Neighbourhood Planning Site AssessmentPro-forma and GuideVersion 2

September 2014Site HNP 010 Land South of Aston Road and West of

Stanbridge Road

1. Background information

Site location and use

Site locationGeneral description(see examples- Appendix 1)

Land south of Aston Road and west of Stanbridge road between road and Church Farm

Parish NameHaddenham

Gross area (Ha)Total area of the site in hectares Approx 4.7 ha

SHLAA site reference (if applicable)

No SHLAA reference

Haddenham Neighbourhood Plan Reference

HNP 010

Context

Surrounding land uses(see examples- Appendix 1)

Surrounded by farmland

Site boundaries(see examples- Appendix 1)

Hedgerows and fencing

Is the site: Greenfield: Land (or a defined site) usually farmland, that has not previously been developed.

Brownfield: Previously developed land which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure.

Greenfield Brownfield Mixture Unknown

If a mixture, please provide details i.e. northern part of site Brownfield, southern part Greenfield

Existing/ previous useFarmland

Site planning history Have there been any

previous applications for development on this land?

What was the outcome?

None

2URS Neighbourhood Planning Site Assessment Pro-forma September 2014Disclaimer- This pro-forma is intended to be filled out by third parties (Neighbourhood groups, Parish Councils or other parties working on their behalf) and is provided to third parties by URS in good faith. As such, views, opinions and information expressed in completed pro-formas may not necessarily reflect the viewsof URS.

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2. SuitabilityAssessing the suitability of the site will give an indication of whether the site has any constraints to development. It should consider aspects such as infrastructure, planning policy, local services, heritage and other considerations.

Suitability

Where is the site located in relation to the built up area of avillage, town or neighbourhood?

Within thesettlement

On the edge Outside

X

Do any relevant local designations or assessments apply ?

See most recent Local Plan Proposals Map, SHLAA, Sustainability Appraisal, parking standards, Village Design Statement, Supplementary Planning Documents, emerging local plan policy etc.

How would development of this site relate to the surrounding uses?

What would be the impact of the proposed land use for the site?

What would be the impact of the proposed design of site development?

What would be the impact of the proposed scale of site development?

Please note: not all of the above will always be relevant.

Well Not very wellX

Don’t know

No planned development

N/A

N/A

How is the site currently accessed? Is it accessible from the highway network?

Provide details of site’s connectivity by car, public transport, cycle and by foot i.e. distance to nearest motorway, A roador B road, national cycle network, bus stop or rail station.

No access except for farm / field gates

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Are there any road capacity or highway issues?

No unless accessed off Aston road

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Characteristics (best established through site visits)

Characteristics which may affect development on the site:

Comments

Topography:Flat/ gently sloping or undulating / steep gradient

Flat

Natural featurese.g.trees, hedgerow, watercourse, ponds

Hedgerows

Natural England National Character Area(see appendix 2)

108: Upper Thames Clay Vales (NE570).

General characterOpen Countryside / rural settlement / suburban / urban / inner city

Haddenham Open FieldsRural open farmland

What is the character ofthe immediate vicinity?

Refer to Oxford Character Assessment Toolkit: Detailed Character Assessment

Spaces: Open farmland

Buildings: None

Long/short views: Long views to the Chilterns

Landscape: Open flat farmland

Ambience: Quiet farmland

Are there public rights of way across or in the vicinity of the site?

Yes public footpath crosses diagonally

Are there any existing buildings which could be retained or

No

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converted?

Are there any potential overlooking/loss of privacy/daylight and sunlight issues?

No

Does the site relate wellto potential neighbouring sites?

No

What would be the impact of development on the landscape/skyline?(Minimal, moderate or significant)

Significant as no buildings or housing nearby

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KEY TOPICS (arranged by ranking)

1. Heritage considerations

Proximity of site to thefollowing sites / areas

Proximity Comments

Conservation Area(see appendix 2)

Site is within aconservation area

Site is adjacent to aconservation area

Site is not within oradjacent to a

conservation area

Traffic impact onHaddenhamConservation Area

SignificantModerateMinimal

Traffic down Aston Roadinto conservation area

Impact on views intoand/or setting of and/orapproaches toHaddenhamConservation Area

