Planning in Hart

Open Space, Sport and Recreation

Development proposals will be supported where they enhance and improve the quality, capacity, accessibility and management of sports and recreational facilities including playing fields, built facilities and the open space network identified on the Policies Map. Existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless: a) an assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; or b) the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or c) the development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss. New residential developments should provide appropriate on-site provision for open space in accordance with the standards at Table 2, unless the development is of a size and/or in a location where a financial contribution, for the enhancement and management or creation of open space, for part or all of the open space requirement is considered more appropriate. Tariff style contributions will not be sought from developments of 10 units or less, and which have a maximum combined gross floorspace of no more than 1,000 square metres (gross internal area). Where open space or other facilities are provided on site they should be well located and designed with appropriate management arrangements in place.

Community Facilities

Development proposals for the provision of new community facilities or the improvement of existing facilities, will be supported where they enhance the sustainability of communities. New community facilities will be permitted which: a) Are sustainably located and accessible by sustainable transport modes; b) Where appropriate, are designed to facilitate multi-purpose activities and to be adaptable so that they can be accessed by the wider community; c) Will not result in an adverse impact on the use of existing facilities within the local area. Community facilities that are provided as part of large residential or mixed-use developments should be integrated so that they are linked to housing, jobs, and other facilities. Listing as an "Asset of Community Value" will be considered as a material planning consideration. Development proposals that would result in the loss of community facilities will only be supported if it is demonstrated that: i. a suitable replacement facility of a similar or improved nature is provided that meets the needs of the local population or its current and intended users; or ii. the existing premises are no longer required or viable.

High Quality Design

a) the layout and the grouping of buildings together with the scale, height and massing of development should be appropriate to the character of the locality and should respond positively to existing settlement patterns and form; b) it should help to preserve and enhance the natural, historic and cultural heritage of Hart and its landscape character, as described in the Hart Landscape Character Assessment; c) it should provide good internal and external layouts and amenities for future occupiers, including sufficient functional and attractive private and public spaces for all users; d) trees, hedgerows and other natural features that contribute to the character of the area should be retained and integrated into the scheme wherever possible; e) it should incorporate safe and attractive access arrangements and parking (including bicycle storage) taking account of the need for good access for all users; f) the design of external spaces (such as highways, parking areas, gardens and areas of open space) should be designed to reduce the opportunities for crime and anti-social behaviour and facilitates the safe use of these areas by future residents, service providers or visitors, according to their intended function; g) the future maintenance and servicing requirements of buildings and public spaces have been considered, including the storage and collection of waste and recycling; h) it reduces energy consumption through sustainable approaches to building design and layout, such as through the use of low-impact materials and high energy efficiency; and i) it incorporates renewable or low carbon energy technologies, where appropriate.

Design

All developments should seek to achieve a high quality design and positively contribute to the overall appearance of the local area. Development will be supported where it would meet the following relevant criteria: a) it promotes, reflects and incorporates the distinctive qualities of its surroundings in terms of the proposed scale, density, mass and height of development and choice of building materials. Innovative building designs will be supported provided that they are sensitive to their surroundings and help to improve the quality of the townscape or landscape; b) it provides or positively contributes to public spaces and access routes and public rights of way that are attractive, safe and inclusive for all users, including families, disabled people and the elderly; c) the layout of new buildings reinforces any locally distinctive street patterns, responds to climate change, and enhances permeability by facilitating access by walking or cycling modes; d) it respects local landscape character and sympathetically incorporates any on-site or adjoining landscape features such as trees and hedgerows, and respects or enhances views into and out of the site; e) it protects or enhances surrounding heritage assets, including their settings; f) it includes sufficient well-designed facilities/areas for parking (including bicycle storage) taking account of the need for good access for all users; g) the design of external spaces (such as highways, parking areas, gardens and areas of open space) should be designed to reduce the opportunities for crime and anti-social behaviour and facilitates the safe use of these areas by future residents, service providers or visitors, according to their intended function; h) the future maintenance and servicing requirements of buildings and public spaces have been considered, including the storage and collection of waste and recycling; i) it reduces energy consumption through sustainable approaches to building design and layout, such as through the use of low-impact materials and high energy efficiency; and j) it incorporates renewable or low carbon energy technologies, where appropriate. Development proposals should demonstrate compliance with the above criteria through a Planning Statement or a Design and Access Statement (where one is required), submitted alongside a planning application. Proposals must also demonstrate that they have taken account of any local supplementary guidance (such as any local town or village design statements, design codes or conservation area appraisals) and design-related policies in Neighbourhood Plans.

