Other

ID sylw: 106925

Derbyniwyd: 06/03/2025

Ymatebydd: Historic England

CONCERNS: southern parcels/areas have potential to harm significance and setting of: Anne Hathaway’s Cottage LB (GI); Anne Hathaway’s Cottage RPG (GII); Shottery CA.

Also, the setting of the historic town of Stratford may be impacted in views from Bordon Hill if development on such a large scale came forward in these parcels.

North east parcel has potential to harm significance and setting of: Clopton House (GII*).

Note: well-preserved medieval settlement remains at Burton Farm.

Recommend: HIA prior to allocation & removal of southern areas (including orchard area to north of Evesham Road B439) & area around Hansell Farm. Possible removal of north-east parcel, or reduction of development area with buffering.

No

ID sylw: 107410

Derbyniwyd: 07/03/2025

Ymatebydd: Luddington Parish Council

There are a number of dwellings on Luddington Road backing onto the proposed development area SG18 that would be most affected by the proposed development. The affected dwellings have relatively short rear gardens and consequently the private areas of these dwellings would be overlooked by terraces of proposed dwellings on elevated ground. This would be excessively overbearing upon these dwellings resulting in an unacceptable loss of outlook and privacy that would diminish the living conditions of these neighbouring occupants to an unacceptable extent. Light pollution will be highly visible not just to those immediately adjacent but to the entire area, including to the Racecourse Meadow Site of Special Scientific Interest.
Development of SG18 either side of Bordon Hill would result in significant landscape harm.
here have been reports of increased flooding of Shottery Brook following the Shottery development and this will increase with further development of Bordon Hill, impacting the dwellings along Luddington Road, Luddington Close and Stannells Close.
Development of SG18 either side of Bordon Hill will result in the loss of some 5 Hectares of agricultural land defined as 'best and most versatile', in the National Planning Policy framework.
Development of SG18 to the North of Bordon Hill would cause substantial harm to the setting of the Anne's Hathaways Cottage, the associated Registered Park and Garden's and the Shottery Conservation Area.
The disused railway that passes between the houses on Luddington Road and SG18 (and on to Bidford on Avon and Evesham,) should be protected and used to create a green buffer and greenway, similar to the section behand Stratford Racecourse.

Yes

ID sylw: 107429

Derbyniwyd: 16/02/2025

Ymatebydd: Moreton Morrell Parish Council

No objection.

Yes

ID sylw: 107506

Derbyniwyd: 07/03/2025

Ymatebydd: Davidsons Homes

Asiant : Cerda Planning Ltd

Land ownership – single land owner
Site capacity – Up to 690 dwellings with primary school land option, all on Davidsons controlled land.
On site infrastructure delivery – land reserved for primary school, blue and green infrastructure including community orchards/food production, extensive land parcel set aside solely for biodiversity net gain, linkages to connect in with existing non car travel routes in urban area, linkages to Welcombe Hills Country Park, café/tourism hub and visitor parking to serve Welcombe Hills Country Park, 50% affordable housing, public open space in a range of typologies.
Off site infrastructure delivery – layout to ‘forward face’ and integrate with Welcombe Hills Country Park, junction improvements as determined by strategic transport modelling and site specific Transport Assessment, travel plans and a package of sustainable transport improvements, education contributions, health contributions, integration with wider biodiversity net gain site.

No

ID sylw: 107780

Derbyniwyd: 07/03/2025

Ymatebydd: Mrs Samantha Brown

Objection to SG18-land between Luddington Road and Borden Hill.

Falls outside of the SDC core strategy and key clauses of note:

Section 3 - 3.3 Water environment and flood risk "Development will not be permitted where it results in the risk of flooding elsewhere"
Section 5 - Development Strategy.... The location... Does not have an unreasonably harmful impact on surrounding landscape and setting

Since the new estate and roundabout have been built opposite the Luddington Road entrance, we have seen a SIGNIFICANT increase in flooding, on the racecourse fields and roads due to run off, and impacting homeowners on Luddington Road up to Stannels Close. A brook runs through gardens of house numbers 2-40 this has been flooded numerous times since the new development. Development will only increase the flooding. Existing building work granted is nowhere near completion.

