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ID sylw: 108007

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

Pegasus Group is promoting land north of Milcote Road for residential development on behalf of Rainier Developments. An Illustrative Masterplan (Appendix 2) demonstrates how the Site could accommodate circa 40 dwellings. The site can be identified on the interactive map as Ref 535.

The land currently comprises a single agricultural field. The eastern and western boundaries are defined by existing hedgerows, the northern boundary by a tree belt and the southern boundary by Milcote Road. Adjacent to the west is a recent residential development (Milcote Close). There is a large residential dwelling to the south of Milcote Road, opposite the Site. The Site is outside of but immediately adjacent to the boundary of Welford-on-Avon as defined in the NDP.

Welford-on-Avon and the Site fall within Spatial Growth Priority Area 3. This is identified as a suitable location for additional development based on the spatial hierarchy in the draft Plan. Welford-on-Avon is a sustainable settlement with a range of local services and facilities including a primary school, post office & convenience store, pubs and allotments. There is access to public transport. Bus stops provide a service to Stratford- upon-Avon. The site is accessed off Milcote Road. The proposed development would enhance this access.There are no Public Rights of Way located within the Site.

The Site was subject to previous outline planning application (ref: 18/03705/OUT). All technical provisions in relation to the principle of development were found acceptable. The application was refused because it was 1) outside of the BUAB and not identified within the Welford Neighbourhood Plan, 2) Located beyond the south-eastern edge of the village on a Grade 2 Agricultural Field, and 3) financial contributions required to mitigate impacts of the proposed development were not secured by a S106 Agreement.

The refusal was based solely on adopted Policy. As the Site has since been positively assessed within Parts A and B of the HELAA for residential development, and it falls within Spatial Growth Priority Area 3, the SWLP should consider the Site as a suitable location for development.

The Site is not located in Green Belt and is classed as Grade 2 Agricultural Land. The Site is in Flood Zone 1, and does not include any significant areas of surface water flood risk. The Site is not within or near the Welford-on-Avon Conservation Area or any designated heritage assets. The nearest heritage asset to the Site is the Grade II Listed Building ‘Weston Close’, approximately 180m to the northwest.

The Site can deliver modern new homes (including affordable housing) to help meet the housing needs of Stratford-on-Avon District, and/or unmet need of other authorities in the GBBCHMA. This will support the Strategic Objectives set out in the Sustainability Appraisal. It can also incorporate a LEAP play space, attenuation basins and other areas of open spaces within the Site, enhancing biodiversity, securing net gains, and creating community interactions. There will be fully circulatory pedestrian and cycle movement throughout the Site facilitating active travel and sustainable transportation, as encouraged by the Strategic Objectives.

The Illustrative Masterplan shows built development towards the western boundary (adjacent to Milcote Close), with looser development across the Site and a landscape buffer along the eastern boundary. The area adjacent to the northern boundary is a landscaped area which could accommodate sustainable drainage and an on-site play area. The Masterplan shows how the existing boundary planting could be retained and enhanced. The Site would read as a rounding off of the existing settlement and could be developed to form an attractive settlement edge.

The Site was given a score of 47.40 in HELAA Part B, with the Council concluding it should remain in consideration for the emerging Local Plan. The Site scores well compared to other sites. The site was previously assessed in the SHLAA 2021 update, which concluded the site was technically suitable for development but commented that in terms of environmental suitability that there would be landscape impact, impact on settlement character, and loss of high quality agricultural land. The SHLAA also noted that the site forms part of a strategic gap between Welford-on-Avon and Weston-on-Avon in the made NDP. Landscape impact and impact on settlement character could be resolved by a carefully considered, landscape-led design. The development of Milcote Close means this site now directly adjoins the built-up area of Welford-on-Avon. Development would not extend the settlement pattern beyond the eastern edge established by Chapel Street and Pool Close to the north and Milcote Road to the south. The site forms a relatively small part of the Strategic gap. It is well separated from Weston-on-Avon and significantly smaller than the site of the proposed Gladman scheme referred to in the supporting text to NDP policy HE6. This scheme included the adjacent, larger field and would have extended further east, beyond the existing settlement pattern. This proposal was for a significantly larger number of dwellings than proposed on the Rainier Development Land interests. This Site at Milcote Road would be more akin to the development of the adjacent Milcote Close than the Gladman proposal and the larger agricultural field to the east does not form part of this Site. This would also reduce the amount of agricultural land developed.

The Sustainability Appraisal did not consider settlements outside of SGLs and new settlements. The SA should take account of other potential locations, particularly given Policy Direction 3. Growth of existing settlements maintains their vitality and viability, supports local services, and give people choices of where to live.

We have assessed the Site against the SA Objectives as follows:

1: Climate Change: Would deliver circa 40 dwellings in a sustainable location, close to existing development, services and facilities, and sustainable public transportation. Would support the delivery of 20-minute neighbourhoods as it would benefit from existing services and facilities in Welford-on-Avon.

2: Flood Risk: Entirely within Flood Zone 1 and contains no significant areas of surface water flood risk.

3: Biodiversity, Flora, Fauna and Geodiversity: Not designated or in close proximity to a Special Conservation Area, Special Scientific Interest, National Nature Reserve, ancient woodland, Local Nature Reserve, Local Wildlife Site, Local Green Space or priority habitat.

4: Landscape: The Site is close to existing residential development to the west of the Site. It is well-contained by existing development and infrastructure.

5: Cultural Heritage: The Site is not close to the Welford-on-Avon Conservation Area or any designated heritage assets. The nearest heritage asset is the Grade II Listed Building ‘Weston Close’, approximately 180m to the northwest.

6: Pollution: The Site is not within or close to an Air Quality Management Area, nor in close proximity to an A-road or B-road. The Site is close to existing bus stops which provide services to Stratford-on-Avon.

7: Natural Resources: The Site is shown on Natural England mapping as Grade 2 agricultural land. The Site would result in a small loss of very good agricultural land. Surrounding land, still in agricultural use, is also Grade 2. The Site is located within Local Plan MC5 and DM 10 Mineral Safeguarding Area (MSA), however development of the Site would be minor in the context of the large MSA designation and would require consultation with the CountyCouncil.

8: Waste: A development of circa 40 dwellings would generate household waste, however, this can be managed with the provision of suitable recycling facilities for all households.

9: Housing Provision: The Site would deliver housing in a sustainable location including affordable housing and a policy-compliant housing mix.

10: Health: The Site is close to two bus stops along Long Marston Road which provide frequent bus services to Bidford Health Centre and services to Stratford-upon-Avon. This provides sustainable access to Stratford Hospital. The Site can deliver on-site open space and there are various local green spaces in the area. There are also sustainable travel options to leisure and recreation facilities in Stratford-upon-Avon. The Site is not crossed by any public rights of way, but the closest PRoW is immediately adjacent to the Site.

11: Accessibility and 12: Education: The Site is approximately 0.7 miles (15-minute walk) from the closest Primary School. The Site benefits from existing bus stops along Long Marston Road which provides a frequent service to the closest Stratford-upon-Avon Secondary School. The Site is also near the Stratford-upon-Avon Train Station and Stratford Parkway Train Station.

13: Economy: The Site is well-located to benefit from existing economic and employment opportunities.