New Employment

Employment proposals (B Use Class) will be supported: a) within Strategic or Locally Important Employment Sites defined on the Policies Map; or b) on a suitable site within a settlement policy boundary; c) on suitable previously developed land appropriate for the proposed use; or d) within the countryside provided they comply with Policies NBE1 and ED3 or otherwise demonstrate a need for development at that location and the proposal complies with other plan policies. Where feasible, major developments should deliver local skills and training initiatives.

Safeguarding Employment Land and Premises (B-Use Classes)

Strategic and Locally Important Employment Areas are defined on the Policies Map. 1. Strategic Employment Sites: To contribute towards meeting the future economic growth needs of the District and the wider Functional Economic Area, the following sites are designated as Strategic Employment Sites and given the highest protection and safeguarding against loss to non-B-class employment uses by protecting them for B-class uses: i. Bartley Point, Hook; ii. Cody Technology Park, Farnborough; iii. Meadows Business Park, Blackwater; iv. Osborn Way, Hook; v. Waterfront Business Park, Fleet. The redevelopment and regeneration of these sites will be supported to provide B-class employment floorspace that meets the needs of the market. Small-scale proposals for changes of use or redevelopment to non-B-class employment uses at the above sites will be supported where they would provide complementary use(s) that are not detrimental to the function and operation of the Strategic Employment Area. 2. Locally Important Employment Sites: To contribute towards meeting the future economic growth needs of the District, the following sites are designated as Locally Important Employment Sites and will be given protection against loss to non-B-class employment uses by protecting them for B-class uses: vi. Ancells Business Park, Fleet; vii. Bartley Wood, Hook; viii. Blackbushe Business Park; ix. Eversley Haulage Yard; x. Eversley Storage; xi. Finn's Business Park, Crondall; xii. Fleet Business Park, Church Crookham; xiii. Grove Farm Barn, Crookham Village; xiv. Lodge Farm, North Warnborough; xv. Murrell Green Business Park; xvi. Potters Industrial Park, Church Crookham; xvii. Redfields Business Park, Church Crookham; xviii. Optrex Business Park, Rotherwick; xix. Beacon Hill Road, Church Crookham. In cases where planning permission is required, the change of use or redevelopment of land and buildings in defined Locally Important Employment Sites will only be supported if it can be demonstrated that: a) there are no strong economic reasons to retain the employment use; b) market signals indicate that the premises / site are unlikely to be utilised for employment use; or c) the proposed use is of a similar character to employment uses in Use Classes B1, B2 and B8; or d) the site is not appropriate for the continuation of its employment use due to a significant detriment to the environment or amenity of the area. 3. Other Employment Sites: The regeneration and intensification of other employment sites for B-class uses will generally be supported subject to compliance with other development plan policies. Development which would result in the loss of an existing employment use within the B use class, outside of the identified Strategic or Locally Important Employment areas, will only be permitted where the loss of that use can be justified having regard to the following considerations: market signals indicate that the premises/site are unlikely to be utilised for employment use; or the site is not appropriate for the continuation of its employment use due to a significant detriment to the environment or amenity of the area. Access to Council owned or managed SANG: If a planning application meets the requirements of Policy ED2 then the loss of employment land would not be a reason for refusing an allocation of Council owned or managed SANG.

The Rural Economy

To support the rural economy, development proposals for economic uses in the countryside will be supported where they: a) are for a change of use or conversion of a suitable permanent building or for a new small-scale building that is appropriate to a rural area, located in or on the edge of an existing settlement; or b) are for a replacement building or extension to a building in line with Policy NBE1; c) enable the continuing sustainability or expansion of a business or enterprise, including development where it supports a farm diversification scheme and the main agricultural enterprise; or d) provide business floorspace that would enable the establishment of rural enterprises; e) in the case of new buildings, and extensions to existing buildings, are supported by evidence of need for the scale of the development proposed. All development proposals must be of a use and scale that is appropriate to the site and location when considering: i. landscape, heritage and environmental impacts; ii. impacts on residential amenity; iii. the accessibility of the site; and iv. the impact on the local highway network including the type of traffic generated, the appropriateness for the local highway network to accommodate the development and the impact on their character.

