inaccessible and offering little visible retail frontage. Competition for retail spend is strong from other towns in the surrounding area, and the potential for development of comparison shopping is probably limited by this. The retail capacity assessment has shown

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that theoretically an increased retail floorspace could be supported in Whitehill/Bordon. If this capacity can be matched with retail market requirements, there is the potential for retailers of a more multiple nature to be attracted to the town. Careful marketing, combined with the provision of retail space configured to suit market requirements, is likely to be required to encourage new retailers to locate in the area.

Leisure 6.5

Increases to housing numbers in and around the town centre within easy walking distance of any new leisure facilities will be key in creating sufficient demand to sustain commercial leisure operators in the locality, especially in the licensed sector. However, there is scope for the leisure market beyond catering to residents alone; it has been shown that firms seeking new accommodation increasingly look at the leisure offer in the area as part of their requirements. The lunchtime spend of potential of workers in nearby commercial areas is also likely to prove attractive to leisure operators. Development of new leisure facilities is therefore not just likely to benefit local residents, but also likely to assist in attracting and sustaining new business.

Industrial 6.6

The industrial market in the town is good for a settlement of its size, especially considering its relative isolation from the main industrial and distribution areas in the Hampshire region.

The three main estates in the town providing industrial/warehousing accommodation are all reasonably well-let and well-maintained, and there is a high proportion of smaller start-up businesses, hi-tech and advanced engineering uses. Demand is predominantly local and remains robust. There is a demand for units up to 20,000-25,000 sq ft and it is rare for larger requirements to be met. The provision of such space, would enable Bordon to keep indigenous business as they grow, rather than risking losing companies to other locations.

Office 6.7

At present, the Whitehill/Bordon office market serves a predominantly local demand, reflecting the lack of a rail connection and that it is too far from the markets that attract the major occupiers. It is unlikely that the town would be a good location for major speculative office development as these are preferentially likely to be attracted to town centres such as Guildford and office parks further north in the Blackwater Valley, which have superior connections to London. That said, there is likely to be a local market in Whitehill/Bordon catering for local service providers and for existing business needs, possibly in a

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hybrid/industrial format. Moreover, it is thought that with improved accessibility and a new town centre as part of substantial eco-town expansion the town will become more attractive to a wider range of emerging office markets.

6.8

It is important to note that, in market terms, Whitehill/Bordon is not an isolated settlement and the surrounding market environment is not static. The town’s catchment for the uses outlined above is influenced by the strength of offering in the surrounding areas and developments elsewhere may affect this picture to a greater or lesser extent. The Baseline Report has considered the position and prospects at the current time. The redevelopment proposed by the Masterplan is likely to occur over 20 years or more. During this period the settlement itself will also evolve, and varying levels of interest from the market will be accordingly generated. The markets themselves are dynamic, change with time and are extremely difficult to anticipate over the longer-term. It is advised that the markets should be monitored closely through the life of the Masterplan, and sufficient flexibility built in to any proposals in order to respond to opportunities and strengths in the market at any one time.

Key Issues 6.9

The residential market in Whitehill/Bordon will lead the development of a more sustainable community. Development of more housing in and around the town centre within easy walking distance of any new retail and leisure facilities will be key in creating sufficient demand to sustain commercial operators in the locality. Improvements in public transport, walking and cycling links are essential.

6.10

Retail and leisure is under-provided within Whitehill/Bordon, and this a major issue to be addressed. There is a need to create a consolidated centre with a visible face, offering larger units in order to attract a wider range of both retailers and leisure operators. Consideration also needs to be given to existing retail provision, and providing a strategy for retaining this so that current occupiers and local businesses are not to be lost from the town.

Whitehill/Bordon currently experiences strong competition for both the retail and leisure spend from well-served regional centres. This is likely to remain regardless of new development that may take place in Whitehill/Bordon. In view of this, the order of provision needs to be carefully considered.

