REPORT for
Ashill Developments
T1966 – Eastleigh BREEAM
Boorley Green North Sustainability
Statement
Covering Compliance with BREEAM Communities 2012
Status: Final
5th December 2012
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
Ashill Developments
T1966 – Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Document Version Control
Version
Date
Author
Approver
Draft
11/10/2012
Carol Somper
Patrick Duffy
Draft final
24/10/2012
Carol Somper
Patrick Duffy
Final
05/12/2012
Carol Somper
Patrick Duffy
Report for:
Ashill Developments
Main Contributors
Stephen Glenny
Carol Somper
Copy to:
Peter Hawkey, Independent Consultant, PJH Consultancy
Rob Collett, EIA Coordinator, WYG
This report has been prepared by Temple Group Ltd with all reasonable care and diligence within
the terms of the contract with the client. We disclaim any responsibility to the client and others in
respect of any matters outside the scope of the above. We accept no responsibility to third parties
to whom this report, or any part, thereof is made available. Any such party relies upon the report at
their own risk.
www.templegroup.co.uk
Page 2 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
CONTENTS
1.
2.
3.
INTRODUCTION ................................................................................................................. 4
1.1.
Scope and Purpose of the Sustainability Statement ................................................. 4
1.2.
The Boorley Green North Site .................................................................................. 5
THE APPROACH TO SUSTAINABILITY IN SUMMARY ..................................................... 6
2.1.
BREEAM Communities 2012 ................................................................................... 6
2.2.
The Boorley Green and BREEAM Communities 2012 ............................................. 8
SUSTAINABILITY THEMES AND TARGETS...................................................................... 9
3.1.
Stakeholder and Community Consultation (GO01) .................................................. 9
3.2.
Economic Impact (SE01) and Demographic Needs (SE02) ................................... 10
3.3.
Water strategy and flood risk management (RE03 and SE03) ............................... 12
3.4.
Energy Strategy (RE01) ......................................................................................... 14
3.5.
Waste Management, Existing Buildings, Infrastructure and Materials (RE02) ........ 15
3.6.
Biodiversity and Ecology Strategy (LE01 and LE04) .............................................. 16
3.7.
Pollution Avoidance, including (SE04) Noise and Lighting (SE16) ......................... 19
3.8.
Transport and Traffic (TM01) ................................................................................. 20
3.9.
Land Use (LE02).................................................................................................... 23
4.
OVERALL CONCLUSIONS ABOUT SITE SUSTAINABILITY ........................................... 24
5.
KEY REFERENCES .......................................................................................................... 25
APPENDICES
APPENDIX 1 Boorley Green North: Estimated BREEAM Communities Rating ............................. 26
www.templegroup.co.uk
Page 3 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
1.
INTRODUCTION
1.1. Scope and Purpose of the Sustainability Statement
A Sustainability Planning Statement is required in support of the outline planning
application for a proposed development at Boorley Green in the Hampshire Borough of
Eastleigh. The Statement summarises the sustainability measures that will be put in place
in order to provide a development that meets both the requirements of Eastleigh Borough
Council’s (EBC) current Local Plan, new pre-submission Local Plan undergoing
consultation and the National Planning Policy Framework (NPPF).
Section 2.0 of this Statement details how the proposed design addresses the core
environmental, economic and social principles of sustainability with the aim of delivering a
cost-effective, optimal design solution in keeping with local character and needs. The
proposed development is committed to achieving a high BREEAM Communities rating with
an aspiration for an “Excellent‟ rating in accordance with EBC’s Environmentally
Sustainable Development (ESD) SPD and pre-submission 2011-2029 Local Plan.
1.1.1. Sustainable Development
The concept of sustainable development became part of the international political arena in
1987 with the World Commission on Environment and Development’s publication of “Our
Common Future” (commonly known as the “Brundtland Report‟). Today, governments
across the globe seek to implement sustainable development to ensure that progress
meets the needs of everyone, makes wise use of natural resources and does not damage
the environment.
Sustainable Development is largely driven throughout the UK through policy and legislation
such as the 2008 Climate Change Bill and the new National Planning Policy Framework
(NPPF). Climate change is at the heart of many policies and legislation, and is itself a key
driver for change. The principles contained within these policy documents will be used in
guiding the detailed design of the application proposals.
The Climate Change Act commits the UK government to reducing carbon emissions by at
least 80% by 2050, making the UK the first country in the world to make carbon emissions
reduction a mandatory requirement in law. The UK government’s goal for sustainable
development is to enable all people throughout the world to satisfy their basic needs and
enjoy a better quality of life, without compromising the quality of life of future generations.
The government’s approach for delivering on its sustainability commitments is set out in
“Securing the Future”; Sustainable Development Strategy (2005).
Eastleigh Borough Council has in turn developed its own strategies and planning policy for
sustainable development by drawing on these national policy frameworks.
1.1.2. EBC Local Plan Approach to Sustainability
The proposed development meets the policy requirements of the pre-submission Local
Plan that is presently out for public consultation and also the ESD SPD and current Local
Plan. The requirements under the pre-submission Local Plan Policy DM2 are “for all
developments over 100 dwellings, or 10,000 square metres of floorspace [to] undertake a
BREEAM Communities assessment at the master-plan stage with a requirement that at
least a BREEAM ‘excellent’ standard (or equivalent) be achieved.” The development
proposals have been designed with this in mind and the outline planning application for the
www.templegroup.co.uk
Page 4 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
site at Boorley Green North aspires to reach a BREEAM ‘excellent’ standard. This
emerging threshold will supersede the current thresholds as detailed within the ESD (p6).
The BREEAM Communities standard was recently updated for 2012 by BRE and the
Boorley Green site proposals, along with those for the site at Pylands Lane are acting as
pilot studies for the new 2012 Standard.
1.2. The Boorley Green North Site
The Boorley Green North site, put forward as a preferred option for development by
Eastleigh Borough Council in their Local Plan, has an area of approximately 83.3ha. The
site is bounded to the south by Maddoxford Lane, to the west by the B3354 (Winchester
Road) and to the north and east by Ford Lake and surrounding woodland which is a local
Site of Importance for Nature Conservation (SINC). This green field site is currently in use
as Botley Park Golf Course but it has a longer history of agricultural use. The site has a
central valley containing two lakes and woodland, with land rising to the north with a raised
mound approximately 10-12m above the valley floor immediately north of Botley Park hotel.
There are also cattle grazed fields along the eastern boundary of the site. Within the
proposed development site boundary there are also arable fields and areas of woodland,
hedgerows.
The site is in a semi-rural setting and is immediately surrounded by arable farmland and
residential development. Beyond this, to the west are residential and commercial areas of
Hedge End and the M27 motorway is located approximately 2.7 kilometres (km) west of the
site. The outline planning application (with all matters reserved) is for a development of
1400 homes of mixed size, a three form entry primary school and other community and
commercial developments.
Figure 1.1 - Site Layout within the Red Line Proposed Development Boundary
www.templegroup.co.uk
Page 5 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
2.
THE APPROACH TO SUSTAINABILITY IN SUMMARY
2.1. BREEAM Communities 2012
This planning proposal is a BREEAM Communities (BC) 2012 pilot to test the new,
improved approach to this standard. The BC standard was first launched in 2009 to help
designers, developers and planners to improve, measure and independently certify the
sustainability of developments at the neighbourhood scale or larger. BC expands on the
building level BREEAM assessments to offer a more holistic approach to sustainability with
consideration of the social and economic impacts of development at the earliest design
stage, providing a framework for considering the issues and opportunities affecting
sustainability. BC delivers an overall rating for a development based on a weighted scoring
system that is broken down into thirty-nine issues within five broader categories:





Governance (GO);
Social and economic wellbeing (SE);
Resources and energy (RE);
Land use and ecology (LE); and
Transport and movement (TM).
Table 2.1 – BREEAM Rating System
BREEAM Rating system
Outstanding
≥ 85%
Excellent
≥ 70%
Very good
≥ 55%
Good
≥ 45%
Pass
≥ 30%
Unclassified
< 30%
BC 2012 is structured to reflect the requirements of the updated planning system in the UK
and is broken down into three ‘Steps’, Scoring credits are available for meeting evidencebacked criteria for the issues within these ‘Steps’:

Step 1: Establishing the principle of development. Following site selection the
developer must show the suitability and need for specific types of developments on the
site as part of a planning application. The development will need to respond to local
needs and requirements outlined within the local authority’s planning documents. BC
assess the degree to which the design team understand the opportunities to improve
sustainability that necessitate a site-wide response at a masterplanning level.
This step covers assessments and strategies that are generally required for outline
planning permission (OPP) for larger developments in the UK and BC makes use of the
studies and strategies produced for OPP by accepting them as evidence required to
achieve credits.
www.templegroup.co.uk
Page 6 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
To ensure performance against fundamental sustainability issues, BC sets mandatory
standards of performance. All of the issues in Step 1 are mandatory. A development
cannot achieve a BC rating without addressing all of the mandatory criteria.
The issues covered within Step 1 are:
GO01 Consultation Plan
SE01 Economic Impact
RE01 Energy Strategy
RE02 Existing Buildings and Infrastructure
SE02 Demographic needs and priorities
RE03 Water Strategy
SE03 Flood Risk Assessment
LE01 Ecology Strategy
SE04 Noise Pollution
LE02 Land Use
TM01 Transport Assessment

Step 2: Determining the layout of the development. This next step in the
masterplanning process determines the layout of the development with detailed plans
for how people will move around and through the site and where buildings and
amenities will be located. Consultation and engagement are widely recognised as an
essential process in developing a sustainable community, BC recognises this and the
only mandatory criteria at Step 2 relates to ‘GO02 - Consultation and engagement’
while there are several other issues within each of the three steps that relate to or
require consultation.
The issues covered within Step 2 are:
GO02 Consultation and Engagement
GO03 Design Review
SE05 Housing Provision
SE06 Delivery of Services, Facilities and
Amenities
SE07 Public Realm
SE09 Utilities
SE11 Green Infrastructure
SE12 Local Parking