Renewable and Low Carbon Energy

Proposals for the generation of energy from renewable resources, or low carbon energy development (with the exception of wind turbines) will be supported providing that any adverse impacts are addressed satisfactorily including individual and cumulative landscape and visual impacts. All such applications are subject to the following considerations: a. proximity to, and impact on, transport infrastructure and the local highway network; b. the impact on designated sites of European, national, regional and local biodiversity and geological importance; c. the significance or special interest of heritage assets; d. the impact on high grade agricultural land; e. the impact on residential amenity including emissions, noise, odour and visual amenity; and f. the degree to which the developer has demonstrated any wider environmental, economic and social benefits of a scheme as well as how any adverse impacts have been minimised.

Pollution

Development will be supported provided: a) it does not give rise to, or would be subject to, unacceptable levels of pollution (including cumulative effects); and b) it is satisfactorily demonstrated that any adverse impacts of pollution, either arising from the proposed development or impacting on proposed sensitive development or the natural environment will be adequately mitigated or otherwise minimised to an acceptable level. Where development is proposed on or near a site that may be impacted by, or may give rise to, pollution, such a proposal must be accompanied by an assessment that investigates the risks associated with the site and the possible impacts on the development, its future users and the natural and built environment. The assessment shall propose adequate mitigation or remediation when required to achieve a safe and acceptable development. Impacts on air quality should be considered in combination with other relevant plans or projects.

Green Infrastructure

Development will be supported provided that: a) it protects the green infrastructure network as shown on the Policies Map, avoiding any loss, fragmentation or significant impact on the function of the network; b) where possible it enhances green infrastructure, through provision within the site, or where appropriate provision for off-site improvements in line with the Green Infrastructure Strategy; c) any adverse impacts on the green infrastructure network are fully mitigated through the provision of green infrastructure on site or, where this is not possible, through appropriate off-site compensatory measures; and d) where new green infrastructure is provided with new development, suitable arrangements are put in place for its future maintenance and management. Development proposals that would result in the loss of green infrastructure will only be supported if an appropriate replacement is provided that is of equivalent or better value in terms of quantity, quality and accessibility.

Biodiversity

In order to conserve and enhance biodiversity, new development will be permitted provided: a) It will not have an adverse effect on the integrity of an international, national or locally designated site including the Thames Basin Heaths Special Protection Area (SPA), Sites of Special Scientific Interest (SSSIs), Sites of Importance for Nature Conservation (SINCs) and National and Local Nature Reserves (NNRs and LNRs). The level of protection afforded to these sites is commensurate with their status within this hierarchy and gives appropriate weight to their importance and contribution to wider ecological networks. b) It does not result in the loss or deterioration of irreplaceable habitats, including ancient woodland and the loss of aged or veteran trees found outside ancient woodland, unless the need for, and benefits of, the development in that location clearly outweigh the loss; c) Opportunities to protect and enhance biodiversity and contribute to wildlife and habitat connectivity are taken where possible, including the preservation, restoration and re-creation of priority habitats, ecological networks and the protection and recovery of priority species populations. All development proposals will be expected to avoid negative impacts on existing biodiversity and provide a net gain where possible. If significant harm resulting from a development cannot be avoided (through locating on an alternative site with less harmful impacts), adequately mitigated, or, as a last resort, compensated for, or, in the case of European Protected sites does not comply with the Conservation of Habitats and Species Regulations 2017, then planning permission will be refused.

Development in the Countryside

Development proposals within the countryside (the area outside settlement policy boundaries and designated Strategic and Locally Important Employment Sites, as defined by the Policies Map) will only be supported where they are: a) meeting the proven essential need of a rural worker to live permanently at or near their place of work; or b) providing business floorspace to support rural enterprises (Policy ED3); or c) providing reasonable levels of operational development at institutional and other facilities; or d) providing community facilities close to an existing settlement which is accessible by sustainable transport modes; or e) providing affordable housing on rural exception sites (Policy H3); or f) providing specialist housing (Policy H4); or g) providing either a replacement dwelling, an extension to an existing dwelling or the subdivision of an existing residential dwelling; or h) converting previously used permanent buildings or redundant agricultural buildings for appropriate uses; or i) are for a replacement building that is not temporary in nature, or for an extension to an existing building, provided that the proposal does not require substantial rebuilding, extension or alteration; or j) located on suitable previously developed land appropriate for the proposed use; or k) proposals for small scale informal recreation facilities such as interpretation centres and car parks which enable people to enjoy the countryside; or l) To secure the optimal viable use of a heritage asset or would be appropriate enabling development to secure the future of heritage assets (Policy NBE8); or m) Of exceptional quality or truly innovative in design and which significantly enhances its immediate setting and is sensitive to the local character; or n) For traveller sites that comply with Policy H5.