6.11

Industrial provision is healthy, and there is an indigenous industrial market in Bordon, much of which has been brought about by company expansions and movement from neighbouring centres. It is important that future land stocks are brought forward to accommodate business growth. Demand is predominantly local, and remains robust not only leasehold but also for

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freehold units. Whilst there is a rental differential between Bordon and the neighbouring larger commercial centres such as the Blackwater Valley towns, and Southampton and Portsmouth, the difference is not significant when considering the less main stream nature of the market. The lack of a significant rental differential is likely to relate to the restricted supply in the town. The impact of new supply and its phasing into the market is therefore a crucial consideration in maintaining industrial values.

6.12

Whitehill/Bordon does not currently represent a sustainable location for major speculative office development, being remote from London and lacking good public transport options.

Without substantial improvements in public transport and accessibility, the office market in the town is more likely to be restricted to occupiers of a local nature, or those who specifically seek to be in the area, and any development in this sector would be likely to reflect this. If major improvements to accessibility are delivered through the eco-town expansion this will improve the potential of the town to appeal to a wider market.

6.13

The Masterplan must have sufficient built-in flexibility to respond to changes in the markets.

This needs to be balanced against protecting appropriately located sites for uses which may not be sustained by the market at an early stage in the Masterplan.

6.14

Phasing of housing delivery and the interaction of this with the provision of commercial space needs to be carefully planned. Attracting new retailers in advance of the delivery of sufficient housing (and hence residents) to support these businesses and then losing them due to inadequate trading levels, could have a blighting effect which could harm the longterm vitality of the town’s retail offer, than not attracting new investment from the outset.

6.15

On-going, co-ordinated and pro-active marketing and communication of site availability to the market is key in raising the profile and attractiveness of the town to the market and the development opportunities it affords.

6.16

Further work needs to be done in relation to assessing the market robustness of options for development. This should include demographic profiling, impact assessment, market testing and viability testing, which will consider values and market realities in more depth against specific proposals.

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Baseline Monitoring Indicators 6.17

There are various measures which could be used to monitor the future performance of the town, which might include the following: ƒ

Residential Values; and

ƒ

Commercial Values (including rental, investment capital values, and analysis of supply and demand).

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7.

7.1

Revised Baseline Report: Executive Summary

Environment For the 2004 Baseline Report, an environmental constraints study was undertaken for the MoD land and other potential development land, in and around the town of Whitehill/Bordon to determine factors that could inhibit development. Section 7 of the Revised Baseline Report provides an update to this desk-based baseline 2004 data.

Summary of Findings 7.2

The study area with respect to environmental constraints was denoted by a radius of approximately 2km placed around the main concentration of military land in Whitehill/Bordon.

This is shown in Figure 7.1. Potential environmental issues within this boundary were assessed under the following headings; landscape, ecology and nature conservation, air quality, noise and vibration, archaeology, buildings and scheduled monuments and contaminated land. A baseline review of the existing environment was undertaken and an assessment was made for potential environmental constraints. Since 2004 a number of specialist studies have been undertaken, including ecological surveys, an archaeological assessment and a landscape and visual assessment of two key greenfield areas.

7.3

Recommendations are made for the masterplan in order to create a sustainable community in Whitehill / Bordon. Recommendations have also been made for further works that are required.

7.4

There are several designated sites present within the 2km radius namely Woolmer Forest, a Site of Special Scientific Interest (SSSI), Special Protection Area (SPA) and Special Area of Conservation (SAC), and Broxhead and Kingsley Common (SSSI and SPA). Some of these sites are components of the Wealden Heaths Phase II SPA. Other designated sites in close proximity to Whitehill/Bordon are Shortheath Common (SSSI and SAC), and Binswood (SSSI). Within the town itself there are a number of locally designated sites and Hogmoor Inclosure, a Site of Importance for Nature Conservation (SINC) lies within the boundary of the potentially surplus MoD land. An Area of Outstanding Natural Beauty (AONB) lies to the south of the town along with part of the boundary for the proposed South Downs National Park. These are shown in Figure 7.2.

7.5

Ecology has been identified as an important issue and a number of surveys have been undertaken in order to obtain more detailed information about the habitats on the potential

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development sites and the species, particularly protected species using the area. A visitors’ survey is to be undertaken to understand current use of green spaces for recreation, in particular the European designated sites.

