Yes

ID sylw: 107881

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.

Other

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.

No

ID sylw: 108116

Derbyniwyd: 07/03/2025

Ymatebydd: Catesby Estates Ltd

Asiant : Pegasus Group

with regards to housing figures, it is considered that the policy direction as drafted is not positively prepared, justified, or consistent with national policy, in relying on out-of-date evidence to suggest that 1,679 dpa would be an acceptable annual housing requirement, and incorrectly treating the Standard Method’s 2,188 dpa as a maximum figure, secondary to the ageing HEDNA. To remedy this, the emerging policy should state that provision will be made for at least 2,188 dpa, requiring a minimum of 54,700 dwellings over the plan period. The evidence demonstrates that this is deliverable, with in excess of 2,188 completions in six of the last eight years across South Warwickshire. Therefore, opting for this higher figure would not undermine the effectiveness of the plan. Notwithstanding, planning for an even greater number of homes is encouraged and would be strongly supported, to provide sufficient flexibility to allow for higher-growth scenarios as set out in the Further Advice on Housing & Employment Land Needs report (up to 2,808 dpa), unmet need from neighbouring authorities, potential uncertainty in the number of dwellings which will be delivered on windfall sites, and the delivery of sufficient affordable homes to meet local need (from 2,772 dpa - discussed further under Policy Direction 10). Such an approach would ensure that the objectively assessed housing need for South Warwickshire can be met in full. This is supported by the SA, which concludes that providing at least 2,188 dpa will have the most positive effects compared to the reasonable alternatives in terms of housing and supporting economic growth. Planning for this number of homes will align with the aspirations of the NPPF, including those set out in Paragraphs 61 and 83.
It is critical to ensure that a sufficient amount of housing is planned for in the SWLP Part 1. When measured against the new Standard Method in the 2024 NPPF, both Stratford and Warwick lack a five-year housing land supply, and as such the presumption in favour of sustainable development will apply, which may lead to a substantial number of speculative planning applications in locations which the Councils do not consider favourable for growth under the selected spatial strategy.
Catesby land interests at Oaks Farm and Warwick Road form part of the ‘South of Kenilworth Group’ Strategic Growth Location (SG04). Its including is strongly support. The Site falls within Priority Area 2, which highlights that this is s sustainable and suitable location for growth, with development here aligning with the spatial strategy for South Warwickshire. SG04 has been assessed against the SA framework and performs generally favourably against the objectives, and certainly more favourably than some of the other proposed Strategic Growth locations.

Yes

ID sylw: 108117

Derbyniwyd: 07/03/2025

Ymatebydd: Catesby Estates Ltd

Asiant : Pegasus Group

This Policy Direction, in encouraging small-scale development, is generally supported; Paragraph 73 of the NPPF is clear that small-to-medium sized sites can make an important contribution towards an area’s housing supply, and opportunities should be sought to support small sites being brought forward. It is stated that the existing settlement boundaries will be reviewed, and this is encouraged by Catesby Estates, since the Urban Capacity Study (October 2022) identifies that there is only scope for up to 6,145 dwellings within existing boundaries, a figure which is far below South Warwickshire’s housing requirement.

