BASE HEADER

Other

ID sylw: 107998

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

Pegasus Group is promoting land south of Darlingscote Road on behalf of Rainier Developments for residential development, including on-site play and green infrastructure.

The site is identified on the interactive map as Ref 460, part of SG17. It is adjacent to Shipston-on-Stour's settlement boundary. Allocation for residential development is strongly supported. The Site is adjacent to Shipston-on-Stour's settlement boundary. To the north are established employment uses, to the south a school and leisure centre, and residential uses beyond in both directions. Land to the north and west is predominantly undeveloped agricultural land.

Shipston-on-Stour is a sustainable settlement within Priority area 1. The settlement includes a number of shops and services, a medical centre, schools (primary and secondary), a leisure centre and employment opportunities. A new site access would be provided from Darlingscote Road to serve proposed development. The Site gently slopes, descending from northeast to east. There are no Public Rights of Way within the Site or adjacent.

Shipston High School is adjacent to the Site and includes a leisure centre facility. The nearest heritage asset, Shipston House, is Grade II listed and 250m east.

The site was given a score of 30.40 in HELAA Part B. The council concluded it should remain in consideration for allocation. The Site scores very well compared to other sites. In the Sustainability Appraisal, SG17 scored second best for accessibility and was found to have some positive impacts on health. The SA Appraisal is based on the SGL as a whole. The Site individually would score better.

1: Climate Change: The site would deliver circa 90 dwellings in a sustainable location, close to existing development, services and facilities, and public transport links. The Site would benefit from access to existing service and facilities in Shipston-on-Stour and support delivery of 20-minute neighbourhoods

2: Flood Risk: SG17 as a whole is 4th worst-scoring for Flood Risk. However, the promoted site is entirely within Flood Zone 1. There is a small amount of surface water flood risk on the north-western boundary parallel with the existing farm access road. The indicative masterplan shows this area as undeveloped green space.

3: Biodiversity, Flora, Fauna and Geodiversity: The site is not a Special Conservation Area, Site of Special Scientific Interest, National Nature Reserve, ancient woodland, Local Nature Reserve, Local Wildlife Site, Local Green Space or priority habitat. Suitable design and landscaping could mitigate the proximity of the Shipston High School Sheep Field LWS. The SSSI Impact Risk Zone for Midsummer Meadow is triggered by proposals of 100 or more dwellings. The proposed development of c. 90 dwellings does not meet this threshold.

4: Landscape: Previous landscape evidence for this Site is attached at Appendix 4. The site is located on the middle plateau, higher than the town. However, it has a limited range of intervisibility with publicly accessible routes in the wider area and the screening provided by the topography. The Site does not interrupt long distance landscape views. The landscape strategy includes retention of existing boundary vegetation and careful consideration of building heights and materials. The concept masterplan shows how this could be achieved on this site.

5: Cultural Heritage: The closest designated heritage assets are the Grade II Listed Buildings Shipston House and Our Lady & St Michael Church, both located between Darlingscote Road and Tilemans Lane. These are separated from the site by existing development. There would be no intervisibility.

6: Pollution: The site is not within or close to an Air Quality Management Area. The SA notes the proximity of the A4300 and River Stour as potential minor negative impacts - these are located on the other side of the SGL and are separated by the existing settlement.

7: Natural Resources: Natural England mapping shows the site as Grade 3 agricultural land. The Site would only result in a minor loss. The Site is within a Mineral Safeguarding Area. Development would be a minor loss in the context of the large MSA designation and would require consultation with the Country Council.

8: Waste: 90 houses would generate some household waste which can be managed with provision of suitable recycling facilities for households.

9: Housing Provision: The Site would deliver housing in a sustainable location, including affordable housing.

10: Health: The site is close to the existing GP surgery and adjacent to the leisure centre. The site is close to the wellbeing zone identified in the NDP to facilitate resident wellbeing and access to outdoor greenspace.

11: Accessibility and 12: Education: The site is adjacent to the High School and 6 minutes walk from the Primary School. The site is well-located to access a variety of services and facilities primarily to the north of the settlement. The closest bus stops are on Darlingscote Road, providing a good service to Stratford where onwards services can be accessed, including trains to Birmingham.

13: Economy: SG17 scored 5th worst for Economy due to a lack of employment areas in Shipston-on-Stour. However, there are existing employment uses directly opposite the Site within walking distance. Bus connections to A roads mean residents can access larger towns with a range of employment opportunities.