Landscape

Development proposals must respect and wherever possible enhance the special characteristics, value or visual amenity of the District's landscapes. Development proposals will be supported where there will be no adverse impact to: a) the particular qualities identified within the relevant landscape character assessments and relevant guidance; b) the visual amenity and scenic quality of the landscape; c) historic landscapes, parks, gardens and features; d) important local, natural and historic features such as trees, woodlands, hedgerows, water features e.g. rivers and other landscape features and their function as ecological networks; and e) it does not lead to the physical or visual coalescence of settlements, or damage their separate identity, either individually or cumulatively with other existing or proposed development. An assessment of the impact on landscape character and visual quality should be carried out proportionate to the scale and nature of the development proposed. Where appropriate, proposals will be required to include a comprehensive landscaping scheme to ensure that the development would successfully integrate with the landscape and surroundings.

Thames Basin Heaths Special Protection Area

New development which is considered to have a likely significant effect on the ecological integrity of the Thames Basin Heaths Special Protection Area (TBHSPA) will be required to demonstrate that adequate measures will be put in place to avoid or mitigate any potential adverse effects. When considering development proposals for residential or similar forms of development the following principles will apply: a) there is an 'exclusion zone' set at 400m linear distance from the TBHSPA boundary. Permission will not be granted for development that results in a net increase in residential units within this zone unless it can be demonstrated through an Appropriate Assessment that there will be no adverse effect on the integrity of the TBHSPA; b) there is a "zone of influence" set at between 400m and 5km linear distance from the TBHSPA boundary. Mitigation measures will be required for all net new dwellings and must be delivered prior to occupation and in perpetuity. Measures must be based on a combination of Strategic Access Management and Monitoring (SAMM) and the provision and maintenance of Suitable Alternative Natural Greenspace (SANG). c) Residential development of over 50 net new dwellings that falls between five and seven kilometres from the TBHSPA may be required to provide mitigation measures. This will be assessed on a case-by-case basis in consultation with Natural England and where appropriate an appropriate assessment maybe required to ascertain whether the proposal could have an adverse effect on the SPA. The provision of SANG will meet the following standards and arrangements: i) a minimum of 8 hectares of SANG land (after discounting to account for current access and capacity) should be provided in perpetuity per 1,000 new occupants; ii) developments must fall within the catchment of the SANG that provides mitigation, except developments of fewer than 10 net new residential units. Where further evidence demonstrates that the integrity of the TBHSPA can be protected using different linear thresholds or with alternative mitigation measures these must be agreed with the Council and Natural England.

Managing Flood Risk

Development will be permitted provided: a) Over its lifetime it would not increase the risk of flooding elsewhere and will be safe from flooding; b) Sustainable drainage systems (SuDS) are used in major developments unless demonstrated to be inappropriate; c) Within Causal Areas (as defined in the SFRA) all development takes opportunities to reduce the causes and impacts of flooding; d) If located within an area at risk from any source of flooding, now and in the future, it is supported by a site-specific flood risk assessment and complies fully with national policy including the sequential and exceptions tests where necessary; e) It would not compromise the integrity and function of a reservoir or canal embankment.

Water Quality

Development will be required to protect the quality of the District's water environment, and where possible contribute towards improvements that are necessary to meet statutory requirements for water quality. Development will be supported provided that: a) it would not deteriorate the individual element band status of the District's waterbodies or prevent the waterbodies from achieving 'good' ecological status; b) it would help to protect and, where possible, enhance the quality of groundwater and surface water features; c) any adverse impacts on local water bodies would be fully mitigated; and d) it incorporates sustainable drainage systems where appropriate.

Sustainable Water Use

All new homes must meet the water efficiency standard of 110 litres/person/day.

