Site: HI04

Former Highclere Garage site, Andover Road

THIS SITE IS NOT SUITABLE FOR CHANGE OF USE TO RESIDENTIAL DEVELOPMENT FOR THE FOLLOWING REASONS:

Accessibility and Transport factors:

1. Public transport is very poor, and any family dwelling would need parking for 2 or 3 vehicles.

2. There are no local shops or post office within Highclere

3. There is a distinct lack of community facilities, and this application proposes to develop the car park to the"Red House" public house. Loss of the car park will mean loss of a facility. The parish is a very dispersed ribbon development, and most parishioners travel to the pub by car. It is difficult to walk to this site, due to the combination of traffic speed, lack of continuous footway, and poor road visibility on the A343 at this location.

Environmental factors

1. Highclere has a high water table.

2. The area immediately to the East of the site is designated as a site of importance for nature conservation .

Landscape factors

1. The area is within the North Wessex Downs AONB

2. No significant change has occurred since the last local plan review

3. Significant mature tree/hedge boundaries to the South and West of the site are important local features

Built Environment and Heritage Features

1. Highclere is the gateway to the North Wessex Downs and the County's first Parish, when heading South from West Berkshire along the A343. It is an historic Parish and Highclere Castle attracts visitors from around the world. It is therefore important to also maintain the original vista and retain as many open spaces and "borrowed" landscapes as possible.

2. Any development here will have a significant negative impact on an enclave of historic buildings centred on Flexford House, which is immediately adjacent to the site.

Socio-economic Factors

1. Only a few people are employed locally and apart from home workers most people commute to Newbury or London. More houses mean more commuters and more cars, deterioration of the country lanes, and loss of hedges and rural vistas.

2. Local schools are already at saturation point in neighbouring Woolton Hill and Burghclere. Local GP surgeries, in neighbouring villages, are under equal pressure

3. There is concern that the development of the car park to the Red House public house will deprive the business of all parking and thus have a negative effect on trade. The business may then well prove to be unsustainable, depriving the village of an important amenity.

Infrastructure costs and viability factors

1. There would be significant costs involved in developing the infrastructure to support a change of use of this site. Drainage costs would be significant in financial terms and by way of disruption to the highway.