Summary of ecological survey work undertaken since 2004 (1 ) Phase 1 Habitat Surveys of Hogmoor Inclosure and Hampshire County Council Land 7.6

The Phase 1 Habitat Surveys were undertaken to assess the suitability of the sites for development and also for recreational use.

7.7

Hogmoor Inclosure has high ecological value. The site is designated locally as a SINC and the Phase 1 Habitat Survey results show that the habitats present are still in line with the NVC data and the designation, and we could therefore also reasonably expect all species supported by these habitats still to be present.

7.8

If Hogmoor Inclosure were to be used as accessible green space to take recreational pressure away from the nearby Wealden Heaths Phase II SPA this could cause negative impacts to ecology unless strictly controlled.

7.9

In summary, it would appear at the present time (based on currently available information) that the constraints are such that whole scale development of Hogmoor Inclosure may not be suitable. The site may have potential for public access, provided it is carefully planned and controlled.

7.10

Ultimately, the potential for development of Hogmoor Inclosure or the potential to use any of the site for recreation will need to be determined in consultation and agreement with Natural England and East Hampshire District Council, due to its continued high-ecological value and designation as a SINC.

7.11

The Hampshire County Council land includes the following habitats: a network of species rich and species-poor hedgerows defining agricultural field boundaries, areas of broadleaved woodland and areas of wet/marshy grassland. Hedgerows may be afforded a degree of

1

At the time that the Phase 1 Habitat Surveys and the protected species surveys (mentioned below) were undertaken the potential development areas were labelled differently. Hogmoor Inclosure was called Site 1 and the Hampshire County Council Land was called Site 2. MOD-owned land north of station road was called ‘Site 3: Land North of Station Road’. This includes Louisburg Barracks and areas to the west including the cricket ground. ‘Site 4: Land South of Station Road’ includes Prince Phillip Barracks, MOD playing fields and the technical area (Quebec Barracks and St Lucia woods / Sewage Works Area are also included in Site 4 and were subject to Phase 1 Habitat Survey and breeding birds surveys in 2008.

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protection under the Hedgerows Regulations 1997 if a Hedgerow Survey and the local planning authority deems them to be important or worthy of conservation. A large badger sett was found on the Hampshire County Council Land. Features of ecological importance have been identified which need to be valued through further survey work.

Phase 1 Habitat Surveys of MOD Built Estate 7.12

Areas of previously built ground and amenity grassland are suitable for development (subject to the results of a bat survey of all buildings on these sites). Areas of natural habitat including woodland, scattered trees and shrub heath should be retained wherever possible within masterplanning design as these are difficult to replace in ecological terms. With further survey works to determine the true ecological baseline (Appendix B), it is likely that sensitive design and mitigation can enable development to occur at these two sites. Natural England have also informally indicated that the proximity of Louisburg Barracks to the SPA may be an issue, although at present no formal guidelines or policies are in place in this regard.

7.13

On the basis of the Phase 1 surveys, recommendations for further protected species of the sites have been made.

Phase 1 Habitat Survey of the Sewage Works Area 7.14

In 2008 a habitat survey of the Sewage Works Area (also known as Bordon Inclosure) was carried out. The site is predominantly woodland, with areas of alder coppice that correspond with the UKBAP wet woodland habitat. Other areas of the woodland include mature beech and oak standards. Evidence of badger was recorded and habitat suitable for bats, birds of conservation concern, reptiles and amphibians is present.

Badger Surveys of Hogmoor Inclosure and Hampshire County Council Land 7.15

Badger surveys were recommended for Hogmoor Inclosure and Hampshire County Council Land due to the potential for the sites to support badgers.

7.16

Badger setts were identified in the Hogmoor Inclosure which provides a high level of value to the local badger populations, providing shelter and foraging resources for at least two badger clans.

Hampshire County Council

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7.17

Revised Baseline Report: Executive Summary

One large active badger sett was identified on the Hampshire County Council land, with further setts present within the footprint of the site. An abundance of signs of badgers including dung and hair indicates that this land is of high importance for the local badger clan.