There will be an unacceptable loss of outlook and privacy, diminishing living conditions. Houses would be built on higher land, and be even more imposing as the land ascends away from the existing houses on Luddington Road. It would be an eyesore taking away afternoon and evening sunshine.

Traffic can back up all the way to Dodwell Trading Estate most mornings with building work in the area nowhere near completion, this will only get worse.

Cars speed up/down the Borden Hill road-dangerous for access.

There will be adverse visual impact-as you drive over the top of Borden Hill the field creates an amazing panoramic view of the beautiful buildings of Stratford upon Avon. Any building work to this field will eradicate the view.

This site would have an enormous impact on wildlife including bats, birds, birds of prey, muntjac, deer.

The loss of some 5 hectares 'best and most versatile' agricultural land is of significant concern.

Yes

ID sylw: 108158

Derbyniwyd: 07/03/2025

Ymatebydd: IM Properties Development Ltd (IMP)

Asiant : Turley

IM Properties Development Ltd (IMP) supports the identification of SG18 ‘West of
Stratford-upon-Avon Group’ as 1 of 24 strategic growth locations as outlined in Table 5
of the Preferred Options Paper.
The identification of SG18 aligns with the spatial growth priority areas and emerging
growth strategy options as illustrated at Figure 5 and Figure 6 of the Preferred Options
Paper.
Section 4.1 of the Preferred Options Paper outlines the purpose of the Strategic Growth
Locations which “sets out in broad terms the locations to which large scale and strategic
growth should be directed; and conversely, those areas in which growth should be more
controlled”.
By virtue of IMP’s interests at Stratford 46 - which is subject to a hybrid planning
permission (Ref: 19/01402/OUT) and is allocated under the reference Proposal SUA.2 in
the Stratford-on-Avon Core Strategy, and it is a draft policy in the emerging Stratford-onAvon Site Allocations Plan (SAP) – SG18 is already a strategic location for employmentled mixed use development.
Stratford 46 can provide an anchor to any future surrounding housing growth west of
Stratford-upon-Avon and its capacity to deliver an employment-led mixed-use scheme
will provide a sustainable and accessible location for jobs, services and facilities required
by new residents.
Whilst IMP is supportive of SG18 it remains unclear how the Core Opportunity Area and
Major Investment Sites (MIS) interrelate with Strategic Growth Locations. IMP has
responded separately to Draft Policy Direction 13 and Draft Policy Direction 14
respectively on the matter.

Other

ID sylw: 108160

Derbyniwyd: 05/03/2025

Ymatebydd: Bellway Homes (West Midlands)

Asiant : Cerda Planning

Bellway’s site at Bordon Hill is located within Strategic Growth Area 18 – West of Stratford-Upon- Avon Group. The site is marked with a red dot and sits immediately to the southwest of Stratford Town within non-Green Belt land. (See attachment for the maps)

The site (reference number 259) has been assessed within the HELAA part A and part B and received a score of 32.00 and remains in consideration for allocation within the emerging plan. No major constraints were identified, although it is reported that 66% of the site intersects with Landscape Descriptor Units (defined areas of land with particular landscape characteristics) (LDU) with moderate visual sensitivity and 34% of the site intersecting with LDU with low visual sensitivity.

It was noted that 68% of the site is within 800m of an existing primary school and that 100% of the site is within 15km of an existing secondary school and was noted to be accessible to local services as an edge of settlement site.
Cerda Planning has been engaging with the SWLP consultation process on behalf of Bellway Homes since the initial Scoping consultation in June 2021 (when the site was also submitted to the call for sites) and the subsequent Issues and Options consultation in January 2023. They are committed to delivering residential development on this site.
We consider the site to be wholly suitable for development and have produced technical notes in relation to landscape and visual impact and highway impact, which are attached to these representations. We are in the process of producing a site layout plan which has evolved taking into account the previous reasons for refusal 18/01664/FUL dated 5/10/2018. This demonstrates that the site could deliver 100 dwellings in a sensitive way, within an area of Stratford supported by the Councils in principle within this latest version of the Plan.
The Technical Note produced by Capricorn Transport Planning notes that the site is within close proximity to the West Shottery development, which is under construction, and which will eventually provide 800 dwellings, a new primary school and a local centre, all to be served by the West of Shottery Relief Road (which connects Evesham Road with the A46 on the western side of Stratford). It concludes that the proposed scale of development is not expected to result in material traffic flow increases on the surrounding road network. Access into the site would be