SignificantModerateMinimal

Would impact approach to village

Archaeological event,feature or find(see appendix 2)

Archaeological event,feature or find within the

siteArchaeological event,

feature or find adjacent tothe site

No archaeological even,feature or find within the

site

N/A

Scheduled ancient monument (SAM)(see appendix 2)

Site is on an SAMSite is adjacent to an SAMSite is not on or adjacent

to an SAM

N/A

Registered Parks and Gardens(see appendix 2)

Site is within a RegisteredPark and Garden

Site is adjacent to aRegistered Park and

Garden Site is not within or

adjacent to a RegisteredPark and Garden

N/A

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Registered Battlefields(see appendix 2)

Site is within a RegisteredBattlefield

Site is adjacent to aRegistered Battlefield

Site is not within oradjacent to a Registered

Battlefield

N/A

Listed buildings(see appendix 2)

Site contains a listedbuilding

Site is adjacent to, orwithin the setting of a

listed buildingSite does not contain oradjoin a listed building

Archaeological Priority Area(see appendix 2)

Site is within aconservation area

Site is adjacent to aconservation area

Site is not within oradjacent to a

conservation area

Locally listed building(see appendix 2)

Site contains a locallylisted building

Site is adjacent to, orwithin the setting of alocally listed building

Site does not contain oradjoin a locally listed

building

OVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: HERITAGE

Red is one pointAmber is two points

Green is three points

RedAmberGreen

OVERALL SCORE: HERITAGE

Total Heritage score

3

Total heritage score(traffic light multiplied

by Heritage weighting of5):

15

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2. Environmental Considerations

Distance orYes /No Comments

Distance from important green space?Discretionary designation for green areas of particularimportance to the local community, including Snakemoor (see appendix 2)

>1000m500-1000m

<500m

Snakemoor 2.3 Kms

Distance from sites designated as being of national importance1

(see appendix 2)

>1000m 500-1000m

<500m

N/A

Distance from sites designated as being of local importance2

(Consult local planning authority)

>1000m 500-1000m

<500mChurch Green 850m

Ancient Woodland(see appendix 2)

>15m N/A

Other key considerations

Are there any Tree Preservation Orders on the site?

More than oneOneNone

Agricultural Land Classification?

Grade 1 (Best)Grade 2Grade 3Grade 4Grade 5

(Poorest)

Grade 3A

Ecological value?Could the site to be home to protected species suchas bats, great crested newts, badgers etc.? (see

Not aware of any

1 Sites of Special Scientific Interest

2 Local Nature Reserves, Sites of Nature Conservation Importance

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appendix 2)NB: you should consult your local authority’s Biodiversity Action Plan for further information.Contamination(see appendix 2)

None

Japanese Knotweed None

Any nearby sources of airor noise pollution?

Red- HighAmber - SlightGreen - None

Impact on

Hedgerows and natural habitats

Red- Many Amber - SomeGreen - None

Views to open countryside from within the village

Red – OpenAmber- LimitedGreen - Short

Views of and into the village from local viewpoints and access routes

Red – OpenAmber- LimitedGreen - Short

OVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: ENVIRONMENT

RedAmberGreen

Red is one pointAmber is two points

Green is three points

OVERALL SCORE: ENVIRONMENT

TotalEnvironmental

Score

1

Total Environmental score(traffic light multiplied by

Environmental weighting of 4):

4

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3. Transport

Distance to followingfacilities (measured from

site centre)

Distance(metres)

Observations and commentsNB: For rural areas, please

provide comments on generalaccessibility to facilities

Train station>1000m

500-1000m<500m

Bus stop (with at least a half-hourly service during the day)(see Appendix 2)

>1000m 500-1000m

<500m

Links to village amenities by bus

Yes/No

Site access

New access offminor road

New access offmajor road

Existing access

General/overall likely traffic impact on village

SignificantModerateMinimal

Impact on known traffic bottlenecks/blackspots (e.g. dangerous crossings/junctions, narrow roads, schools)

SignificantModerateMinimal

Crossroads on Stanbridge road and school down Aston Road

Cycling access difficulty of the site

SignificantModerateMinimal

Pedestrian access difficulty of site

SignificantModerateMinimal

No pavements

OVERALL TRAFFIC LIGHT ASSESSMENT andSCORING: TRANSPORT

RedAmberGreen

Red is one pointAmber is two points

Green is three pointsOVERALL SCORE: TRANSPORT

Total TransportScore

Total Transport score (traffic light multiplied byTransport weighting of 3):