7.18

Badger monitoring has been recommended.

Breeding Birds Surveys of MOD Built Estate Hogmoor Inclosure and Hampshire County Council Land 7.19

A total of 63 species were recorded from the survey. This total includes 10 red list and 13 amber list species. Six species listed as priority species in the UK BAP, 2 Annex 1 species and 2 Schedule 1 species were also recorded. However, not all species recorded were breeding on the survey sites and further analysis was undertaken to identify the numbers birds of conservation concern nesting on each site. Hogmoor Inclosure and Prince Philip Barracks 2 had the lowest numbers of red and amber list species breeding with 6 species at each site. Hampshire County Council Land had the largest number of red and amber list species with a total of 10 including 5 red list species whilst Louisburg Barracks 3 had a total of 9 red and amber list species including 3 red list species.

7.20

The most important breeding species recorded was the woodlark.

This Annex 1 and

Schedule 1 species bred within a set aside/fallow field within the Hampshire County Council Land. Nightjar were also recorded churring (calling) from near to this site during the nighttime survey. This bird was believed to have been on the near-by Passfield Common, part of the Wealden Heaths SPA, but may utilise the diverse agricultural landscape of the Hampshire County Council Land for feeding.

7.21

Firecrest was recorded singing at Hogmoor Inclosure on one visit but not on any other and it is not thought that it bred on this site. Firecrest is listed on Schedule 1 of the Wildlife and Countryside Act. Otherwise this survey site supported a relatively poor bird fauna reflecting the heavily disturbed nature of this predominantly conifer woodland.

7.22

The MOD Built Estate site consisted of a mix of sub-urban habitats including buildings, hard standings, mown grass and sports fields and landscape tree and shrub planting. Both sites supported a diversity of woodland edge and urban bird species.

2 3

Formerly referred to as Site 4 Formerly referred to as Site 3

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Breeding Bird Survey of Quebec Barracks and the Sewage Works Area 7.23

A breeding bird survey of Quebec Barracks and the Sewage Works Area was carried out in 2008. No birds of conservation concern were noted at Quebec Barracks. The bird fauna of the Sewage Works Area is typical of mixed woodland with the most noteworthy of the 34 species recorded being the Red list, UK and Hampshire Biodiversity Action Plan species song thrush, which was recorded throughout the woodland habitat.

Other birds of

conservation concern recorded were dunnock (UK BAP and Amber list), goldcrest, stock dove and green woodpecker (all Amber list). All of these species are considered likely to be breeding on the site. No Annex 1 birds were recorded during the survey.

7.24

The Sewage Works Area forms part of a habitat corridor along the eastern boundary of Bordon and this function should be protected in the masterplanning process.

2008 Species Surveys 7.25

Based on recommendations in the habitat surveys, several species surveys have been commissioned in 2008. The following results are provided at an interim stage prior to the finalisation of the surveys in order to inform the ongoing masterplan process.

7.26

Dormouse Surveys of the Hampshire County Council Land, Eveley Wood, the Sewage Works Area and Hogmoor Inclosure are ongoing at the time of writing (August 2008). To date, no evidence of this species has been recorded at any of these sites.

7.27

Reptile surveys using artificial refuges have recorded the presence of slow worm, common lizard and grass snake in the Hogmoor Inclosure, these three species and adder in The Croft (Hogmoor) and slow worm and common lizard in the Sewage Works Area.

7.28

Amphibian surveys of the Hogmoor Inclosure have recorded the presence of common toad, common frog, palmate newt and smooth newt. Large numbers of common toad tadpoles and metamorphs suggest that the site is important for common toad, as noted on the citation for the Hogmoor Inclosure SINC.

7.29

The Sewage Works Area has a small pond on its southern margin, which supports a large population of palmate newts, small numbers of smooth newt and common frog.