taken from Evesham Road, most likely served by a new ghost-island priority junction. The straight horizontal alignment affords good visibility in both directions with no improvements to the roads alignment to achieve satisfactory visibility. The scheme would also most likely include widening of the existing footway to provide a 3m wide shared use footpath/cycleway on the south side of Evesham Road between the site access and Luddington Road, to connect with the new roundabout.
The site is highly sustainable and lies within the 400m desirable walking distance of the nearest bus stops, which are on Evesham Road near to its junction with Limes Avenue, east of Luddington Road. The nearest existing local shops are on Evesham Road, west of the Seven Meadows Roundabout. The nearest primary school is the Shottery St Andrews school on Hathaway Lane. The proposed Shottery local centre is understood to include retail facilities, a health centre and a school. All of these facilities are within or just beyond a 1km walking radius of the site shown in the figure below. ( A wider range of services and facilities is available in the town centre which is within the 2km radius of the site. The main Stratford railway station is also within the 2km walking radius).

The nearest bus stops are located on Evesham road at the junction with Limes Avenue, and within 400m of the centre of the proposed development. Local bus services available from these stops are routes 27 and 28 which connect Stratford with Pebworth, via Welford-on-Avon and Evesham, Bidford and Stratford. Summary provided below: (See attachment for the table).

Frequent trains services from Stratford station, 2km to the north-east of the site (accessible by cycle, on-foot or using the bus) are provided to Birmingham, Leamington Spa, Worcester and London Marylebone.
Records of personal injury collision show no evidence of road-safety related issues on Evesham Road immediately adjacent to the site or at the Seven Meadows roundabout to the east.
The forecast traffic flow increases arising from the proposed development are anticipated to be modest but would be fully assessed within any future Transport Assessment. Any mitigation required is likely to be to sustainable travel infrastructure – with improvements to pedestrian, cycle and public transport infrastructure which would improve access to local facilities, bus services and the railway station.
The Landscape Summary Note provided by Goldby and Luck was prepared to support these representations following a visit to the site and surroundings in February 2025. The key points are summarised below:
• The site is located within the Avon Valley landscape character area, and more specifically the Vale Orchard Belt landscape character type. The character and qualities of Vale Orchard Belt are identified as “ An open and rolling intensively farmed landscape of large poorly defined fields, orchards and prominent hilltop woodlands.”
• The characteristic features of this landscape are identified as:
o Rising ground with large scale rolling topography
o A large scale often poorly defined field pattern
o Large orchards on hilltops and south facing slopes
o Prominent hilltop woodlands
o Steep wooded scarp slopes and associated unimproved grassland
o Varied settlement pattern of small, nucleated villages and loose clusters of roadside dwellings
o Local vernacular Blue Lias stone buildings
• The prescribed management strategy for the Vale Orchard Belt is to “Enhance the structure and unity of the landscape through large scale woodland planting.”
• At a local level, the site forms part of the farmland fringe to Stratford set within a defined framework of highways, modern housing development, ribbon development with expansive gardens, the racecourse landscape and a major commercial nursery. This framework imparts an urban fringe setting to the character of the site making it distinct from the wider setting of uninterrupted farmland that extends well beyond the settlement.
• The landscape constraints are considered to be:
o The rising landform – that continues to rise sharply to the west towards the summit of Bordon Hill which is prominent in the setting of the settlement and local landscape;
o The gateway location of the site with views both into and from the settlement along Evesham Road
o The amenity of the properties at the southern boundary residing on lower ground adjacent to Luddington Road; and
o The tree and hedgerow cover associated with the northern boundary of the site.
• In the LSA the site was assessed as part of a wider land parcel S124 and assessed as being of high sensitivity to housing land. This parcel extends well beyond the site taking the whole of Bordon hill to the west and the land extending north towards Ann Hathaway’s Cottage.
• Within the context of S124, the site comprises the lower slopes of Bordon Hill that are of a much shallower gradient, consistent with developments to the north at Whittington Way that also sit on the lower slopes of Bordon Hill seen in the same panorama to the north-east of Ann Hathaway’s Cottage.
• It is concluded that the site must be less susceptible to change in the form of a settlement extension when compared to the wider setting of parcel S124, this suggests a reduced sensitivity when compared to the wider land parcel of medium sensitivity.
• A considered development brought forward in response to the above identified landscape constraints is unlikely to result in any greater harm to the character and setting of Stratford when compared to the other opportunities for the expansion of the settlement, and recent areas of expansion to the north also set across the lower slopes of Bordon Hill.
• The adoption of a landscape led approach to development proposed secures the following benefits:
o The reinstatement of the remnant hedgerow at the western boundary with new tree planting measures to secure a defined and robust landscaped edge to the development;
o A considered layout that includes designated green space capable of securing tree planting that will mature to soften the roofscape of the development. It is envisaged that this may take the form of a green edge at the eastern boundary facing the settlement, and a gateway space within the site presenting to a highway access from Evesham Road;
o The possibility of securing new woodland planting measures that extend into the field to the west (under the same ownership)- could include orchard planting and enhancement scheme entirely consistent with the overarching landscape character
o Possible public access into the field to the west taking advantage of views back across Stratford and the wider landscape setting.
Even though the wider parcel of land in which the site sits – SG18 is not one of the top scoring parcels (against the SA objectives) noted above, the site is capable of coming forward independently as a standalone site. It provides the opportunity to extend the southern edges of Stratford-upon -Avon in a logical and sensitive manner to provide much needed dwellings in a highly sustainable location. The Council can have confidence in the deliverability of the site as it is under the control of a PLC Housebuilder who will be able to bring the site forward for development very quickly in the event that it is allocated within the emerging plan.

