In November 2023 Obsidian Strategic presented outline plans for a large warehouse development at Lodge Farm at a council meeting which was attended by approximately 50 members of the public. A number of questions were put to the presenters which were compiled from questions submitted by residents. The following responses to these questions have now been provided by Obsidian Strategic:
“New employment development at Lodge Farm
At a parish council meeting in winter 2023, residents submitted the following questions to Obsidian Strategic and the project team about the proposed new employment development at Lodge Farm in North Warnborough. More information can be found at: www.j5logistics.co.uk
What highway works including drainage works do you foresee to J5 of the M3, the A287 adjacent to the site including the Lord Derby roundabout, and the onward routes in particular the B3349?
As this is a major development, the traffic impact has been established using Hampshire County Council’s North Hampshire Transport Model. This has identified the need to undertake more detailed junction modelling at those junctions where the impacts are expected to be most significant. This work is underway.
Some capacity improvements to M3 Junction 5 will be required that could include providing three lanes throughout the roundabout’s circulatory carriageway, widening entries to the roundabout, and adding traffic signals to regulate flow.
Significant improvements are proposed to the A287 / B3349 Lord Derby Roundabout that will provide access to the development, which comprises a larger roundabout with wider, flared approaches to increase capacity.
Improvements to other junctions on the A287 may be required, for example at the turning to Greywell and at the Odiham roundabout.
Initial assessments suggest that the traffic impact on the B3349 through North Warnborough and beyond will not be significant, and no improvements will be necessary. This is because most traffic to/from the development will route via the M3 and A287 rather than through local villages.
Improvements are also proposed to walking and cycling routes, as well as public transport services and infrastructure.
Have these works been costed and if so, what are the likely costs?
Work on devising appropriate measures to mitigate the development’s traffic impact is ongoing so the works have not been finalised or costed yet.
When do you intend to submit your planning application and will it be outline or full, including provision of your Traffic Impact Assessment and Flood Risk Assessment to the HDC planning portal?
An outline planning application is expected to be submitted in the first quarter of 2024. It will include a full set of supporting documents, including an Environmental Statement, Transport Assessment and Flood Risk Assessment.
Are you prepared to make the Traffic Impact Assessment and Flood Risk Assessment public as soon as they are complete?
They will be completed prior to submission of the planning application and will be available to the public online via the Hart District Council website.
Can you provide specific details of the long term jobs that are to be created, and by whom?
The occupier of the new development will not be negotiated until after the planning process, but based on floorspace being proposed we estimate from previous similar developments that up to 2,400 could be created. Any employer within the logistics industry would employ entry level roles, management, and technical specialist positions.
What statistics have you used for employment and unemployment levels in the area?
We used publicly available data from the ONS and the government to view unemployment data for the district and the surrounding areas.
Will there be a compensation scheme if the proposed development causes flooding to other properties?
The proposals have been designed to locate built development on land at the lowest risk of flooding. The surface water drainage strategy will ensure that runoff to the River Whitewater is restricted to no greater than the pre-development rate so flood risk will not increase as a result of the development. The drainage system will be designed in accordance with current policies and guidance and will include an additional allowance for the future effects of climate change. Measures will be provided as part of a robust treatment train to ensure the downstream water environment is not affected by pollutants.”