7.30

Invertebrate surveys of the Whitehill/Bordon Opportunity land were ongoing at the time of writing (August 2008). Based on observations of the habitat types present, completion of the Hogmoor Inclosure surveys are likely to show that it has high invertebrate interest. Further

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survey of the Croft (Hogmoor), Cricket Ground, Sewage Works and Eveley Wood are likely to show that they have moderate invertebrate interest. Completion of the Hampshire County Council land surveys is likely to show that it is of low intrinsic value for invertebrates; the remaining areas are considered to have minimal invertebrate interest and no further surveying is proposed as a consequence.

Non-native Plant Species 7.31

Several non-native and invasive species are present in land forming the Whitehill/Bordon Opportunity.

7.32

Much of Eveley Wood has an understorey of rhododendron. Rhododendron and cherry laurel are also present in the Sewage Works Area, and some of the woodland on field margins of the Hampshire County Council Land contains bamboo (species unknown).

7.33

The main pond in the Hogmoor Inclosure supports the invasive New Zealand pygmyweed.

7.34

Japanese knotweed is present on the northern boundary of Louisberg Barracks and on the western boundary of the Sewage Works Area.

Landscape 7.35

Whitehill / Bordon covers part of Natural Area number 70: Wealden Greensand, as classified

by English Nature (now Natural England) and is typified by lowland heath, ancient woodlands and sessile oak woods. The landscape is one of rolling hills, some heather covered and others forested, together with low lying bogs and pools. The landscape is also studded with Bronze Age barrows and Roman finds, demonstrating that the area has been inhabited for many thousands of years.

7.36

To date the landscape analysis has focussed on two greenfield sites; Hogmoor Inclosure and the Hampshire County Council Land. Hogmoor Inclosure was identified as being of medium high landscape quality and of medium sensitivity to change. The Hampshire County Council land contains the Eveley Wood SINC and the assessment judged it to be ‘medium landscape quality’, and ‘medium-low sensitivity to change.’

7.37

The impact of any proposals on the existing landscape character and visual amenity should continue to be assessed throughout the design process in order to effectively identify the impacts of any proposed development.

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Archaeology 7.38

A number of archaeological sites of national designation lie within the MoD boundaries. No Listed buildings or Conservation Areas have been identified within the boundaries but there are some in the vicinity and affects on their setting will need to be considered, minimised and their settings enhanced if possible. The effects of any proposal on the integrity and setting of Scheduled Ancient Monuments within the development boundary and in the vicinity will need to be considered as the masterplan is developed and in subsequent planning applications.

Soil and groundwater 7.39

The MoD sites are considered to be of moderate to high environmental sensitivity. It will be necessary at some stage to undertake intrusive investigations across the military land in order to confirm the ground conditions, contamination issues and collect data for geotechnical assessment.

7.40

Whitehill / Bordon is underlain by a Major Aquifer and lies within the Wey Catchment 4 (CAMS water resource management unit 3 (Wey South)). This is referred to further in Section 9.

Air quality 7.41

Air quality in the town is characterised by the town’s rural surroundings and road traffic is a dominant source. Air quality along the A325 has worsened since 2004.

Noise 7.42

The traffic from the A325 is also a potential noise source but monitoring would be required to determine the degree of impact.

Summary of Key Issues 7.43

The growth of Whitehill/Bordon has to be carefully assessed in relation to the designated environmental areas, biodiversity within the town, the landscape setting, and archaeological sites of national and local designation within and surrounding the town. The European sites within the surrounding area are a key consideration and measures to avoid significant negative effects on these sites will need to be considered in the masterplanning process.

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Baseline Monitoring Indicators 7.44

There are various measures which could be used to monitor the future performance of the town, which might include the following:

4

Air Quality Monitoring Data - EHDC;

AHBR (Archaeology) - HCC

Noise Maps;

Landscape Character Area Updates - EHDC;

Ecological records – Hampshire Biological Information Centre (HBIC) - HCC;

Specific Surveys for Bordon; and

Environment Agency Information e.g. water quality.

The Wey Catchment Abstraction Management Strategy, March 2008, Environment Agency

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Revised Baseline Report: Executive Summary

Highways and Transportation Introduction

8.1

Section 8 of the Baseline Study examines in detail the baseline highways and transportation context relevant to expansion of Whitehill/Bordon.