Historic Environment

Development proposals should conserve or enhance heritage assets and their settings, taking account of their significance. Proposals that would affect a designated or non-designated heritage asset must be supported by a heritage statement (proportionate to the importance of the heritage asset and the potential impact of the proposal) that demonstrates a thorough understanding of the significance of the heritage asset and its setting, identifies the nature and level of potential impacts on the significance of the heritage asset, and sets out how the findings of the assessment has informed the proposal in order to avoid harm in the first instance, or minimise or mitigate harm to the significance of the asset. Proposals which would lead to the loss of, or harm to, the significance of a heritage asset and/or its setting, will not be permitted unless they meet the relevant tests and assessment factors specified in the National Planning Policy Framework.

Traveller Sites

Criteria a) through i) for traveller sites: a) the site does not have any material negative impact on the character of the countryside or landscape of the area; b) there would be no material harm to the visual amenity of the area; c) it does not harm the natural environment; d) it does not harm cultural heritage or the historic environment; e) it can be adequately serviced with drinking water and sewage and waste disposal facilities; f) it is of a scale that does not dominate adjoining communities; g) the site is not inappropriately screened and does not create a sense of isolation from adjoining communities; h) it has safe and convenient access to the highway network; i) it is of sufficient size to provide for accommodation, parking; turning and, where relevant, the servicing and storage of vehicles and equipment.

Internal Space Standards for New Homes

Where planning permission is required development proposals for new homes must meet the nationally described space standard.

Housing Mix: Market Housing

Proposals for new homes will be supported where: a) they provide an appropriate mix of dwelling types and sizes having regard to the most up to date evidence on housing need, and the size, location and characteristics of the site and its surroundings; b) on sites of 5 or more dwellings, 15% of new market homes are accessible and adaptable homes as defined by requirement M4(2) of the building regulations or as otherwise amended by the Building Regulations; c) provision is made for specialist/supported accommodation where appropriate having regard to the needs set out in the Strategic Housing Market Assessment or other relevant evidence at the time an application is submitted; d) on sites of 20 or more dwellings, 5% of plots are for self and custom build homes, subject to site suitability and the need shown on the self and custom build register. Development proposals for new homes must be supported by an explanation of the proposed mix of new homes, in the context of the criteria above. Proposals that do not meet one or more of the criteria may be supported provided they are justified in relation to evidence of housing need, viability, or to site-specific physical or environmental constraints.

Affordable Housing

On major developments (i.e developments where 10 or more homes will be provided, or the site has an area of 0.5 hectares or more) the Council will require 40% of the new homes to be affordable housing, to be provided in accordance with the following criteria: a) the affordable housing will be provided on site, and interspersed and distributed throughout the development mixed with the market housing; b) the affordable housing will be of a size and type which meets the requirements of those in housing need; c) the tenure mix of the affordable housing will be 65% affordable housing for rent and 35% affordable home ownership unless superseded by the most up to date evidence concerning local housing need; d) 15% of the affordable units will be accessible and adaptable as defined by requirement M4(2) of the Building Regulations or as otherwise amended by the Building Regulations; e) where evidenced by local need, one or more of the affordable dwellings will be built as wheelchair user dwellings to meet, or exceed where justified, the requirements of Building Regulations M4(3); f) in cases where the 40% calculation provides a part dwelling a financial contribution will be sought equivalent to that part dwelling; g) the affordable housing for rent should be used solely for that purpose and remain at an affordable price for future eligible households, or the subsidy should be recycled for alternative affordable housing provision. Where it is robustly justified and it is clearly demonstrated that the provision of affordable housing on site is impractical, the Council may accept off-site provision, or a financial contribution of equivalent value in lieu of on-site provision. Only when fully justified, will the Council grant planning permission for schemes that fail to provide 40% affordable housing, or fail criteria a) to g) above. Any such proposals must be supported by evidence in the form of an open book viability assessment, demonstrating why the target cannot be met. In such cases the Council will commission an independent expert review of the viability assessment, for which the applicant will bear the cost. The Council will then negotiate with the applicant to secure the optimum quantity and mix of affordable housing that is viable and meets the identified housing need. Developments which appear to artificially restrict the site area, or level of development proposed in order to avoid the provision of affordable housing will be refused.

