BASE HEADER

Yes

ID sylw: 108186

Derbyniwyd: 27/02/2025

Ymatebydd: St Philips

Asiant : Lichfields (Birmingham)

2.15 It is noted that the PO has identified twenty-four areas as Strategic Growth Locations [SGL]
and that not all of those locations will be allocated. St Philips strongly supports the
identification of the Hockley Heath Group (SG24) as a Strategic Growth Location within the
PO. Whilst the settlement is located on the edge of WDC’s administrative boundary, its role
within South Warwickshire’s approach to meeting the GBBCHMA’s unmet housing needs
should also not be disregarded. Whilst there is no ‘unmet need’ in spatial planning terms to
be accommodated from this neighbouring local authority, Solihull is nevertheless a core
part of the GBBCHMA. There is a strong and cogent argument to meet the unmet housing
needs of neighbouring authorities in an area in close proximity to where these unmet needs
have arisen – and Hockley Heath lends itself well to this approach as an entirely logical
location to meet this challenge. Indeed, the NPPF is clear that planning policies should identify opportunities for villages to
grow and thrive, especially where this will support local services (Para 83). Directing
growth to rural settlements supports local services and also ensures development is located
sustainably in line with the NPPF (Para 11a). Existing settlements often have access to
education, healthcare, retail, jobs, and public transport, and should therefore be considered
as ideal locations for growth. Further growth in rural settlements can also broaden the
scope for these settlements to seek improvements to services and infrastructure, helping to
address imbalances between the rural and urban areas in terms of provision and access to
facilities.
2.17 To this end, the NPPF is clear that, in rural areas, planning policies and decisions should be
responsive to local circumstances and support housing developments that reflect local
needs (Para 82) and that small and medium-sized sites can make an important contribution
to meeting the housing requirement of an area and are often built-out relatively quickly
(Para 73). St Philips considers that the development on the edge of Hockley Heath (i.e.
SG24, and particularly St Philips’ Site) lends itself well to achieving these objectives,
particularly given the fact that the site is well-located in order for residents to access a range
of key local amenities and facilities within walking distance of the Site. As such, St Philips
strongly considers that the SWLP should direct growth to Hockley Heath and allocate SG24
in the SWLP.

[Specific comments on Site 178- Land off Stratford Road, Hockley Heath (within SG24)
2.18 As set out in Section 1.0 of these representations, St Philips is promoting land at Stratford Road, Hockley Heath, for residential-led development. Whilst part of the Site falls within SMBC’s administrative area, the majority of the Site lies within the administrative boundary of WDC. 2.19 The Site comprises c.33ha of land and is located directly to the northeast of Hockley Heath, in the Green Belt. Aylesbury Road (B4101) lies to the south of the Site and Stratford Road (A3400) to the west. Bus stops on Stratford and Aylesbury Road, provide regular bus services that provide connections to key regional destinations including Birmingham, Stratford upon Avon and Solihull. The settlement benefits from a range of key local amenities and facilities, including the Hockley Heath village centre convenience store, a Post Office, Dental Surgery and Primary School. 2.20 The Site has no physical constraints that would prevent development. There is limited vegetation on the site, with the exception of some trees and boundary vegetation. Design proposals would positively seek to retain and enhance any trees and hedgerows where possible within the Site as part of the placemaking strategy, subject to detailed studies and further technical work. 2.21 Crucially, the SWA’s own evidence base confirms that the Site is in a lower-performing area of Green Belt land which does not significantly contribute to the purposes of the Green Belt.
As set out in detail in St Philips’ response to Draft Policy Direction 7 (Green Belt), the Site should be considered ‘Grey Belt’ and in a location that would secure more sustainable patterns of development. To this end, St Philips consider that the release of the Site from the Green Belt would be suitable and would accord with the ‘sequential approach’ set out in the NPPF (Para 148). 2.22 In this regard, the Vision Document (Appendix 1), submitted in support of these representations, demonstrates how the Site could deliver a medium-sized sustainable development of up to 400 new market and affordable homes through the SWLP on the edge of Hockley Heath. It demonstrates how the Site could deliver a residential-led development that addresses the SWLP’s Vision and Strategic Policy Objectives in relation to delivering sustainable growth and combating climate change in South Warwickshire. 2.23 The Concept Plan within the Vision Document demonstrates how the Site could deliver up to 400 residential dwellings (Class C3) and a community building or facility (Class F2), a c.9 ha Country Park, and a network of supporting green and blue infrastructure. 2.24 The design’s scale and form can cater to a range of house types and living styles, including self-and custom-build plots, retirement housing and community-led housing projects. All homes would be integrated within an attractive and well-connected network of low-traffic streets and green corridors. 2.25 It is envisaged that the Site could come forward in two phases. Phase 1 could deliver c.150 dwellings, and the community facility, with primary vehicular access off Aylesbury Road and new pedestrian and cycle access points on Stratford Road, alongside public open space, supporting infrastructure and SuDS. Phase 2 could deliver a further 250 dwellings, with a second vehicular access from Stratford Road, alongside further public open space, supporting infrastructure and SuDS and the Country Park. 2.26 The design embraces high-quality placemaking principles and shows how the SWLP’s Vision and Strategic Policy Objectives can achieved on this site, with the result being a sensitive, valuable and logical new edge to Hockley Heath. The key components of the Concept Plan are: 1 Up to 400 new homes, delivered across two phases, including the flexibility for a range of different housing models to be integrated, which could begin delivering in the first five years of the SWLP plan period. 2 Provision of land for a community facility, positioned in a location that will bridge the existing and new communities. 3 A new c.9 ha Country Park, providing areas for formal and informal play, benefiting both the existing and proposed communities and supporting opportunities for improved health and wellbeing. 4 A mosaic of sustainable drainage solutions across the site will capture surface water runoff close to the source and enhance the visual amenity of the public realm. 5 A legible and accessible strategy, providing direct pedestrian and cycle links to local facilities and services, encouraging active modes of travel for local trips. 6 Outward-looking development ensuring an attractive public realm with strong natural surveillance.7 Retention and integration of existing landscape to protect and enhance biodiversity and secure a unique identity that responds to the natural environment. 8 A tree-lined boulevard and feature gateway, providing a new development edge that makes an attractive and logical new edge to the settlement. 9 Significant areas of accessible public green space close to each new home. 10 Provision of generous space for enhancements to biodiversity and ecology through the retention of existing trees and hedgerows (where possible) and the planting of new vegetation, that will deliver overall environmental net gain. 2.27 Crucially, the proposed development could respond sensitively to its surroundings through measures such as providing a visual buffer planting within the Country Park edge to create a strong and defensible long-term Green Belt boundary. Connectivity through the Site through Green Infrastructure corridors and to the village and surroundings would be emphasised to encourage sustainable travel. The delivery of environmental enhancements on-site, which would be achieved as part of the development, would also ensure that any harm arising as a result of the removal of the Site from the Green Belt could be offset.