Summary of Findings Strategic findings and issues 8.2

Whitehill/Bordon is located on the A325 corridor to the north of its junction with the A3 trunk road at Longmoor in east Hampshire. This A325 corridor links the A3 and the areas of south Hampshire that it serves with the A31 and M3 corridors to the north. It therefore provides an important north/south strategic route between Petersfield, Portsmouth and southern Hampshire and the Blackwater Valley, north Hampshire and Berkshire to the north.

Consequently the route carries a significant volume of traffic and is designated by the County Council as part of its Strategic Road Network and a lorry route.

8.3

East Hampshire District Council invited the Highways Agency to comment on the proposed methodology of the evaluation of transport impacts (ETI) study for East Hampshire District Council Local Development Framework (LDF) Core Strategy. In their response the HA stated that the Whitehill / Bordon Opportunity would be of concern due to its close proximity to the A3 junction with the A325. This issue will need to be addressed in the masterplanning process.

8.4

Improvements carried out by Surrey County Council on the A31 and their proposals for future work on both the A325 and A31 will have an influence on the longer term use of this route. This will also need to be taken into consideration in the masterplanning proposals.

8.5

The A325 is already close to capacity during peak periods in Whitehill/Bordon. A key issue for masterplanning of the town’s growth will therefore be to find a comprehensive transport strategy that reduces the need to travel by car and maximises opportunities to travel by noncar modes. This is considered further below.

8.6

Although bus services serving only Whitehill/Bordon operate on a reasonable frequency throughout the day, services between the Whitehill/Bordon area and surrounding

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destinations such as Alton, Liphook and Haslemere currently operate on infrequent timetables and there is only a very limited service to Petersfield. Furthermore, there is currently no rail station within Whitehill/Bordon and bus links providing access to stations in Liphook and Alton operate on limited frequency.

8.7

Rail connections from Liphook and Alton provide access to radial routes into London Waterloo, however, they do not meet the existing demand for north/south trips. Given this demand, which is demonstrated in the main transport chapter by the journey to work census data, it is clear that the existing public transport network does not currently provide sufficient services to key destinations, or suitable frequency of services.

Improvements to public

transport services will need to be provided to reduce traffic impact on the A325 corridor.

Local findings and Issues 8.8

The A325 serves the Whitehill/Bordon community and studies carried out by the highway authority, Hampshire County Council, have identified issues relating to highway safety. This corridor effectively separates the mainly residential area to the east from the existing employment areas and MoD land to the west. This discourages walking and cycling around the town because it is difficult to cross and makes it more likely that people will travel by car even for local journeys. It will be important for these issues of safety and separation to be addressed as part of the major expansion proposals through a comprehensive transportation strategy that enables safe pedestrian and cycle routes to be provided around the town.

8.9

As indicated above, the A325 is already close to capacity during peak periods and has limited scope for further improvements within the town. Additional highway infrastructure, for example a new local distributor road, should be considered in order to facilitate access to development areas and enable the provision of a sustainable town centre, with associated access by slow modes. This will be linked to improved public transport provision.

8.10

Current public transport services in the Whitehill/Bordon area do not provide the necessary high quality links, nor service frequencies, to enable the local community to use bus and rail services for everyday travel needs such as education and employment.

There is a

widespread perception across the spectrum of users that the overall provision of services and the facilities provided by operators can at best be classed as average, but in many instances ranges from poor to very poor. This is an issue which the masterplan will need to address through an appropriate and comprehensive public transport strategy to provide a viable alternative to car travel.

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8.11

Whitehill/Bordon currently experiences a significant degree of outward commuting trips from those areas of the community not associated with the MoD employment due to limited employment opportunities for skilled and professional workers in the town. An issue for the masterplan will be how to provide a wider range of employment opportunities across the skill range which would help to reduce the need to out-commute and offer the local community opportunities that are easily accessible by public transport, walking and cycling. Any latent outward travel demand should then be catered for by the provision of improved public transport services.