Rural Exception Sites

Small-scale developments of affordable housing on land adjoining or closely related to villages will be supported provided: a) they would address a proven local need for affordable housing; b) the affordable housing is available in perpetuity for those with a local connection; c) they include a mix of dwelling types, sizes and tenures that are informed by a discussion and agreement with the Council, including considerations of the current evidence of housing needs for the settlement; and d) the development is in keeping with the character and size of the settlement. Some market housing will be supported as part of a rural exceptions scheme where it would facilitate the provision of subsidised rented accommodation to meet local needs.

Specialist and Supported Accommodation

Proposals for specialist and supported accommodation that meets the needs of older persons or others requiring specialist care will be permitted: a) on sites within settlement boundaries; and b) on sites in the countryside provided: i. there is a demonstrated need for the development; and ii. there are no available and viable alternatives within settlement boundaries; and iii. the site is well related to an existing settlement with appropriate access to services and facilities either on or off site.

Gypsies, Travellers and Travelling Showpeople Sites

Existing permanent authorised Gypsy, Traveller and Travelling Showpeople sites will be retained for the use of these groups unless acceptable replacement accommodation can be provided or it has been established that the sites are no longer required. Proposals for Gypsies, Travellers and Travelling Showpeople sites will be supported where it has been demonstrated that the following criteria have been met: a) for sites located in the open countryside the applicant can demonstrate a need for the development and the size/capacity of the site or extension can be justified in the context of the scale of need demonstrated; b) the potential occupants are recognised as Gypsies, Travellers or Travelling Showpeople; c) services and facilities can be suitably accessed, including schools, medical services and other community facilities; d) it has no unacceptable adverse impact upon local amenity and the natural environment; e) it can be adequately serviced with drinking water and sewage and waste disposal facilities; f) it is of a scale that does not dominate adjoining communities; g) the site is not inappropriately screened and does not create a sense of isolation from adjoining communities; h) it has safe and convenient access to the highway network; i) it is of sufficient size to provide for accommodation, parking; turning and, where relevant, the servicing and storage of vehicles and equipment; j) the site is not located in an area of high risk of flooding as defined by the District's SFRA. Any development granted under this policy will be subject to a condition limiting occupation to Gypsies, Travellers or Travelling Showpeople, as appropriate. Planning conditions or legal obligations may be necessary to ensure that any replacement sites are provided. Any replacement site should normally be available before the original site is lost. The Council will publish a new Gypsy and Traveller Accommodation Assessment in 2020 and, within two years of this Plan being adopted or by January 2022 (whichever is soonest), submit to the Planning Inspectorate for examination a Gypsy and Traveller Development Plan Document addressing any identified needs. If the Gypsy and Traveller Development Plan Document is not submitted for examination by this time Policy H5 will be considered out-of-date.

Hartland Village

Hartland Village, a site of approximately 54 hectares to the east of Fleet, is allocated for a new settlement, as shown on the Policies Map, that meets the following criteria: a) The delivery of approximately 1,500 dwellings with an appropriate mix of sizes and types of accommodation including affordable housing. The affordable housing shall be distributed throughout the site with each phase making an appropriate contribution towards the overall provision; b) The provision of a local neighbourhood centre comprising community and leisure uses, small scale local retail, service and food and drink facilities (Use Classes A1 to A5, B1, D1 and D2). Residential use may be appropriate above retail or commercial units providing the active frontage is not compromised and that satisfactory residential amenity can be achieved. The centre shall provide a focal point for the scheme with landmark buildings in appropriate locations and high quality public civic space; c) A primary school and early years facility to be provided on site, and financial contributions towards the provision of secondary school places off-site; d) Measures to improve access to local health facilities (either on or off-site); e) Provision of on-site public open space comprising play areas (Neighbourhood Equipped Area for Play (NEAP), Local Equipped Area for Play (LEAPs), and Local Areas for Play (LAPs)), parks and gardens, amenity greenspace and green corridors with appropriate long term maintenance and management arrangements. The open spaces should be connected as part of a green infrastructure network throughout the site with links into green infrastructure off-site including Suitable Alternative Natural Greenspace (SANG); f) The development must be well designed and include appropriate landscaping; g) Address the treatment of the site's boundaries with regards to accessibility, and security issues and the achievement of good design; h) Not result in any new housing within 400m of the Thames Basin Heaths Special Protection Area (TBHSPA); i) Include measures to avoid and mitigate any impact of the development upon the TBHSPA by the provision of Suitable Alternative Natural Greenspace (SANG) and Strategic Access Management and Monitoring (SAMM) measures along with associated long term management and maintenance plans. The SANG may be off site but it must be in a close accessible location; j) Any adverse effects on the Fleet Pond Site of Special Scientific Interest (SSSI), and the Basingstoke Canal SSSI are avoided or adequately mitigated; and any adverse effects on the Sites of Importance for Nature Conservation (SINCs) within or adjoining the site are avoided, mitigated or if necessary compensated for; k) Provide mitigation for impacts on the local highway network, footpaths, cycleway and bridleways (including the Basingstoke Canal) and promote sustainable transport. This will include measures to connect the site with Fleet, Fleet Station and Farnborough by sustainable transport modes; l) Be safe from flooding and reduce surface water run-off over existing levels through the use of sustainable drainage systems; m) There are no adverse effects on water quality; n) Ensure that residents are not subject to unacceptable levels of noise pollution.