Yes

ID sylw: 108118

Derbyniwyd: 07/03/2025

Ymatebydd: Catesby Estates Ltd

Asiant : Pegasus Group

Catesby Estates are supportive of a Green Belt review to support the South Warwickshire Local Plan.
Much of South Warwickshire is within the Green Belt, and without Green Belt sites, Stratford and Warwick would be unlikely to meet their housing need; Paragraph 146 of the NPPF states that exceptional circumstances can include instances where an authority cannot meet its identified need for homes through other means, on land outside of the Green Belt.
The December 2024 NPPF introduced significant changes to national Green Belt policy.
The Green Belt policy in the SWLP Part 1 will need to make reference to grey belt to ensure that it is consistent with the NPPF, as required by Paragraph 36. This is also recommended by the SA, at paragraph 3.7.6 in Appendix E.
The draft Policy Direction suggests that areas of land may also be safeguarded to meet longer-term needs. This is supported, and would align with Paragraph 149(c) of the NPPF, which encourages this where necessary. Such land may be set aside to meet the future needs of the South Warwickshire authorities, or those in the two Housing Market Areas they fall within, with new Green Belt boundaries created which endure in the long term as required by Paragraph 145 of the NPPF; as highlighted elsewhere in these representations, further discussions and evidence-gathering is required in order to ascertain the level of unmet need which may need to be accommodated on such sites. It must be emphasised that ‘safeguarded land’ would need to be in addition to the ‘reserve sites’ referenced in Policy Direction 4, which would be meeting the shorter-term neighbouring authorities over the plan period, not beyond it.
Catesby land interests within Strategic Grown Area SG04 are all within the Green Belt. The Green Belt is tightly drawn around, and indeed, washes over, a number of existing settlements across the Plan area. In proposing, assessing and identifying sites for development, where the most sustainable forms of development will require the inclusion of land around existing settlements. It would be somewhat nonsensical to not undertake a Green Belt boundary review as this would result in isolated development beyond the extent of the Green Belt, which cannot be a sustainable strategy. A Green Belt boundary review and identification of land within the Green Belt for development is therefore supported. 4.38. It is also considered that Catesby Estates’ land interests could constitute grey belt land that could be suitable for development in accordance with the tests for grey belt defined in the NPPF (December 2024). The South Warwickshire Local Plan Green Belt Review Stage 1 document supporting the draft Plan has considered Catesby land interests as specific sites KEN8 and KEN9. In terms of purposes a, b and d of including land in the Green Belt both areas made at best a weak contribution to purpose b (KEN9). The parcels should then be considered further in terms of their potential to deliver development on grey belt sites. This is discussed further in Section 11.

Other

ID sylw: 108119

Derbyniwyd: 07/03/2025

Ymatebydd: Catesby Estates Ltd

Asiant : Pegasus Group

In encouraging the use of previously developed land, this Policy Direction aligns with national policy, with Paragraph 124 emphasising that as much use as possible should be made of brownfield sites. However, as discussed above, the Urban Capacity Study has already established that there is insufficient brownfield land available within settlements to meet South Warwickshire’s development needs. Whilst there are other brownfield sites located elsewhere in Stratford and Warwick, outside of settlement boundaries, the Urban Capacity Study is still clear that “significant greenfield development” (including Green Belt) will be needed. It should be recognised that the use of both brownfield and greenfield sites will be required in order to meet South Warwickshire’s development needs.

Yes

ID sylw: 108120

Derbyniwyd: 07/03/2025

Ymatebydd: Catesby Estates Ltd

Asiant : Pegasus Group

This policy direction suggests that pitches and plots for gypsies and travellers will need to be provided as part of schemes of 500 dwellings or more. The Councils should not rely on potential developments which may or may not come forward to meet the need for pitches – it is imperative for the South Warwickshire Councils to identify the way in which this need will be met, with sufficient deliverable and developable gypsy and traveller sites in the pipeline, as stipulated by the Government’s Planning Policy for Traveller Sites (updated December 2024). The identification of specific sites for pitches, such as the Leamington Football Club site, would be supported.
In addition, as part of large-scale residential schemes, it is important to highlight that the site in question may not be an appropriate or desirable location for a traveller site. As such, if the Councils were to seek to retain this within the policy, some flexibility should be provided, rather than this serving as a blanket requirement. Any schemes which are to accommodate pitches would need to be carefully designed to cater for the needs of both settled and travelling occupiers, with amenity considerations taken into account.

Yes

ID sylw: 108121

Derbyniwyd: 07/03/2025

Ymatebydd: Catesby Estates Ltd

Asiant : Pegasus Group

The Site is commended to the Council as a highly suitable location for housing which should be allocated for residential development in the South Warwickshire Local Plan.

Yes

ID sylw: 108122

Derbyniwyd: 07/03/2025

Ymatebydd: Catesby Estates Ltd

Asiant : Pegasus Group

The Site is commended to the Council as a highly suitable location for housing which should be allocated for residential development in the South Warwickshire Local Plan.