BASE HEADER

Yes

ID sylw: 108363

Derbyniwyd: 07/03/2025

Ymatebydd: Mackenzie Miller Homes

Asiant : Lichfields (Birmingham)

3.11 Part of the ‘Draft Policy Direction 1 – Meeting South Warwickshire’s Sustainable
Development’ focuses on Strategic Growth Locations’ [SGLs]. The PO document has
identified twenty-four areas as locations for potential strategic growth, however, it is
acknowledged that not all of those locations will be allocated.
3.12 The PO document has identified SG17 as comprising land to the east of Shipston on Stour.
Mackenzie Miller Homes is highly supportive of the SG17 (Shipston-on-Stour) which would
enable the delivery of development on non-Green Belt land and in a sustainable location
adjacent to the centre of the town.
3.13 It is noted that the Interim Sustainability Appraisal [SA] for Regulation 18 SWLP assesses
the SGLs against each of the 13 SA Objectives and that currently, all assessments are based
on a desktop review of available data provided by the SWCs and information publicly
available about receptors and sources. The SA specifically does not include potential
mitigation within the assessments for each of the sites and which Mackenzie Miller Homes
would suggest will need to be factored in as part of a stage 2 assessment as the Council’s
moves towards a Regulation 19 Local Plan.
3.14 Based on the SA conclusions, SG17 performs well compared to the other twenty-four SGLs
in terms of best and worst-performing sites.
3.15 Mackenzie Miller Homes highlights that SG17 is one of the best performing in SA Objective
10: Health. Shipston-on-Stour SGL is expected to result in positive impacts on access to
leisure and greenspaces.
3.16 In addition, SG17 is also one of the best-performing sites in SA Objective 11: Accessibility.
Shipston-on-Stour SGL is in close proximity to existing food stores, and bus stops and lies
within Priority Area 2. In this respect, SG17 will deliver development immediately adjacent
to the town centre and will enable the creation of a 20 minute neighbourhood concept
where all of the day to day needs of residents are available within a short walk or cycle. 3.17 Whilst Mackenzie Miller Homes notes that the Site does not perform particularly high in SA
Objective 2: Flood Risk it is considered that these matters are resolvable through
appropriate mitigation – indeed, as stated within the SA: “Mitigation has not been
considered when ranking the SGLs, given the options requiring less intervention are likely
to be more sustainable choices.” Indeed, the supporting Vision Document demonstrates
that no development would be located in areas susceptible to flood risk.
3.18 Mackenzie Miller Homes fully support the proposition that greater development should be
located adjacent to existing urban centres and consider that there are several benefits to
such an approach being adopted within the SWC’s strategy for accommodating growth as
this would; :
1 It would support the well-being of those settlements that have the capacity to
accommodate growth;
2 By concentrating development around existing and proposed new infrastructure, it
would also ensure that it benefits from a sustainable location with good access, such as
at SG17. Such an approach would allow the SWAs to capitalise on opportunities
presented by existing or planned infrastructure when considering options for largescale
new residential developments, in accordance with paragraph 77a of the NPPF;
3 It can ensure that a sufficient supply of homes, within close proximity to existing and
future employment opportunities, such as those at Shipston on Stour, contributes to an
efficiently functioning economy. This can also aid in minimising housing market
pressures and unsustainable levels of commuting (and therefore congestion and carbon
emissions); and
4 Similar to the above, this also has the added benefit of minimising housing market
pressures and unsustainable levels of commuting (and therefore congestion and carbon
emissions).
3.19 Indeed, paragraph 83 of the NPPF is clear that planning policies should identify
opportunities for communities to grow and thrive, especially where this will support local
service. Directing growth to existing 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 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.