Infrastructure

Where required to make otherwise unacceptable development acceptable, development proposals must make appropriate provision for infrastructure, on and off-site, and/or through financial contributions to off-site provision. Planning obligations secured through Section 106 Agreements will be used to provide necessary site related infrastructure requirements such as new access arrangements, provision of open space and other community infrastructure, local highway/transportation mitigation and environmental enhancements. Developers will be required to demonstrate that there is adequate waste water capacity and surface water drainage both on and off the site to serve the development and that it would not lead to problems for existing or new users. The development or expansion of infrastructure facilities, will normally be supported, either where needed to serve existing or proposed new development provided that any adverse land use or environmental impact is avoided. Necessary off-site infrastructure will continue to be secured through Planning Obligations and, once adopted, according to the Council's Community Infrastructure Levy Charging Schedule to ensure that development makes an appropriate and reasonable contribution to the costs of infrastructure provision. Tariff style contributions will not be sought from developments of 10 units or less, and which have a maximum combined gross floorspace of no more than 1,000 square metres (gross internal area). The provision of infrastructure will be linked directly to the phasing of development to ensure that planned infrastructure is delivered in a timely fashion. This infrastructure will be co-ordinated and delivered in partnership with developers, public agencies, such as Hampshire County Council, and other authorities. If an applicant considers that the requirements of this policy make the development unviable then this will be a matter for negotiation, informed by a robust viability assessment, which may be independently reviewed. The applicant will need to demonstrate the need for a viability assessment. Where the need for a viability assessment is accepted it will be taken into account as a material consideration when the planning application is determined.

Broadband or Successor Services

The Council recognises the benefits that broadband can provide and will work with Hampshire County Council and the telecommunications industry to maximise access to superfast broadband, wireless hotspots and improved mobile signals for all residents, organisations and businesses; assisting them in delivering their investment plans and securing funding to address any infrastructure deficiencies or barriers. All development should incorporate appropriate infrastructure to enable high speed broadband connectivity.

Phoenix Green Flood Alleviation

Land at Phoenix Green, as shown on the Policies Map, is safeguarded for the implementation of a flood alleviation scheme.

Safeguarded Land for Education

Land adjacent to Robert May's School in Odiham (2.8 ha) and Calthorpe Park School, Fleet (1.45ha), as shown on the Policies Map, will be safeguarded for educational use. Planning permission for alternative uses will not be supported unless the Local Education Authority confirms that the land in question is no longer required for educational purposes.

Sustainable Development

When considering development proposals, the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework (or its successor), whilst having regard to the need to assess, and where appropriate, mitigate against, the likelihood of a significant effect on the Thames Basin Heaths Special Protection Area. It will work pro-actively with applicants to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in the Development Plan (including, where relevant, policies in Neighbourhood Plans) will be approved unless material considerations indicate otherwise.

