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ID sylw: 108034

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

Pegasus Group is promoting land south of Banbury Road for residential development on behalf of Rainier Developments.

The Site was promoted through the SWLP Issues & Options (site ref: 38). It is adjacent to Ettington's BUAB and within Priority Area 3, a preferred location for growth.

The Site is a 1.26 hectare agricultural field immediately to the south of Banbury Road. Opposite to the north is residential development, as is the land adjoining the site to the north-west. The Site would round-off the village and not disrupt the settlement pattern. It would not extend development beyond the existing development line to the north of Banbury Road. The Site’s northern boundary is bordered by residential rear gardens and associated hedgerow. The north-eastern boundary runs adjacent to Banbury Road. It is formed of existing hedgerow and trees. To the northern edge of this boundary is an existing Site access comprised of a metal gate. The south-eastern boundary follows a line of existing trees and hedgerow, bordering the gardens of the Ettington Chase Wedding Venue. The south-western boundary is a post and rail fence separating the Site from Ettington Parish Council’s recreational playing field. To the north, Banbury Road leads further into Ettington with footpath pedestrian access.

There is a steady fall in gradient from the south-west to the north-east corner of the Site, with a difference in levels of approximately 2 metres. A public right of way crosses from the northern corner to south-western boundary. To the north and north-west are further existing public rights of way.

The northern part of the site is allocated in the Ettington and Fulready NDP as a reserve allocation for around 8 dwellings. The remainder was identified as a custom/self-build (CSB) allocation in the SAP Preferred Options for approximately 16 dwellings.

Outline application 24/00598/OUT for 8 homes and 13 CSB homes was refused January 2025 on grounds of prematurity (the NDP reserve allocations is for longer-term needs). The refusal was not on the principle of development. Existing and proposed allocations show the site is suitable for residential development. The application demonstrated all technical considerations can be addressed. This should be acknowledged through an SWLP allocation.

The masterplan shows the site could accommodate 21 dwellings (13 CSB and 8 market, reflecting existing and emerging allocations). A Design Code could ensure the CSB homes are coherent with the market housing. Primary access for vehicles and pedestrians would be from the north-eastern boundary adjacent to Banbury Road. The access proposed in the recent application was acceptable in principle and had no highways objection.

The Site scored 43.90 in HELAA B. This is below average. Neither Ettington nor the site were assessed in the Sustainability Appraisal as the site is not within an SGL. Ettington is identified as a Priority 3 area for growth, indicating the village is a suitable development location. Including small sites in a range of settlements provides choice across South Warwickshire.

1: Climate Change: The Site has good access to local services and facilities, reducing daily travel needs and reflecting the aspiration to deliver 20-minute neighbourhoods.

2: Flood Risk: The site is entirely within Flood Zone 1. Elements of surface water flood risk along the eastern boundary could be addressed through suitable design and sustainable drainage systems. The planning application demonstrated a suitable and technically acceptable drainage strategy can be achieved with built development avoiding the area at risk.

3: Biodiversity, Flora, Fauna and Geodiversity: The Site is not designated as, or close to, 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. The Site is in a Special Landscape Area, but this should not preclude allocation. Policy Direction 47 states this designation does not restrict development, but “instead [seeks to] ensure that development… does not have a harmful impact on the areas’ distinctive character and appearance”. A robust landscaping strategy would create a new landscaped edge to the village. The planning application established development can be acceptable in ecological terms.

4: Landscape: visual effects are tempered as the site is already somewhat urbanised. The Landscape and Visual Appraisal which accompanied the application submission concluded there was no ‘in principle’, policy, landscape or visual reason why the Site should not be developed. Impacts on the Feldon Parkland SLA could be avoided/mitigated through sensitive design and a robust landscaping strategy.

5: Cultural Heritage: the site is not close to designated heritage assets. The closest are 67 and 69 Banbury Road (Grade II), approximately 190m to the north. No Conservation Areas are nearby.

6: Pollution: The site is not near an Air Quality Management Area. The A422 (Banbury Road) runs through the settlement. Noise and air quality mitigation required is likely minimal. There were no objections from Environmental Health during the planning application.

7: Natural Resources: the Agricultural Land Classification report for the planning application showed the Site is a mixture of Grade 2 and Grade 3a, and Grade 3b. The site is small-scale compared to the wider agricultural land in this area and loss of this site would not be significant in the wider context.

8: Waste: Household waste generated can be managed with provision of suitable recycling facilities for all households.

9: Housing Provision: The Site would deliver housing in a sustainable location to meet local needs, including an evidenced need for CSB plots.

10: Health: The site benefits from good access to existing recreation and greenspace within the village, including a park with a children’s play area. The closest health facilities are in Stratford, accessible by an existing bus service.

11: Accessibility and 12: Education: The site benefits from existing bus stops providing a regular service to Stratford-upon-Avon. Development in settlements such as Ettington is important in supporting viability of existing services and securing improvements. There is a primary school 500 metres away from the Site. Existing secondary schools in Stratford are accessible via public transport. Growth at Ettington would assist in supporting and enhancing existing public transport provision, mitigating any accessibility concerns.

13: Economy: The site benefits from existing local economic and employment opportunities. Further housing would support the vitality of the village and existing businesses.