SE08 Microclimate
SE10 Adapting to Climate Change
SE13 Flood risk management
LE03 Water Pollution
LE04 Enhancement of Ecological Value
LE05 Landscape
TM02 Safe and Appealing Streets
TM03 Cycling Network
TM04 Access to Public Transport
Step 3: Designing the details. This step involves more detailed design of the
development including, the design and specification of landscaping, sustainable
drainage solutions, transport facilities and detailed design of the built environment,
including the use of whole building assessment methods. There are no mandatory
criteria for Step 3.
The issues covered within Step 3 are:
www.templegroup.co.uk
Page 7 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
GO04 Community Management of
Facilities
SE17 Labour and Skills
SE14 Local Vernacular
SE15 Inclusive Design
SE16 Light Pollution
Inn01 Innovation credits
RE04 Sustainable Buildings
RE05 Low Impact Materials
RE06 Resource Efficiency
RE07 Transport carbon emissions
LE06 Rainwater Harvesting
TM05 Cycling Facilities
TM06 Public Transport Facilities
The activities across the three Steps may be carried out in any order. This is reflected in
the award of certification, with an interim BC certificate awarded after Step 1 indicating
whether Step 1 mandatory requirements have been met, i.e. normally at the outline
planning stage. A final BC certificate and full rating is only awarded after Steps 2 and 3 are
complete to cover all of the issues and requirements in both.
2.2. The Boorley Green and BREEAM Communities 2012
The outline planning application (OPA) for Boorley Green North is sufficiently detailed to
apply for Outline BC Certification by meeting the mandatory evidence requirements for
Step 1: this will not result in the award of a rating from BRE. It will result in a certificate that
indicates whether Step 1 requirements have been met, with approval from BRE to proceed
to the next stage.
As the site is to be sold on once outline planning permission is achieved, the EIA process
has been used to compile the evidence for Steps 2 and 3 as far as practicable with the aim
of providing a robust indication of the likely final score for full BC certification by the
subsequent owner/developer. In this way the site is acting as a pilot study for the new BC
2012 Standard and to fulfil the requirements of EBC’s draft planning policy.
The requirement within the EBC pre-submission Local Plan for an ‘excellent’ BREEAM
Communities rating was specified before the new BC 2012 Scheme was finalised. For this
reason we advise that there needs to be some flexibility and appreciation that this is a pilot
scheme, whose approach this proposal is testing. The BC 2012 manual states that: “care
should be taken when setting planning and design targets using individual issues and credit
levels in this way as it can limit design flexibility and have an impact on project costs”.
www.templegroup.co.uk
Page 8 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
3.
SUSTAINABILITY THEMES AND TARGETS
This section of the Statement explains how each aspect of sustainability has been
considered with the aim of meeting both national and EBC’s local planning policy
requirements. Each topic or issue directly mirrors the BREEAM Communities categories
and requirements so that it is clear how the proposed development can achieve certification
from Step 1 through to Steps 2 and 3.
3.1. Stakeholder and Community Consultation (GO01)
A consultation process was drawn up at the very earliest stage of the design for Boorley
Green to ensure that local community and other stakeholder views were sought with the
aim of shaping the proposals to meet local needs. This approach is set out in the Statement
of Community Involvement and the Design and Access Statement (D&AS) for the site.
The consultation approach involved an initial meeting with the employees of the Botley
Hotel and golf course to discuss plans for extending and developing the hotel, whilst
closing the golf club, followed by a Boorley Green Community Planning Weekend held on
the 24th – 25th February 2012 at the Botley Park Hotel, involving some 40 local residents.
The aim of the Weekend was to bring together people with an interest in land at Boorley
Green to participate in creating a vision for its future. In parallel, Project Team members
also set up a stall in Botley on Saturday and spoke to people in town about the proposals
with the aim of reaching a wider local audience. Following the Community Planning events
the design team analysed and summarised the outcomes and developed illustrated Visions
for the Boorley Green site, which were reported back to the community (comprising an
audience of around 100 residents) on the evening of 28th February at the Botley Park
Hotel.
In addition to the advertised community planning sessions, the initial proposals were also
promoted using illustrated flyers in the local newspaper, community centres and public
areas to achieve wide awareness of the design approach. The flyers provided contact
details and invited views and comments by phone, email and letter.
A meeting schedule for engaging the views of professional stakeholders was drawn up in
parallel to the public consultation process. This included meetings and correspondence
with EBC officers, local utility and statutory agency representatives in accordance with
good practice in undertaking an Environmental Impact Assessment. The full schedule of
events and meeting is presented in both the Statement of Community involvement and the
Design and Access statement (D&AS). Chapter 3 of the D&AS provides a range of views
and aspirations expressed by community members at the community planning events and
Chapter 5 demonstrates how these comments were taken into account in shaping the
master plan.
Step 2
GO02 community consultation and engagement, plus a formal design review process
(GO03) have already been initiated and there have been two meetings with an independent
local panel to provide an objective review of the master-plan approach, layout and
orientation of key blocks, community facilities, the provision of new on and off-road
networks and the design proposals for landscaping and biodiversity enhancement.
www.templegroup.co.uk
Page 9 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
Step 3
Community management of facilities (GO04) is already being addressed through the
provision of management arrangements being agreed with Botley Parish Council for new
neighbourhood playing fields and public green space and elements of green infrastructure
within the development. This is preferred by the Parish Councils (as local community
representatives) to the setting up of a new local community management company.
3.2. Economic Impact (SE01) and Demographic Needs (SE02)
An initial desk-based economic assessment was undertaken by Propernomics on behalf of
Ashill Developments to determine the economic impact of the development proposals for
the Boorley Green North site on the surrounding area. This report is available as an
Appendix to the main Environmental Statement (ES).
The assessment concludes that the proposed development has the potential to support an
estimated 680 to 950 jobs (gross) and household expenditure of over £40m per annum
(gross), noting that these are substantial positive effects. The authors note that the “study
area” for the report is, however, constrained by that of the Local Planning Authority
(Eastleigh Borough Council), thus some of these positive impacts will be felt outside the
Borough, partly to the benefit of a wider policy area. The report references best practice
guidance on the assessment of the local skills gap, economic impacts and “additionality” to
arrive at these net, local figures of about 480 to 600 jobs and household expenditure of
over £17m per annum (net) to the benefit of local businesses.
There will thus be no net reduction in employment as a result of the development. The
infrastructure and/or facilities within the proposed development will contribute to and also
complement existing businesses in the area, providing a beneficial boost to local skills.
The developer has confirmed that it would be a reasonable requirement, post outline
planning, to partner with a training provider so that the provision of training opportunities for
local residents and businesses can be optimised during and post construction. Eastleigh
College, with a number of suitable construction-based trade courses if ideally placed as a
training partner offering linked apprenticeships.
The development of the proposed retail and educational facilities, plus the enlargement of
the existing hotel and the creation of an energy centre will provide new opportunities to
attract inward investment to the area as identified in the economic study and as required in
the Draft local plan.
Step 2
The housing type and tenure proposed for Boorley Green is based directly on the needs in
the local area (SE05) and the local authority’s strategic housing market assessment. At the
July pre-application meeting for the development specific targets for the number of
affordable rented, social rented and intermediate affordable housing were discussed and
these have subsequently been agreed. The developer has also agreed to the requirements
that the subsequent developer will need to achieve minimum space standards in all
housing in the development.
The proposed affordable housing units will be appropriately distributed across the
development and completely integrated with the other dwellings on the site in terms of
design. Because the site is effectively green-field no existing residents have been displaced
by the development. The proposals will enable local needs to be met, including provision
for assisted living for the infirm and elderly
www.templegroup.co.uk
Page 10 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
The new development will provide additional services for both new and also existing
residents (SE06) based on the demographic assessment (SE02) and local authority
planning policy requirements and needs assessment. These include the new primary
school, a new public realm network of green space and pedestrian areas (SE07) and
community facilities (including new community access to the refurbished hotel leisure
facilities), new retail, postal and health care services at the Braxells farm complex. Where
the new facilities are beyond the required walking distances from homes public transport
provision and cycling networks have been designed to enable easy and rapid access to key
service locations for all new and existing residents. Street lighting provision has been
designed to complement main walking and cycling routes, which have been designed to be
safe in relation to vehicular access by road.
New infrastructure provision for energy, water, waste water and telecommunications
(SE09) is fully described in report prepared by WYG (see 3.3 below) to comply with the
requirement for easy access to site service and communications infrastructure, with
minimal disruption and need for reconstruction, and to allow for future growth in services.
Adaptation to future climate change impacts was an integral aspect of the design so that
local service provision, the built design and landscaping meet resilience requirements over
time. For example, the flood risk assessment and management measures (SE13 and LE03
– see sub-section 3.3 below) and related design elements were discussed with the local
authority and statutory bodies in relation to the known and predicted impacts of climate
change for the site. The master plan, landscape and green infrastructure strategies
incorporate how these risks will be managed. The green infrastructure strategy/plan (SE11
and LE04 enhancement of ecological value – see sub-section 3.6 below) is illustrated in
the master plan to demonstrate that all new residents would be within walking distance of
green space via a safe and convenient pedestrian route with the aim of meeting the
Accessible Natural Green Space Standard. The management strategy has been discussed
with Botley Parish Council with the intention that long-term maintenance would be in place
immediately on completion of each phase. The design of green space and landscaping has
taken local views and wishes into account to keep woodland belts and existing hedgerows
as far as possible.
Local parking provision (SE12) was discussed with local community representatives, the
local planning authority and the design review panel (using estimated car ownership
numbers from the transport assessment) to result in an appropriate level of parking for the
development that promotes sustainable transport choices with enhanced bus services
(TM02 – see sub-section 3. below). The master plan demonstrates that residential parking
is located behind, under, above or to the side of buildings as opposed to within the front
curtilage. Where residential parking is overlooked by houses it is located at an appropriate
distance from the vehicle owner’s dwelling, as established during consultation.
Step 3
Local vernacular styles and materials (SE14) have already been considered as an integral
aspect of design and this is covered in the D&AS which explains how a review of the area
surrounding the proposed development was undertaken to establish the key aspects of the
local character. The project team have consulted with the local authority, community
representatives and other stakeholders on behalf of the developer to consider building
materials, building colour, architectural style, building heights and forms, continuity between
building detail in the development and the surrounding area, and continuity between the
buildings within the development: the exact details to be agreed at the Reserved Matters
stage. The approach to date was considered by the design review panel. The current
www.templegroup.co.uk
Page 11 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
master plan submitted for outline planning permission comprises key elements of design
which support the local vernacular and which have been the subject of consultation with
key stakeholders, i.e. involving the community in the design of community focal points and
open spaces. An inclusive design (SE15) and management approach has been a major
aspect of the master plan process from the outset, with the aim of fully addressing
accessibility, inclusion and with specific consideration to people’s wellbeing and age,
gender, ethnicity, beliefs and/or disability related needs, for example:









transport interchanges
transport methods
housing and buildings
public realm
open spaces
sports and recreation spaces
highways
footpaths and cycle ways, and
emergency egress strategies where these will also be affected by the proposals so far
developed, for example around the school and the proposed retail complex/Braxells
Farm.
These aspects were part of the consultation process so that local views, aspirations and
needs were used to shape the design of Boorley Green. National and local authority
guidance on procurement of inclusive communities and design has been followed to meet
good practice criteria.
3.3. Water strategy and flood risk management (RE03 and SE03)
The water strategy for the site is based on meeting targets set within the Code for
Sustainable Homes Level 4 from 2012 to Level 5 by 2015 and level 6 by 2020. Similarly,
provision for meeting BREEAM water conservation requirements for non-domestic
buildings will also be met. The water strategy for Boorley Green North was developed in
discussion with the both the local water and waste water treatment supplier (Southern
Water), the local planning authority (EBC) and local representatives of the Environment
Agency. It is set out within the utilities and wastewater statement produced by WYG’s
utilities and infrastructure specialists for the Boorley Green and Pylands sites.
Further measures for managing water across the proposed development site is also
addressed in the flood risk assessment (FRA) at Chapter 11 of the Environmental
Statement (ES) which describes current site drainage, predicted likely impacts from the
scheme and mitigation measures that may be required. The FRA confirms that the site is at
low risk of flooding, occupying Flood Zone 1, with only land not being developed
immediately adjacent to the Ford Lake watercourse at higher risk, i.e. that there is a low
risk of flooding for the whole development. Proposed mitigation measures comprise a sitewide approach to Sustainable Drainage Systems (SuDs) including proposals for permeable
paving on minor roads, with the use of swales and filter strips to sustainably manage
surface water run-off utilising the natural characteristics of the site. The FRA meets Step 1
BREEAM Communities requirements for SE03 and SE13: flood risk management and the
www.templegroup.co.uk
Page 12 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
mitigation measures proposed are designed to prevent flooding of property in the event of a
local drainage system failure.
The best entry location for the development site’s water main and related easement is on
the eastern boundary (fulfilling part of BREEAM Communities issue SE09 – Utilities: see
Step 2 below for further details). This easement has been designed as a swale within the
site-wide provision of SuDs measures.
The Utilities and Wastewater Statement provided by WYG to accompany the ES and D&A
Statement explains that there is a need for two foul pumping stations on site to deal with
the site sewerage requirements and locations for these have been included on the master
plan.
If outline planning permission is achieved, the site’s subsequent owner/developer will be
able to enter into more detailed discussions with Southern Water to agree the coordinated
installation of related infrastructure, ensuring that access is provided away from any
circulation routes on site and that commitments to maintenance will not interrupt or affect
customer supply. Ashill Developments is committed to ensuring that the development site’s
planned ducting (as indicated on the site master plan) will have the necessary capacity to
allow for future expansion.
The landscape strategy and green infrastructure proposals for the development site
address the need for water efficiency by proposing a selection of appropriate tree, scrub
and herbaceous planting to avoid the need for future irrigation systems. The site landscape
assessment (see Chapter 9 of the ES) provides an understanding of the site’s baseline
character and visual amenity on which the recommended landscape strategy (LE05) is
based (see 3.6, Step 2 below).
Step 2
Following on from SE03 and RE03 at Step 1, there is a requirement for the water/sewage
provider (along with providers of other utilities) to commit to the measures outlined in SE09
and SE10 (adapting to climate change) by taking due account of local authority and
statutory agencies about known and predicted impacts of climate change for the site within
the master plan. The Utilities and Wastewater Statement accompanying the ES sets out
how discussions with EBC, the Environment Agency and the water and waste water
company (Southern Water) about reducing the risks from climate change have been
considered to result in solutions that would deliver benefits across the new development,
ensuring continuity of supplies of energy, telecommunications, water, and waste water
removal.
Together, the Utilities and Wastewater Statement, and the proposed SuDs approach
provide a sound basis for the requisite comprehensive and up-to-date drainage plan
addressing requirements for avoiding or reducing water pollution (LE03). This information
has already been discussed with the local authorities responsible for maintaining the
drainage infrastructure. Measures that are needed to avoid any potential water pollution
during construction will need to be agreed at a later stage so this is likely to be a reserved
matter for detailed planning.
Opus International, as suitably qualified hydrology and FRA professionals have set out in
Chapter 11 of the ES (and their related report) how the site’s drainage system will be
designed to ensure that run-off is appropriately treated within the SuDs measures across
the site to include where buildings have chemical/liquid gas storage or where there is a
high risk of contamination or spillage of substances such as petrol and oil. Whilst it is too
early to confirm that there will be no discharge from the developed site for rainfall depths up
www.templegroup.co.uk
Page 13 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
to 5mm, this should not be an issue and design measures can be addressed at the
Reserved Matters stage.
The masterplan for Boorley Green, together with the landscape and green infrastructure
strategy in combination entail a landscape approach (LE05) that takes due account of likely
climate change impacts for the locality and the site so that water efficiency has guided the
outline proposals for the selection of tree, scrub and herbaceous planting specification,
informed by the site Water Strategy within the Statement of Utilities. This means that there
will be no requirement for irrigation and no additional requirement to water landscape
planting beyond the usual levels associated with plant establishment during exceptionally
dry periods within the first 3 years of planting.
Step 3
The opportunities to employ extensive rain-water harvesting techniques (LE06) were
explored but ruled out as not being feasible from a density or cost perspective for all but the
largest building proposed for the site. Thus, as part of the SuDs measures, a green roof is
proposed for the primary school which, in combination with a rainwater and grey water
harvesting system, would have site drainage benefits whilst also enabling the use of
rainwater and grey-water to reduce the demand for highly treated potable water. Rainwater
collection butts will be provided for individual homes as part of an effective site-wide storm
water treatment strategy.
3.4. Energy Strategy (RE01)
The development proposals comprise up to 1,400 new homes made up of 150 no. 1, 2 and
3-bed apartments, 780 no. 2 and 3-bed terraced/semi-detached units, 13 no. bungalows,
187 no. 3-bed semi-detached units, 199 no. 4 and 5-bed detached units plus 70 assisted
living units. The existing hotel towards the centre of the site will be extended as part of the
planning application. There will also be a new primary school, retail units and small
commercial provision that will be developed as part of a new neighbourhood centre.
The energy strategy for these developments is designed to meet planning requirements so
that:

The non-residential elements would achieve a 20% reduction in regulated CO2
emissions through the utilisation of Low to Zero Carbon (LZC) technologies.
Simultaneously all non-dwelling buildings must meet a BREEAM ‘Excellent’ score for all
reserved matters applications up to 2019; this requires that carbon emissions from each
building’s operational energy are reduced by 25% compared with PartL2A of the 2010
Building Regulations; and

A 15% reduction in CO2 through the use of Low and Zero Carbon generation for the
residential elements would be achieved, securing 2 credits under ENE7 from the Code
for Sustainable Homes. Simultaneously all residential elements within the
developments will meet Code 4 under CfSH (i.e. a mandatory minimum 25% reduction
in carbon emissions against Part L1A of the 2010 Building Regulations), increasing to
Code 5 for reserved matters applications submitted after January 2016 (the Code 5
requirement is equivalent to a 100% reduction in regulated carbon emissions against
PartL1A 2006) and Code Level 6.
This approach will also to meet EBC’s pre-submission Local Plan requirement for the
proposed development to achieve a BREEAM Communities overall score of ‘Excellent’, as
www.templegroup.co.uk
Page 14 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
the site Energy Strategy means that the overall (regulated and unregulated) emissions will
be reduced by 20% to achieve 2 credits.
The full Energy Strategy, containing a complete set of energy demand calculations for each
phase of development and building type, is set out in a separate WYG report and ES
chapter 19 to this statement. The consumption and associated carbon emissions of the
new homes are based on a sample of SAP Version 9.90 calculations. The non-residential
floor areas have been combined with benchmark data from the BSRIA document ‘Rules of
Thumb’ (5th edition, 2011) in order to estimate the baseline energy consumption for all nonresidential uses.
Ashill Developments Ltd confirm that they will work in close co-operation with Eastleigh
Borough Council to establish a positive energy strategy for the Boorley Green North site
that enhances the sustainability of the mixed use redevelopment proposals being
promoted. Ashill Developments Ltd is committed to complying with EBC’s emerging presubmission Local Plan requirements.
There are no Step 2 requirements directly relating to energy provision and use within the
development.
Step 3
Based on the initial estimated emissions for the developments, it will be possible to meet
the pre-submission Local Plan CfSH and CO2 emission requirements for Phase 1 and
Phase 2 at Boorley Green North through a building integrated approach with a combination
of fabric improvement and micro generation. This approach helps towards meeting RE04
(sustainable buildings), RE05 (low impact materials) and RE06 (resource efficiency)
requirements at Step 3 of BREEAM Communities.
In order to achieve the requirements of CfSH 5 and the BREEAM 20% carbon reduction for
the non-residential elements, a biomass component at a micro, apartment block, street or
community scale may be the most suitable option. In order to assess this, it is proposed
that any reserved matters application issued after January 2016 will investigate the
possible utilisation of district or community energy. This might be established before 2016
should the economics of this system prove beneficial or should this system be of technical
or economic benefit to the hotel, commercial or other community development with the site.
The majority of new residential and mixed use developments generate significant carbon
emissions from new traffic movements. To encourage the use of alternatives to car use
(RE07), the transport assessment for the ES includes a site travel plan and proposals for
personal travel plans so that new residents are fully aware of the public transport, cycling
and walking opportunities available to access local services and facilities.
3.5. Waste Management, Existing Buildings, Infrastructure and
Materials (RE02)
The waste and materials management chapter of the ES sets out the approach that will be
taken to the retention of existing buildings and the re-use of existing materials on-site at
Para 15.7, This approach fully complies with the waste hierarchy and good practice
guidance set out in the Construction Code of Practice and will be followed through into the
Site Waste Management Plan (SWMP).
Buildings that will be retained on site include the MacDonald Botley Park Hotel and Braxells
Farm at the north and east of the Boorley Green site. The retention of these buildings will
minimise the amount of construction waste produced as a result of the development
www.templegroup.co.uk
Page 15 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
proposals. A number of buildings will be demolished because they will be redundant and no
longer required. These include the golf driving range shelter and groundsman’s equipment
store, and the existing vehicle repair yard. Prior to any demolition works being undertaken,
a Pre-Demolition Waste Audit of existing buildings, structures or hard surfacing would be
undertaken to determine if refurbishment or reuse of the specified buildings is feasible and
if not, to maximise the recovery of material from the demolition works for subsequent highgrade/high-value applications. The Pre-Demolition Waste Audit would include the
identification and quantification of the key refurbishment/demolition waste materials
together with their potential applications and any related issues for the reuse/recycling of
the key waste materials.
Undamaged materials such as brick, block, roof tiles, cladding, stone, tiles, pipework and
timber from the demolition works would be reused on site, as far as is practicable. Materials
that are damaged or are not required on site would be transferred for off-site re-use in
preference to recycling. The exception to this would be damaged bricks, blocks or concrete,
which could be crushed and reused on site in applications such as sub-grade for temporary
on-site access roads. Materials such as plasterboard or timber may be reused off-site even
if there are no further opportunities for reusing these materials on-site.
Where it is not possible to reuse demolition materials, either on-site or off-site, they would
be sent for recycling at an appropriate re-processor. Such materials would include
insulation, carpets, damaged bricks, block or stone, cement (board or render), damaged
glazing, plastics (ducting, vinyl, general plastics) and damaged roof tiles. Ferrous and nonferrous metals would be sent for recycling at a scrap metal merchant. Demolition materials
that cannot be recycled, for either technical or commercial reasons, would be sent for
energy recovery in preference to landfill disposal.
The reuse and recovery of waste will be encouraged by proactively identifying opportunities
for the on-site reuse of materials (for example in landscape contouring), and by appointing
a waste contractor who can demonstrate high levels of recycling. Energy recovery will be
the preferred option for managing residual waste from construction works and only residual
waste which has no potential for energy recovery will be sent for landfill disposal. All
reasonable measures will be taken to ensure that levels of residual waste sent to landfill
are kept to a minimum. The SWMP will provide estimates of the likely waste arising from
both the demolition and construction phases of development.
3.6. Biodiversity and Ecology Strategy (LE01 and LE04)
An extensive series of species and habitat surveys of the proposed development site was
completed during 2011 and 2012 by WYG on behalf of the development consortium to
inform the master plan and planning application for the development and to guide
ecological mitigation, compensation and enhancement proposals. The results of this work
were used to draw up an ecological strategy and management plan to guide the
enhancement and on-going management of the retained and new habitats, and new open
space proposed for the planned development.
Post the outline planning stage, elements of the ecology strategy and management plan
may be superseded by Section 106 Agreement(s), in which case the strategy and
management plan will be revised as necessary. For this reason the strategy and
management plan report should be considered to be a working document to be updated as
further information becomes available through the planning process. Priorities identified
during the ecological assessment include:

protecting habitats or species of importance;
www.templegroup.co.uk
Page 16 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012


ensuring no net loss of biodiversity; and
Improving habitats within the final design to enable, where possible, net biodiversity
gain (see Step 2 below).
This is in accordance with the requirements of National Planning Policy Framework and
Biodiversity & Geological Conservation (Office of the Deputy Prime Minister - ODPM,
2005), especially those given protection under UK or European wildlife legislation.
The management plan will be updated, with on-going ecological input to the scheme and
the landscape plan as the details of the design are progressed after outline planning
permission has been secured. Once finalised after the detailed planning stage, the ecology
strategy and management plan will be used to guide activities on site during the
preparation, construction and post construction stages of development to meet the priorities
listed above. The plan sets out recommendations for mitigation and enhancement
measures for each species group and listed species recorded to be ‘resident’ on the site.
The habitats due to be removed by the proposed development largely comprise semiimproved and improved grassland. Whilst these habitats are of some value as a foraging
resource for a number of species, there are similar habitats abundant throughout the local
area. Species diversity and bird numbers were highest in the woodland areas, which also
offer nesting opportunities for a variety of species.
The woodland and scrub areas would also be affected by the proposed development, with
a new road running through the woodland and a series of new pathways also passing
through it. Although the majority of the woodland habitat is due to remain, there will
undoubtedly be some disturbance caused during the construction of these routes and
subsequent operational use by vehicular and pedestrian traffic.
Step 2
The master plan design approach, together with the site ecology management plan are
aiming to, in combination, enhance the ecological value of the development site with the
intention of meeting the requirements of LE04. As the woodland and scrub areas are
considered to be a more valuable and locally unique habitat than the existing grassland, the
intention is that new woodland and scrub habitats would be included within the proposed
development where possible. Thus the majority of existing woodland will be retained within
the final development plan and a 15m buffer between the woodland and the residential
development is recommended in the plan. The areas of new green space incorporated into
the new development will provide further habitat for badgers. A high proportion of native
plant species of local provenance is recommended, including those species found within
the neighbouring woodland.
The ecological management plan has direct links with the green infrastructure strategy and
recommendations have been taken through into the landscape proposals for the
development site (LE05). Section 9.6 in Chapter 9 of the ES sets out the landscape
strategy and the measures to mitigate potentially adverse landscape and visual impacts. It
also explains the function of the green infrastructure provided; the relationship of this
strategy to the site context; and its future maintenance. The aim is to achieve a
multifunctional and connected landscape that is ‘underpinned by the concept of ecosystem
services, an approach which recognises the many benefits that are generated by natural
ecosystems’.
New woodland belt planting will comprise native species as recommended by the ecology
strategy and management plan. The need for resilience to climate change impacts has
www.templegroup.co.uk
Page 17 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
been addressed to avoid the need for irrigation beyond the initial planting period. In the
longer term, the development at North and East of Boorley Green would result in the
creation of a network of diverse, interconnected areas of public open space and routes.
These would benefit future residents of the site and existing residents of Boorley Green,
Botley and the wider area. Given the scale of the improvements to public access and the
variety of green infrastructure included within the development in the long-term there would
be a moderate beneficial impact on landscape amenity as a result of the propose
development following the establishment of planting over a 15 year period after
construction. The long-term visual impact would reduce to negligible – slight adverse. The
reduction in the significance of impact reflects the additional screening provided by the
planting which would better integrate the development into the existing landscape context.
The landscape strategy was developed with reference to community needs and views
outlined in the consultation process and it conserves and enhances existing landscape
features and landmarks such as the hill in the centre of the site. It provides the framework
for implementing a landscape management and maintenance plan to ensure the long-term
achievement of the ecology objectives and their maintenance once the site is occupied,
from the earliest phase onwards.
The proposed landscape design has already been assessed by an independent design
review panel to ensure the design achieves environmental, social and aesthetic outcomes
(GO03).
The proposed green roof for the new school would be seeded with a species mix tailored to
the local BAP targets so that vulnerable and scarce local species are encouraged to
flourish, e.g. selected species that are already present on the site such as germander
speedwell, common bird’s foot trefoil, white and red clovers and black knapweed that
between them flower throughout the spring, summer and autumn, and are necessary to
support populations of scarce and threatened invertebrate species currently found at the
site.
The intention is that the roof system will make it possible for school children to finish the
planting with help from teachers and possibly parents to encourage a sense of ownership
and to raise awareness about not only the wildlife but also storm water control and energy
saving benefits of the roof. The intention is for a comprehensive signage programme built
into the building's spaces to educate the occupants and visitors of the benefits of green
buildings and the role of green roofs in storm water and energy control. This will be set
within the context of the wider site design and the use of other SuDs features and how
these can also benefit biodiversity whilst being part of the overall site SuDs design, e.g.
swales. A design manual will be available with design guidelines to inform the design of
other, similar buildings in the area based on the successes of this project. The information
will also be developed as an educational resource such as “The Roof is growing!” Based on
a similar approach developed by the American Society of Landscape Architecture (ASLA)
to engage and educate middle school students about green roofs and their environmental
benefits. This will cover how the school’s green roof is important for:




Reducing storm water runoff;
Alleviating the urban heat island effect;
Improving air quality; and
Providing habitat for wildlife.
www.templegroup.co.uk
Page 18 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
An online, interactive programme and a workbook for students could be developed by the
teaching staff to help gather facts about the school’s green roof and to record the
development of the specially selected sward mix for the roof as a local ‘nature reserve’.
There are no further ecological requirements under Step 3 of BREEAM Communities
3.7. Pollution Avoidance, including (SE04) Noise and Lighting (SE16)
The noise impact assessment was carried out by suitably qualified acousticians at WYG to
determine the sources and nature of existing noise on and around the site. The report of
the assessment is provided at Chapter 12 in the main ES.
All noise attenuation measures recommended in the noise impact assessment report have
been incorporated into the site layout of the masterplan. The location of buildings and
orientations within the masterplan have been informed by the noise impact assessment
results to ensure that the effects of external noise on building occupants are minimised and
that potential conflicts between site occupants are reduced. The occupational site baseline
for noise levels is not anticipated to be any different to the current site baseline, in keeping
with targets set out in BS8233:1999.
The assessment assumed a worst case scenario for potentially significant environmental
effects associated with the proposed development scheme during the construction and
operational phases could occur with regard to noise. During the construction phases,
following the adoption of suitable mitigation, potentially significant noise effects could be
reduced to minimise potential adverse impacts and it is not anticipated that significant
impacts would arise. Any such impacts could be controlled through consent conditions.
Post construction, operational phase noise associated with proposals such as building
services plant, deliveries and road traffic was also assessed. It is widely accepted that if it
is determined that an unacceptable impact could occur, the impact from building services
plant can be controlled to an acceptable noise level, through consideration within the
detailed design and consent conditions. Through the adoption of such controls no
significant effects would occur from this source.
Lastly, a noise assessment was also undertaken with regard to the impact of existing and
potential future noise generation at proposed receptors (future residents) in order to
demonstrate that acceptable levels of amenity would be achieved.
Step 3
The development consortium commissioned WYG Planning and Environment Ltd (WYG) to
prepare a Lighting Constraints Assessment in support of the planning application for a
proposed mixed-use development at the proposed development site at Boorley Green. The
assessment comprised the following stages:
The following stages:

Baseline survey of site and surrounding area to determine baseline ambient light
conditions;



Classification of the sites according to specific ILP Zones;
Setting of obtrusive light limitations for exterior lighting installations; and
Formulation of appropriate mitigation measures, where necessary, in order to minimise
the potentially detrimental impacts of the proposed lighting scheme.
www.templegroup.co.uk
Page 19 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
In addition to compliance with local planning policies, the approach taken to design
recommendations for the lighting scheme was also based on the following good practice
standards:

BS 5489-1: Code of Practice for the Design of Outdoor Lighting - Lighting of Roads and
Public;



Amenity Areas, 2003;
BS EN 13201-2: Road Lighting - Performance Requirements, 2003; and
Street Lighting Design Guide (June 2010) – Hampshire County Council.
Good lighting design also includes luminaires that have been selected to minimise light
intrusion and glare to pedestrians and drivers, as discussed within the ILP document
“Guidance Notes for the Reduction of Obtrusive Light”.
The assessment concluded that the residential properties on and surrounding the proposed
development site should be classified as being within ILP Environmental Zone E2, meaning
that the risk of light trespass associated with the proposed scheme directly resulting in
exceedances of the pre-curfew and post-curfew ILP criteria will be low. Additionally,
through good design and the adoption of appropriate mitigation measures, light trespass at
the proposed properties is unlikely to cause a significant detrimental impact of the amenity
of users of the site. Where the ILP E2 Environmental Zone is likely to be exceeded,
consideration should be given to the need for a safe and secure environment. It is therefore
recommended that:

100% high efficiency street lighting with limited upward light transmission should be
used, as well as in off-street situations, such as car parking and retail/commercial areas
and the hotel complex at Boorley Green; and

The final lighting design guide for the development will need to outline how light
pollution will be minimised and that the specification for lighting confirms that it will be
low-powered and appropriately designed and installed to reduce light pollution.
Following the adoption of mitigation measures designed to minimise light obtrusion at local
sensitive ecological receptors, the risk of significant detrimental impacts on bat commuting
and foraging corridors is considered to be low.
Given that the design of the proposed scheme is yet to be fixed, it is not possible to
produce a detailed external lighting scheme. However, based on the adoption of the
recommended mitigation measures, where appropriate, the proposed development would
not conflict with any national or local planning policies.
3.8. Transport and Traffic (TM01)
The scope and structure of the transport assessment was informed by discussions with
officers at the local highway authority, Hampshire County Council, the Highways Agency
(the highway authority for the M27) and the local planning authority, Eastleigh Borough
Council. In addition to consulting the statutory stakeholders the project team also sought
the views of local residents at the consultation events held over the period 23rd – 28th
February 2012, and the follow up public consultation session on 12th September 2012
(North East Boorley Green).
www.templegroup.co.uk
Page 20 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
The analysis concluded that assessed against these criteria there are some beneficial
effects of the Proposed Development, especially along Maddoxford Lane (West), Heath
House Lane and Dodwell Lane and that elsewhere the effects are slight.
The main access to the new site will be a roundabout from the B3354 Winchester Road,
situated to the north of the existing access to the Botley Park Hotel, with a secondary
access from Maddoxford Lane to the east of the existing Crows Nest Lane junction. There
will be an improved access road to the Braxells Farm complex appropriate to the new retail
and service complex.
The operational assessment work found that the four roads that can access the site are
already at or nearing capacity. The proposed Sunday’s Hill by pass and new bridge
crossing will mitigate this existing situation whilst also making provision for new traffic
generated by the development. The developer is prepared to contribute to the cost of the
bypass and to also make a financial contribution to assist in bringing forward improved
pedestrian crossing provision on Kings Copse Avenue;
Except for the Maypole roundabout and Winchester Road/Woodhouse Lane improvements,
the proposed development would not bring about the need for further highways
improvements in the area but the scheme could potentially make a financial contribution
secured through a Section 106 Agreement to assist in bringing forward new signalling
improvements recommended by the Highways Agency.
The transport assessment examined traffic generation exercise from a worst case scenario
perspective. Overall, the results will be that the new development will have a negligible
impact on traffic flows and the improvements to pedestrian, cycle provision and bus service
enhancements (see Step 2 below) will provide the genuine opportunity for modal shift for
future and existing residents of Boorley Green and Botley. In addition, the provision of the
primary school and local facilities at the North East Boorley Green site will lead to the
increased containment of journeys within Boorley Green.
Step 2
The transport assessment and travel plans were used to inform the master plan objectives
for the design of streets and main points of access to the site from existing roads, and to
help determine the appropriate layout of streets in relation to planned buildings, existing
and new open space (TM02). The layout and design of streets, on and off road networks
and access points have been planned with the aim of promoting sustainable modes of
movement and transport through the site and personalised travel plans. Street layouts and
the design of pedestrian and cycle routes will be safe and secure because:




all streets and open spaces will be overlooked by multiple dwellings;
all access points and routes through the site will be well lit, direct and overlooked;
pedestrian crossings are designed to ensure safety for all users; and
A clear distinction has been made between public, semi-public and private external
spaces.
Design measures in the masterplan illustrate how safety with regard to large vehicles and
pedestrian and cyclist movements has been addressed, for example the new highway
leading to the proposed Sunday’s Hill by-pass. The vehicle delivery areas for the new retail
complex and the school are not accessed through parking areas and do not cross or share
pedestrian and cyclist routes. The landscape design strategy enhances pedestrian routes
through the design and the provision of attractive landscaping. Pedestrian routes have
www.templegroup.co.uk
Page 21 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
been designed to allow easy navigation around the development using key features and
existing neighbourhoods to aid navigation. All of the new routes into the development are a
continuation of existing routes from the surrounding area and the routes are designed to
connect residential areas to, and between, community focal points in the development and
surrounding area.
Within the development’s traffic management plan, targets have been set regarding road
traffic accident reduction and these targets have been agreed and informed by the local
authority, high-way authority and/or police authority.
Possible issues over potential vehicle noise disturbance and potential visual and vibration
disturbance from heavy vehicles to site users was discussed at the July pre-application
meeting with EBC and considered at the design panel review. Mitigation measures
comprising appropriate road layout, building orientation and landscape buffer zones were
agreed in principle. It is anticipate that a maintenance contract will be in place for external
areas that are not covered by the local authority for at least the first five years from the time
the development is occupied.
The transport assessment recommendations have been incorporated into the master plan
with the aim of promoting cycling as a leisure activity and as an alternative to vehicle use
through the provision of a safe and efficient cycle network. The exact details in terms of
lighting provision, storage facilities and treatment at road junctions and crossings will be a
reserved matter to be taken forward at detailed planning.
Car and cycle parking provision, as well as servicing arrangements, would be dealt with by
future Reserve Matters Applications for the site. A statement of intent regarding the street
hierarchy and highway adoption within the site has been provided to support the outline
planning application for the site.
New pedestrian and cycle off-road networks and access points are for Boorley Green with
the aim of providing excellent connections into Boorley Green and beyond. This will result
in a new footway / cycleway along Ford Lake and other routes within the site to form
circular walking and cycling routes available for future and existing residents of the Boorley
Green area.
The developer is proposing to make a reasonable financial contribution secured through a
Section 106 Agreement to assist in enabling enhancements to the existing public footpaths
between the site and Hedge End Station and Botley, plus the upgrade of the existing
permissive cycle route that provides access towards Hedge End Station.
There has been an emphasis on improved public transport provision (TM03) from the
outset of the design process and it forms an important part of the comprehensive transport
strategy for the proposed development. Bus access will be phased with careful
consideration for diverting existing services to result in at least 4 buses per hour in peak
periods and up to 3 buses per hour throughout the day running near to the site, connecting
new and existing residents to Botley, Hedge End, Hedge End Station, Eastleigh,
Southampton Parkway Station and Southampton. All new and re-located bus stops will
have real-time information displays and bus shelters where appropriate.
Step 3
The detailed design and provision of cycling facilities for different types of unit across the
site would be developed for detailed planning permission at a later stage in the master plan
process. Similarly, whilst the location, type and numbers of bus shelters have largely been
agreed in principle, the exact design will also be a reserved matter for detailed planning.
www.templegroup.co.uk
Page 22 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
3.9. Land Use (LE02)
A preliminary Site Investigation & Risk Assessment, including a desk-based assessment,
was carried out by Southern Testing Laboratories Ltd. (STL) on behalf of Ashill
Development for the purpose of assessing the extent and nature of any existing land
pollution at the Boorley Green site, and to determine the potential for the development
proposals to contribute further adverse impacts on soil and water. Chapter 17 in the ES
also sets out the baseline conditions, likely impacts and mitigation measures recommended
to be taken.
The preliminary desk study confirmed that the site and the surrounding area have a history
of agricultural use. Current and historical contaminative uses on the land surrounding the
site include farm yards and also several electricity substations and Gas Governor Stations.
The main impacts of the proposed development have potential for ground contamination
present in the soils to affect site workers, local residents, flora & fauna, water resources,
infrastructure and geology. Taking mitigation measures into account, the potential for
contamination on and around the site and the contamination of soils and groundwater as a
result of the development and vehicle movements on the proposed access roads is minor
adverse and reversible. The impacts during on residents during the construction phase of
the development, once mitigation measures have been implemented, will be minor
adverse.
The residual impacts post completion of the proposed development, once assumed
mitigation measures have been implemented, are considered to be relatively minor
adverse, and again relate primarily to risk of contamination affecting on-site receptors, e.g.
soil and water courses.
www.templegroup.co.uk
Page 23 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
4.
OVERALL CONCLUSIONS ABOUT SITE SUSTAINABILITY
Using the BREEAM Communities framework to guide the development of the master plan
should result in a BRE score of at least ‘Very Good’, but very probably ‘Excellent’ for this
proposed new community at Boorley. The full details of the scoring process using the BRE
scoring tool is provided at Appendix 1 to this report. The scoring reflects the integrated,
multi-disciplinary approach to the creation of the site master plan using the framework to
guide discussion, and the close working of the specialists on the project team to ensure
that synergies were realised in planning the new development.
Any new development on what is primarily a green field site will have negative impacts
resulting from the use of materials in constructing new built environment, the removal of
existing habitat, the covering over of soils and the on-going use of energy, water and other
resources. The majority of these impacts, however, would be effectively mitigated through
the selection of low carbon materials and design measures, a local low to zero carbon
power plant, water efficiency measures and a landscape and green infrastructure strategy
to optimise net biodiversity benefits over time. From a socio-economic perspective, the new
development would bring considerable benefits to the local area through the provision of
higher specification housing, a new school, improved on and off road transport links and
employment and training opportunities.
The master plan approach has, from the outset of the design process, been to aim for a
new community that integrates well into the existing neighbourhood, to enhance the
buildings that will be retained and to create new development that fits with the local ‘sense
of place’. The chosen design and layout fits well with the existing character of the area,
enhancing community open space, providing new community facilities and much needed
services.
www.templegroup.co.uk
Page 24 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final December 2012
5.
KEY REFERENCES
EBC (2012). Eastleigh Borough Local Plan 2011-2029: Pre-submission consultation August
2012. EBC
Defra (2005). Securing the future: delivering UK sustainable development strategy. HMSO.
London
JTP (2012). Boorley Green: Design and Access Statement: 8th October 2012.
UNWCED: United Nations World Commission on Environment and Development (1987).
Our Common Future (Brundtland Report). Oxford: Oxford University Press.
WYG (2012). Land to the North and East of Boorley Green and North of Pylands Lane and
East of Dodwell Lane, Bursledon Environmental Statement.
Useful web links
BREEAM Communities 2012 - http://www.breeam.org/page.jsp?id=372
Climate Change Act 2008 - http://www.legislation.gov.uk/ukpga/2008/27/contents
National Planning Policy Statement http://www.communities.gov.uk/documents/planningandbuilding/pdf/2116950.pdf
www.templegroup.co.uk
Page 25 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final
APPENDIX 1
Boorley Green North: Estimated BREEAM Communities Rating
www.templegroup.co.uk
Page 26 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final
www.templegroup.co.uk
Page 27 of 29
Ashill Developments
T1966 Boorley Green North Sustainability Statement
Covering Compliance with BREEAM Communities 2012
Status: Final
www.templegroup.co.uk
Page 28 of 29
London Office:
Tempus Wharf
33A Bermondsey Wall West
London SE16 4TQ
T: 0207 394 3700
F: 0207 394 7871
Sussex Office:
Perrymount House
38-42 Perrymount Road
Haywards Heath
West Sussex RH16 3DN
T: 020 7394 3701
F: 01444 628 048
E: enquiries@templegroup.co.uk
W: www.templegroup.co.uk