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ID sylw: 107595

Derbyniwyd: 28/02/2025

Ymatebydd: Offchurch Parish Council

KEY ISSUES - OVERVIEW of the three sites:
Site 67
Site 221
Site 66

Offchurch Village is designated a Conservation area and a limited infill Village. The sites under consideration will harm the nature of the Village, whilst failing to meet SWLP criteria.

It is a concern that all the sites are within the green belt. Whilst it is accepted that some green belt land may need to be developed, it is unclear why these sites close to a Conservation area and listed buildings are still under consideration for the SWLP. None of these sites will resolve the housing problem in South Warwickshire.

The proposed three sites would contribute 6.3 acres of land to be developed. Depending upon the housing types being built, this could add significantly to housing numbers and completely change the nature of the Village. The existing properties on Village Street, School Hill and Welsh Road within the confines of the Village comprises c 50 dwellings. If these proposed sites are permitted that could easily double the existing housing stock.

Offchurch has very limited facilities having a Church, Village Hall and one pub. There is no School or any shops. The nearest doctor surgeries are either in Lillington or Leamington Spa. There are limited bus services, so access to schooling, shops and surgeries requires residents to utilise private cars or expensive taxi services.

Assuming affordable housing is part of the plan, then schooling transport and medical services will be a problem. In addition, it is known that infrastructure in the Village e.g., sewage is struggling to cope. New housing would only exacerbate this problem.




a) Site 67 - Sydens Place Welsh Road – (5.3acres)

This piece of land being considered as part of the SWLP has several major issues.
1. The land is elevated and visible for some distance from the north, the development would significantly change the appearance of the conservation area.
2. 100% of the site is green belt and its development would be detrimental to the environs.
3. 100% of the site is within 500m of several listed buildings, including Offa House & St Gregory’s Church
4. The proposed site is outside of the defined Village envelope.
5. The SWLP survey indicates that this site is not subject to flooding. In 2024 alone the Welsh Road by the proposed site flooded 13 times making access to the site impossible for up to 30 days.
6. The Welsh Road is narrow and very busy. Access to the site would be hazardous for motorists and potential residents.
7. The Grade 2 listed single carriage stone bridge is narrow and has been subjected to significant damage caused by vehicles. Increased traffic flows will further increase this risk.
8. Pedestrians from the proposed site would experience difficulties walking into the Village, as there is no footpath to use and no space to provide a path.
9. Traffic volume on the Welsh Road is already heavy at peak travel times. Vehicles attempting to access the site from the north would struggle to cross oncoming traffic and then create bottlenecks.
10. An existing footpath, part of the Millennium Way runs across the land and would be impacted.
11. Development of the land will be detrimental to the wildlife habitats it provides. The proximity to the river makes this an even more important sit for wildlife. Nearby construction of HS2 has significantly damaged the nearby countryside and impacted on wildlife diversity.

Summary – The proposed site is entirely unsuited for housing and would significantly impact on the character and appearance of a Conservation Village.



b) Site 221 – East of School Hill – (1.7 acres)

The site to the east of School Hill has previously been the subject of a planning application. The planning application was opposed by the JPC and was also rejected by WDC. The comments made at the time (2020) regarding its refusal are still valid.

The key points raised by the JPC can be summarised as follows.
1. The land in question is part of green belt and is within a Conservation area. Offchurch is defined as a limited infill Village and the proposed land is outside the village envelope.
2. The land in question is an open space, having had no development in decades and which defines the open nature of the central part of the village. It would be a harmful development as the buildings would be highly visible.
3. Development here would significantly change the Village appearance and character.
4. In 1992 the land to the west of School hill had a planning application for three houses which was rejected. The development would have had a similar impact to the current proposal.
5. WDC commented that “gardens and open spaces that add to the historic appearance and interest of conservation areas should be protected from development”.
6. The refusal for S221 stated “the application site is located outside of the limited infill boundary of Offchurch and does not meet the criteria to be considered an appropriate development. The proposal is therefore considered to constitute an unsustainable form of development”.
7. The WDC also commented that “in the opinion of the local planning authority the proposed development would provide a continuous row of dwellings in a currently open field that is devoid of existing bulk form that would result in a more suburban appearance to this area that is at direct odds with and would detract from the rural character of the area through the loss of the open nature of the site.”
8. Highways considered the application and objected based on roadside access splays and standard refuse vehicle access.

Summary - This location has already been the subject of a planning application and rejected. Nothing has changed since the application was last rejected.

c) SITE 67 – VILLAGE STREET – (1.3 acres)

The site is at the eastern end of Village Street. A triangular site with the busy Long Itchington road to the south. As with Sydens Place the site is very visible when approaching the Village. It currently is surrounded by large trees and hedges and well screened.

The site has the following points to consider; -
1. Access to the site from the Long Itchington road would create road safety issues. The speed and volume of traffic would create danger to motorists entering and leaving the site.
2. Any building work is likely to require mature trees and hedges to be removed, negatively impacting the Village appearance.
3. Removal of trees and hedges will increase traffic noise and emissions for residents living to the east on Village Street.