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1 3

4. Community amenities and facilities

Distance to followingfacilities (measured from

site centre)

Distance(metres)

Observations and commentsNB: For rural areas, please

provide comments on generalaccessibility to facilities

Village centre/Banks Parade shops

>1000m 500-1000m

<500m

Primary School(see Appendix 2)

>1000m 500-1000m

<500m

Junior School(see Appendix 2)

>1000m 500-1000m

<500m

Post Office>1000m

500-1000m<500m

Primary Healthcare Centre (GP, nurse)

>1000m 500-1000m

<500mKey Employment Site (Haddenham Business Park and Thame Road)

>1000m 500-1000m

<500mOVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: COMMUNITY AMENITIES

RedAmberGreen

Red is one pointAmber is two points

Green is three points

OVERALL SCORE: COMMUNITY AMENITIES

Total AmenityScore

1

Total Amenity score (traffic light multiplied byAmenity weighting of 2):

2

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5. Leisure, sports and recreation

Proximity of site to thefollowing sites/areas

Distance(metres)

Observations and commentsNB: For rural areas, please

provide comments on generalaccessibility to facilities

Recreation facilities (indoors and outdoor sports facilities, playgrounds and playing pitches)

Red – Car driveAmber –Cycle

Green - Walkable

Distance to public footpath(s)

>100m 20-100m

<20m

Distance to public open space

Red – Car driveAmber –Cycle

Green - Walkable

OVERALL TRAFFIC LIGHT ASSESSMENT and SCORING: LEISURE, SPORTS AND RECREATION

RedAmberGreen

Red is one pointAmber is two pointsGreen is three points

OVERALL SCORE: LEISURE, SPORTS AND RECREATION

Total Leisure,Sports andRecreation

score

2

Total sports, leisure andrecreation score (traffic lightmultiplied by weighting of 1):

2

Other key considerations

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Which Flood Zone (fluvial/tidal) does the site fall within or intersect?

Zone 3Zone 2Zone 1 X

Comments

None

Is the site in a Critical Drainage Area for Surface Water Flooding?

Yes / No No

Is the site within a Source Protection Zonefor Groundwater Abstraction?(see appendix 2)

Inner zone(Zone 1)

Inner zone - subsurface activity only (Zone 1c)

Outer zone (Zone 2)

Outer zone - subsurface activity only (Zone 2c)

Total catchment (Zone 3)

Total catchment - subsurface activity only (Zone 3c)

No

Is the site affected byany of the following?

Yes No Comments

Significant infrastructure crossing the site i.e. power lines/pipe lines

Utility services available

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Minerals or waste considerations

Unknown

3. Availability

A site is considered available for development, when on the best available information thereis confidence that there are no legal or ownership problems. This will often mean that theland is controlled by a developer or landowner who has expressed an intention to develop,or the landowner has expressed an intention to sell.

Availability

Yes No

Is the site landowner willing to submit the site for development (if known)? Please provide supporting evidence.

Are there any known legal or ownership problems such as unresolved multiple ownerships, ransom strips, , easements, covenants or operational requirements of landowners?

Are there any long tenancies?Is there a known time frame for availability?

Any other comments?

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4. Summary

Conclusions

Site name/number:Site HNP 010 Land south of Aston Road and west of

Stanbridge Road

Please tick a box

The site is appropriate for development

This site has constraints to be overcome

The site is unsuitable for development

Scoring Final topic score (including weighting)

Heritage15

Environment4

Transport 3

Community amenities 2

Leisure, sport and recreation 2

OVERALL SITE SCORE (total of five scores above)

26

(If suitable for development) Potential housing development capacity (estimated as a development of 30 homes per Ha):

140

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Estimated development timeframe:

Not available

Explanation / justification for decision to accept or discount site.

Site is outside the village and has poor links by road, cycle and pathways. Would impact views into and out of the village.

Further information

Infrastructure requirements? You may also need to gain additional information from service providers such as highways, water, education etc. Please provide your comments.

Highways and Thames water would need to provide additional information

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