Yes

ID sylw: 108247

Derbyniwyd: 07/03/2025

Ymatebydd: Persimmon Homes (South Midlands)

Asiant : Pegasus Group

Land north of the A46, Stratford-upon-Avon forms part of the ‘West of Stratford-upon Avon Group’ Strategic Growth Location and it is entirely within Priority Area 1, highlighting that growth here would accord with the spatial strategy in the most preferential of locations in this respect. It has been assessed positively in both Parts A and B in the HELAA. Furthermore, it is sustainable location for further housing, particularly when considered in isolation against the SA Framework, rather than as part of the wider Strategic Growth Location. The conclusions of the Green Belt Review mean that the Site can be considered grey belt, and is thus sequentially preferable for release and allocation, in line with Paragraph 148 of the Framework. The Site can comply with the requirements of Paragraph 155 of the NPPF as the ‘Golden Rules’ can be met, through the provision of a high proportion of affordable housing, infrastructure improvements as necessary, and new, or improved, green spaces. It is deliverable, being suitable, achievable, and available, meaning that it is able to be brought forward to meet South Warwickshire’s housing need, including for affordable homes, in the early part of the plan period. The Site could be brought forward to deliver a high-quality residential development consisting of approximately 135 dwellings, which supports and aligns with the draft vision and strategic objectives.

Yes

ID sylw: 108458

Derbyniwyd: 06/03/2025

Ymatebydd: The Bird Group

Asiant : Framptons

This submission is made on behalf of the Bird Group, in relation to their interests at Land East of Birmingham Road (Site Ref. 482 and part of 408) (hereafter referred to as ‘the Site’).
Given the pressing need for additional housing within the Stratford-on-Avon District, the site is clearly a sustainable location to accommodate additional housing growth. The Site has been carefully considered to enable a comprehensive planned development to be achieved to deliver new housing (market and affordable) which is well-located in relation to the town and will enhance its vitality in line with national planning policy. Accordingly, it is considered that the Site should be allocated as a mixed-use site within the South Warwickshire Local Plan as part of SG18.

Yes

ID sylw: 108516

Derbyniwyd: 06/03/2025

Ymatebydd: The Bird Group

Asiant : Framptons

This submission is made on behalf of the Bird Group, in relation to their interests at Wildmoor Fields land (Site Ref. 486 and part of 545) (hereafter referred to as ‘the Site’).
Given the pressing need for additional housing within the Stratford-on-Avon District, the site is clearly a sustainable location to accommodate additional housing growth. The Site has been carefully considered to enable a comprehensive planned development to be achieved to deliver new housing (market and affordable) which is well-located in relation to the town and will enhance its vitality in line with national planning policy. Accordingly, it is considered that the Site should be allocated as a mixed-use site within the South Warwickshire Local Plan as part of SG18.