Spatial Strategy and Distribution of Growth

Development will be focused within defined settlements, on previously developed land in sustainable locations, and on allocated sites as shown on the Policies Map. New Homes Subject to the availability of deliverable avoidance and mitigation measures in respect of the Thames Basin Heaths Special Protection Area, the housing requirement in Hart is 423 homes per annum between 2014 and 2032 which equates to 7,614 homes. The supply of new homes will come from the following sources: a) Completions since 1st April 2014 and delivery of housing commitments as of 1st April 2018; b) Permitting further development and redevelopment within the defined Settlement Policy Boundaries (subject to other Plan policies); c) Delivery of Hartland Village for 1,500 homes, approximately 1,400 of which are expected to be within the plan period (Policy SS2); d) Supporting the delivery of new homes through Neighbourhood Plans; e) Permitting rural exception sites located outside of defined Settlement Policy boundaries in accordance with Policy H3, and other housing where it is essential for the proposal to be located in the countryside in accordance with Policy NBE1. New Employment New employment development will be focussed on existing Strategic and Locally Important Employment Sites listed at Policy ED2 and identified on the Policies Map. New Retail Hart's hierarchy of retail centres will be maintained and enhanced by encouraging a range of uses, consistent with the scale and function of the centres in line with Policy ED4. Provision will be made for approximately 5,900 sq m (net) of additional convenience retail floorspace and 3,960 sq m (net) of additional comparison floorspace in the District over the Plan period. The majority of this additional floorspace will be focussed within Fleet Town Centre. New local retail provision will be promoted within existing district and local centres and will also be provided as part of the mixed-use developments at Hartland Village.

Town, District and Local Centres

The vitality and viability of the District's centres, as defined on the Policies Map, will be maintained and improved according to the role of each as set out in the hierarchy below: Town Centre: Fleet District Centres: Blackwater, Hook and Yateley Local Centres: Hartley Wintney and Odiham Within the defined centres, developments for town centre uses will be encouraged where they are appropriate to the scale, function and character of the centre. The retail and local service function of local neighbourhood facilities will be protected to provide for local day to day needs. Proposals for main town centres uses that are not in the defined centres will need to satisfy the sequential test. To support the rural economy, in those parts of the District within the countryside, developments for town centre uses of less than 100sqm will not be required to apply a sequential test. Development for retail and/or leisure, with a gross floorspace exceeding 1,000sqm, in edge or out of centre locations will be supported if, following an Impact Assessment, it would not have a significant adverse impact on existing centres.

Fleet Town Centre

Development proposals will be permitted that maintain or enhance the vitality and viability of Fleet Town Centre and which contribute to its continued enhancement as the main town centre in Hart. Any additional net comparison goods (non-food) and convenience goods (food) retail development will be first directed to the Town Centre Primary Shopping Area as defined on the Policies Map. Proposals within the Primary Shopping Area will be permitted where they would: a) Not harm the retail character of the Centre; b) Be for a main town centre use, which retains or provides an active frontage. Residential use may be appropriate above retail or commercial units providing the active frontage is not compromised and that satisfactory residential amenity can be achieved; c) Have no significant adverse impact on surrounding amenity (noise, odour, waste collection, highways and parking); d) Enhance the character of the street scene. Outside of the Primary Shopping Areas and within the Town Centre, development for retail uses will be supported. Other main town centre uses will be supported subject to their size, design and overall impact on the quality of the centre.

District and Local Centres

Within the District and Local Centres as defined on the Policies Map, proposals that require planning permission will be supported for changes of use and new uses subject to the proposal satisfying the following criteria: a) the proposal is appropriate to the centre's location in the retail hierarchy; b) the proposal would maintain or enhance the centre's vitality or viability; c) the proposal is for a main town centre use, which retains an active frontage. Residential use may be appropriate above retail or commercial units providing the active frontage is not compromised and that satisfactory residential amenity can be achieved; d) the proposal has no unacceptable impact upon local amenity and the historic environment.

Transport

Development should promote the use of sustainable transport modes prioritising walking and cycling, improve accessibility to services and support the transition to a low carbon future. Development proposals will be supported that: a) integrate into existing movement networks; b) provide safe, suitable and convenient access for all potential users; c) provide an on-site movement layout compatible for all potential users; d) provide appropriate parking provision, in terms of amount, design and layout, in accordance with the Council's published parking standards, or as set out in Neighbourhood Plans; e) provide appropriate waste and recycling storage areas and accessible collection points for refuse vehicles; f) do not have a severe impact on the operation, safety or accessibility of the local or strategic highway networks; g) mitigate impacts on the local or strategic highway networks, arising from the development itself or the cumulative effects of development; and h) protect and where possible enhance access to public rights of way. Development proposals that generate significant amounts of movement must be supported by a Transport Statement or Transport Assessment and will be required to provide a robust Travel Plan.