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ID sylw: 108044

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

Pegasus Group is promoting land north of Leamington Road, Long Itchington for residential development on behalf of Rainier Developments.

The Site was promoted through the SWLP Issues & Options consultation. It is identified on interactive mapping as ref 462. The site is adjacent to Long Itchington's settlement boundary. This site should be allocated as Policy Direction 3 supports small-scale development adjacent to settlement boundaries.

Rainier’s land can be delivered separately or together with adjoining land to the east promoted by Deeley and Catesby Estates. This larger development could deliver community infrastructure including open space, play space, and SUDs features. Rainier have liaised with Deeley and Catesby to produce the attached Masterplan showing how their land interests could be comprehensively and sustainably developed.

The Site is on the north-eastern edge of Long Itchington and comprises approximately 3.64 hectares. It is bounded to the south by Leamington Road, a narrow road bordered by dense hedges and foliage. The western boundary features a single carriageway road with open fields to the north, east and west. The wider settlement area is broadly linear, following Leamington Road, the A423, and Stockton Road, although there is residential development beyond these routes. The settlement is characterised by areas of housing, and some local services and facilities, including community uses. The Site is currently accessed by a large gap in the hedgerow in the south-western corner. A safe and suitable vehicular access point can be created south of the site off Leamington Road. There are no major constraints. Topography is generally flat. The site is not in Green Belt and largely consists of species-poor cereal crops and neutral grassland.

The illustrative masterplan shows a high-quality development of circa 62 dwellings could be accommodated on the site. There has been little housing provision in recent years as no sites were allocated in Long Itchington under the Core Strategy. The site would deliver financial contributions towards local infrastructure projects, schools and community services. It would provide natural accessible green space and a robust landscaping strategy including new green infrastructure and planting, resulting in ecological enhancement and biodiversity net gain.

Long Itchington was assessed as an LSV1 in the Core Strategy based on the village's size, access to a shop, primary school and public transport. These facilities remain and it is still a sustainable location. The site scored 50.3 in the HELAA B and remains in consideration for the SWLP. This is an average score and should be considered favourably. Long Itchington performed similarly to other Small Settlement Locations in the 2022 Sustainability Appraisal. The Preferred Options is seeking to meet most housing need through new settlements and Strategic Growth locations and does not consider SSLs a reasonable alternative. We still encourage the Councils to consider this Site for small-intermediate development since Long Itchington is a sustainable location. The site is assessed against each SA Objective below.

1: Climate Change: The Site has good access to local services and facilities, reducing everyday travel needs, contributing to 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 SUDs.

3: Biodiversity, Flora, Fauna and Geodiversity: The site is not in or close proximity 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 SA notes proximity of Debdale Wood and Spinney Ancient Woodland as a potential negative impact in the absence of any mitigation. This site is outside the 15m buffer requirement for ancient woodland and is some 1.3km away. The closest local wildlife site is to the north of the recreation ground, well separated from the site. Most local wildlife sites and priority habitats in Long Itchington are to the east and south.

4: Landscape: Previous assessments prepared for the Site Allocations Plan showed the southern portion of the adjacent site (to the east) was deliverable and suitable landscape and visual mitigation was achievable. Rainier have made previous representations and accompanying assessments that the same applies to this Site. A Landscape Note (Appendix 3) confirms this Site could incorporate an appropriate and robust landscape mitigation strategy.

5: Cultural Heritage: The site is not close to designated heritage assets. The majority of listed buildings in Long Itchington are to the south, around Church Road. This is the focus of the Conservation Area including part of Leamington Road, to the east of Chaters Orchard. The site is well-separated from designated assets and the CA by existing built development.

6: Pollution: The site is not close to an Air Quality Management Area. The A423 bisects the settlement, running north/south generally through the middle of the village. This is identified by the SA as the main pollution source. The site is well-separated from the A423, including by existing development, and associated noise and air quality mitigation requirements would likely be minimal.

7: Natural Resources: The land is a mixture of Grade 2 and Grade 3 agricultural land. The site is small-scale compared to the wider agricultural land in this area and loss of agricultural land associated with this site is unlikely to be significant in the wider context. The entire settlement is within a Mineral Safeguarding Area (MSA). Development of this site is not significant given the scale of the MSA. As the site is immediately adjacent to existing residential development it is unlikely to be suitable for mineral extraction given impacts on residential amenity.

8: Waste: Household waste generated by development can be managed by providing suitable recycling facilities for all households.

9: Housing Provision: The Site would deliver housing in a sustainable location. This would include affordable housing.

10: Health: The site has good access to existing recreation and greenspace within the village. The closest health facilities are in Southam, accessible by an existing bus service.

11: Accessibility and 12: Education: Existing bus stops provide a regular service to Southam, Napton on the Hill and Leamington Spa. Development in settlements such as Long Itchington is important to support ongoing viability of existing services and secure improvements. Long Itchington has a primary school and was considered within the target distance for further education within the I&O Sustainability Assessment (2022). The existing secondary school in Southam would be accessible via public transport or a short dedicated bus route. Growth at Long Itchington would assist in supporting and enhancing existing public transport provision, mitigating any accessibility concerns.

13 Economy: The site benefits from existing economic and employment opportunities in the local area.