8.12

Notwithstanding the transportation limitations currently experienced within the Whitehill / Bordon area, future expansion of the town could be implemented in line with an improved transport system focused around sustainable modes of travel such as walking, cycling and public transport to enable a comprehensive and sustainable development. With a Travel Plan and Public Transport Strategy linked to a comprehensive masterplan that integrates land uses, Whitehill/Bordon has the potential to become a more sustainable settlement.

Baseline Monitoring Indicators 8.13

There are various measures which could be used to monitor the future performance of the town, which might include the following:

Modal Split;

Level of internalisations;

Availability of public transport;

People’s perception of public transport;

Time to reach key destinations by non-car modes;

A325 Traffic Flows; and

Carbon Emissions.

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Revised Baseline Report: Executive Summary

Infrastructure

9.1

Section Nine of the Revised Baseline Report investigates the availability of infrastructure and services to serve the potential growth of Whitehill/Bordon on MoD land within Bordon Garrison and more generally in the vicinity of Whitehill/Bordon.

9.2

In order to assess the extent and capacities of existing services for the initially identified potential development options of 2,000, 4,000, 5,500 and 8,000 dwellings, preliminary letters of enquiry were sent out to relevant service companies and statutory authorities.

The

summary information given below is based on information supplied by the various companies and authorities as of August 2008. Some advice is based on earlier letters sent out in 2003 and 2004.

Summary and Key Issues

Surface Water – At present the developed areas at Whitehill/Bordon, particularly on the MoD built estate, contain large areas of hard surfacing and roofing. For a development of 5,500 dwellings, run-off from the new development must be restricted to that of the existing site. It is expected that sustainable drainage systems (SUDS) will be employed together with the potential for green roofs to ensure the situation will be no worse than at present.

Flooding - The Environment Agency’s Flood Map shows the whole site in Zone 1 (low risk) apart from a strip adjacent to the River Wey. Any development proposals near to the River Wey would have to take account of this flood extent. Also, the Strategic Flood Risk Assessment (SFRA) notes that there have been some incidents of groundwater flooding in the area in the past, but only one minor incident in the potential development areas.

Foul Water – Bordon Sewage Treatment Works has sufficient capacity for around 550 new dwellings.

However, allowing for Thames Water planned provision and the

decommissioning of the MoD sites, about 5,000 new dwellings could be accommodated and there is potential for provision of more modern methods of treatment to increase these numbers. Mechanisms for the provision and funding of new sewerage and sewage treatment capacity are provided by the Water Industry Act. A recent EA led study has not identified any water quality constraint in providing increased treatment capacity.

Water Supply – The MoD has advised that the existing boreholes have a capacity of up to 1,500m³ per day. This could supply about 6,000 dwellings based on Levels 3 and 4 of

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the Code for Sustainable Homes. South East Water is considering whether to adopt these or provide supply from other sources in the area. The proposed Water Cycle study will need to consider a position of overall water neutrality.

The mechanisms for the

provision and funding of new water supply and treatment capacity are provided by the Water Industry Act.

Electricity – SSE has advised that around 4,000 additional dwellings could be served by their Bordon substation, with some upgrade of the local 11kV network being required to distribute this. To serve a development of over about 4,000 dwellings, a new primary substation may be required supplied by extending two 33kV circuits from Alton: this has an estimated cost of around £6.0M. However, the application of Codes for Sustainable Homes should enable reduction in demand to off-set the need for upgrading works.

Gas – The existence of major local gas infrastructure and the competition in the gas supply industry should result in little or no net abnormal cost for any necessary off-site reinforcements.

Telecom – BT have confirmed there are no problems envisaged in providing a service to the development.

Broadband – there is understood to be a fibre optic cable into the BT telephone exchange which is used by the MoD and could be made available to town’s residents. The MoD supply (if it could be utilised) would promote additional capacity for the benefit for new residents.

Baseline Monitoring Indicators 9.3

There are various measures which could be used to monitor the future performance of the town, which might include the following:

Water Use – water meters;

Electricity Use – we understand that high level data supply by statutory Utilities relating to total town usage can be made available;

Renewable Energy – amount produced;

Waste recycling – amount recycled; and

Construction materials – type and source.

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