Potential at Land at Fell Mill and Leasow Farm,
Shipston-on-Stour
3.20 SG17 has been identified as one of the SGLs outside of the Green Belt within the South
Warwickshire Local Plan Green Belt Review Stage 1 Report (September 2024). It is noted
that, unlike many other SGLs within the District, the settlement of Shipston-on-Stour is not
surrounded by, nor within, the Green Belt, which creates an opportunity for the settlement
to accommodate higher levels of growth without requiring the release of Green Belt land.
3.21 Mackenzie Miller Homes considers that it is essential that the Council adopts a sequential
approach when considering land allocations for development where non-Green Belt sites should be prioritised for housing development before any consideration is given to the
release of Green Belt land.
3.22 The revised NPPF provides a sequential framework for Green Belt land release. Paragraph
148 states that “Where it is necessary to release Green Belt land for development, plans
should give priority to previously developed land, then consider grey belt land which in
not previously developed, and then other Green Belt Locations.”
3.23 Mackenzie Miller Homes believes that the Council should first identify and prioritise non-
Green Belt sites, including sites such as land at Fell Mill and Leasow Farm, Shipston-on-
Stour. It is considered that such an approach is fundamentally required by the NPPF, and
once this sequential approach has been satisfied, the Council can then release land from the
Green Belt.
3.24 The SWCs will also be aware of the importance of demonstrating the deliverability of all
sites that are proposed for allocation when the emerging Local Plan is examined for
soundness. The Vision for the Site will be predicated upon evidence which ensures that
there are no unresolvable environmental or technical constraints to the development of the
Site.
3.25 In addition to this, the SWC’s can be confident that the Site could be delivered in the
timescales envisaged and could begin delivering in the first five years of the plan period.
3.26 Mackenzie Miller Homes will directly deliver new housing and as such there would be no
need for the Site to be sold prior to seeking planning permission and commencing
housebuilding.
3.27 This further demonstrates the deliverability of the Site. If allocated, it is considered the Site
could be developed in the short-medium term. In this regard, Annex 2 of the NPPF states
that to be considered deliverable, “sites for housing should be available now, offer a
suitable location for development now, and be achievable with a realistic prospect that
housing will be delivered on the site within five years.” In this regard, Mackenzie Miller
Homes can confirm that the Site is ‘suitable, available and achievable’.
3.28 Furthermore, the town itself offers many services and facilities, which support the local
community. Conveniently accessible by public transport or on foot, these include – Tesco
and other convenience stores, post office, cafés, restaurants, pubs, takeaways, pharmacy, a
leisure centre and many other facilities. The settlement is also served by Shipston-on-Stour
Primary School and Shipston High School.
3.29 The Illustrative Masterplan (within the appended Vision Document in Appendix 1) shows
its capacity to support residential development that aligns with the settlement’s character
and addresses both local and wider rural housing needs.
3.30 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 1,150 new market and affordable homes. Mackenzie Miller Homes
vision for the site would focus on delivery of five key themes to include;
Place making- a landscape led approach
• Potential for delivery of a new bridge across the River Stour;
• Provision of a riverside park, public open space, and play areas for children will provide
opportunities for social interactions. Additionally, creating a central green focal point
within the new centre of Shipston-on-Stour will further enhance community cohesion
and provide a vibrant, accessible space for local people to gather and engage in various
activities.
Community and Social Facilities
• Provision of a local centre;
• Provision of a 2FE Primary School; and
• An 80-bed care facility.
Active Travel
• 20-minute walkable neighbourhood;
• Provision of green pedestrian and cycle lane connections; and
• Easy access to local services and facilities, including the proposed local centre within
the site.
Biodiversity Net Gain
• Delivery of at least 10% biodiversity net gain, with the potential to exceed this target
due to the size and arable nature of the site. Additionally, opportunities to enhance the
waterway will be explored to further improve biodiversity net gain; and
• Habitat creation and improvements to hedgerow and the tree stock.
Energy Efficiency and Towards Carbon Neutrality
• Delivery of energy efficient homes and potential use of renewable energy.
• Eliminate the use of gas boilers and utilisation of high-efficiency electric heating
systems such as heat pumps.
3.31 The Site would include for delivery of a 2FE Primary School, a small local centre
incorporating community facilities, public open space, play areas for children, including a
locally equipped area for play (LEAP), natural green and blue spaces and riverside. The Site
also provides an opportunity for a c.80 bed care facility. In addition, pedestrian and cycle
lanes would be provided throughout the Site to promote active travel, along with the
potential for a new river crossing to enable access to the town centre.
3.32 Mackenzie Miller Homes considers that the Site presents a logical location for residential
development, outside of the Green Belt, that would support the sustainable growth of
Shipston-on-Stour and strongly believes that SG17 should be allocated for housing
development in the SWLP to help address the SWC’s housing needs, as well as the unmet
need from the neighbouring authorities.