Land at Calmore Croft Farm, Calmore

Paul Basham Associates were tasked with supporting McCarthy Investment Ltd in securing outline planning permission for up to 22,000sqm of B2/B8 commercial floorspace via a new signalised crossroad junction in Calmore, Totton. The site was allocated as part of the SS1: Land to the North of Totton strategic development, but significant works and extensive liaison were required from the outset to ensure the suitable delivery of the scheme both in isolation and in the context of the wider SS1 allocation. 

Given the nature and location of the proposals, the main consideration from the earliest stage was the potential level of impact on the operation of the local and strategic road networks, given the siting on the A36, but also in proximity to the A326 and the M27. 

Following a detailed site visit to identify opportunities and constraints, we undertook pre-application discussions with HCC and NFDC to set out the proposals and review the latest position of the New Forest allocation, and primarily to consider the suitability of providing a link road through the commercial development into residential parcels that was suggested within the allocation. Through this early discussion, it was agreed that the link road would be better served via other residential parcels and thus enabled the scheme to progress with confidence.

We then prepared the required documents and drawings to support the outline application. This included a Framework Travel Plan and a Walking, Cycling and Horse-Riding Assessment & Review (WCHAR), but the key focus was the Transport Assessment. This detailed the anticipated trip generation for possible future occupiers and different use classes (seeking open uses to make the site as commercially attractive as possible), the distribution of traffic onto the local and strategic road networks, the suitability of the proposed signalised access design and off-site junction modelling assessments. It was important throughout the process that the wider SS1 allocation was considered, including ensuring any junction modelling and designs would still be sufficient to accommodate the traffic associated with remaining land parcels.

Following Hampshire County Council and National Highway’s responses and to work collaboratively to achieve the best outcome for all parties, further assessments were completed to consider no HGVs routing through Totton and the different distributions for different vehicle types/land use occupiers. Further refinement of the access design as a signalised crossroads occurred, with supporting pedestrian and cycle infrastructure provided along the southern side of the A36 to tie into works being delivered as part of wider SS1 schemes. Modelling of the M27 Junction 2 was also requested and undertaken to ensure that there would be no highway safety concerns on the strategic road / National Highways network as a result of the proposal.

The application was granted consent at committee and the S106 signed quickly afterwards (having been progressed collaboratively through the application process). We are delighted to have assisted with this scheme and see the hard work pay off. We also look forward to seeing the site come forwards over the coming years and particularly see the new junction in operation.