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ID sylw: 108056

Derbyniwyd: 05/03/2025

Ymatebydd: Catesby Estates Ltd

Asiant : Pegasus Group

Pegasus Group is promoting Land south of Main Street, Tiddington for residential development on behalf of Catesby Estates Plc.

The Site is part of SG19. Inclusion of this Strategic Growth Location is strongly supported. The site falls within Priority Area 2, a preferred location for growth under the selected ‘Sustainable Travel and Economy’ spatial strategy.

The Site is in a sustainable location, with the nearest bus stop approximately 300 metres to the west of the Site. There are regular services between Warwick and Stratford-upon-Avon, where onward travel via train is possible to Birmingham and the wider West Midlands region. There are various amenities within walking distance of the Site on Main Street, including a Spar convenience store, post office, pub, and restaurant. There is a wider area of land in the control of Catesby Estates which could deliver additional development within the same growth area. This is shown on the Plan at Appendix 2.

There are no significant physical, environmental, or technical constraints which would preclude development. A public right of way bisects the site, connecting Main Street to Pimlico Lane to the south. The Site is in Flood Zone 1. There are localised areas at risk of surface water flooding. The nearest designated heritage assets are located to the west, approximately 130 metres away. There is a Scheduled Ancient Monument circa 900 metres to the west. There is limited intervisibility between the Site and these heritage assets due to intervening existing development. According to Natural England, the Site is Grade II agricultural land. No further environmental constraints have been identified.

The attached Vision Document sets out the principles guiding design of the site. The attached Concept Masterplan illustrates how development would ‘round off’ the settlement. Around 200 high-quality low-carbon homes could be delivered. These would be smart and adaptable, with a climate resilient design and sustainable materials, supporting Strategic Objectives 1, 2, 5, and 6 in the SWLP Preferred Options document.

A landscape-led approach would be taken, with new woodland planting along the eastern and southern boundaries, and generous areas of public open space. This ensures no built development within the area of Strategic Gap which falls within the Site. This accords with Policy H2 of the Stratford-upon-Neighbourhood Plan. Existing trees and hedgerows will be retained wherever possible, and new trees planted across the Site. This aligns with Strategic Objectives 7, 10, and 12.

The existing public right of way would be retained, and a network of new footpaths provided to connect residents to areas of public open space and wider services within Tiddington, in line with Strategic Objectives 10 and 11. A permeable street network would be created, with a clear street hierarchy. A range of children’s play and healthy living facilities can be provided.

Sustainable drainage features would be located at the lowest points of the Site, within existing open spaces.

To create an appropriate access from Main Street, land currently leased from the Diocese of Coventry by the Alveston and Tiddington Allotments and Gardens Association (ATAGA) will be utilised. Stratford-on-Avon District Council have granted a Certificate of Lawfulness for development of 20 new allotment plots (ref: 21/01040/LDP), for impacted plot holders to relocate to. This has been implemented.

The Site was positively assessed in Part A of the HELAA (ref. 441). The Site scored ‘Green’ against many criteria, including proposed use, willingness to develop, fluvial flood risk, location (with regards to connectivity and sustainability), and environmental matters. In Part B, it was given a score of 43.00, and the Councils concluded it should remain in consideration for allocation in the SWLP Part 1. The Site’s score is below average and should be considered favourably, especially as some scores were as high as 82.50.

Assessed against the SA Framework, SG19 will generate a major positive impact against SA Objective 9 (Housing). There are also positive assessments for SA Objectives 2 (Flood Risk) and 13 (Economy). In the case of the former, the Strategic Growth Location is among the best performing options.

In addition, whilst the SA suggests minor adverse impacts on SA Objective 4 (Landscape), the Strategic Growth Location is still the fifth best performing overall, with no options assessed positively against this SA Objective. Some degree of adverse impact on landscape is to be expected as part of development of any greenfield site. This can be mitigated through suitable landscaping. The SA does not consider how mitigation may affect ratings.

With regards to SA Objective 11 (Accessibility), the Strategic Growth Location is the fourth best performing. The SA acknowledges excellent public transport links, as well as easy accessibility to food stores. Whilst the SA states there are no schools within a sustainable distance, there are multiple primary and secondary schools (including sixth form provision) within Stratford easily accessible from bus stops a short distance from the Site.

The SA suggests development of the Strategic Growth Location would result in major adverse impacts for SA Objective 5 (Cultural Heritage). This partly results from proximity to conservation areas. However, the Site itself is not near a conservation area, nor is there intervisibility between it and the heritage assets located several hundred metres away in Tiddington. If the site were to be assessed against SA Objective 5 in isolation the rating would be more favourable.

The Sustainability Appraisal highlights this Strategic Growth Location as amongst the most sustainable options. This is strong justification for allocating the Site.