Other

ID sylw: 108007

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

Pegasus Group is promoting land north of Milcote Road for residential development on behalf of Rainier Developments. An Illustrative Masterplan (Appendix 2) demonstrates how the Site could accommodate circa 40 dwellings. The site can be identified on the interactive map as Ref 535.

The land currently comprises a single agricultural field. The eastern and western boundaries are defined by existing hedgerows, the northern boundary by a tree belt and the southern boundary by Milcote Road. Adjacent to the west is a recent residential development (Milcote Close). There is a large residential dwelling to the south of Milcote Road, opposite the Site. The Site is outside of but immediately adjacent to the boundary of Welford-on-Avon as defined in the NDP.

Welford-on-Avon and the Site fall within Spatial Growth Priority Area 3. This is identified as a suitable location for additional development based on the spatial hierarchy in the draft Plan. Welford-on-Avon is a sustainable settlement with a range of local services and facilities including a primary school, post office & convenience store, pubs and allotments. There is access to public transport. Bus stops provide a service to Stratford- upon-Avon. The site is accessed off Milcote Road. The proposed development would enhance this access.There are no Public Rights of Way located within the Site.

The Site was subject to previous outline planning application (ref: 18/03705/OUT). All technical provisions in relation to the principle of development were found acceptable. The application was refused because it was 1) outside of the BUAB and not identified within the Welford Neighbourhood Plan, 2) Located beyond the south-eastern edge of the village on a Grade 2 Agricultural Field, and 3) financial contributions required to mitigate impacts of the proposed development were not secured by a S106 Agreement.

The refusal was based solely on adopted Policy. As the Site has since been positively assessed within Parts A and B of the HELAA for residential development, and it falls within Spatial Growth Priority Area 3, the SWLP should consider the Site as a suitable location for development.

The Site is not located in Green Belt and is classed as Grade 2 Agricultural Land. The Site is in Flood Zone 1, and does not include any significant areas of surface water flood risk. The Site is not within or near the Welford-on-Avon Conservation Area or any designated heritage assets. The nearest heritage asset to the Site is the Grade II Listed Building ‘Weston Close’, approximately 180m to the northwest.

The Site can deliver modern new homes (including affordable housing) to help meet the housing needs of Stratford-on-Avon District, and/or unmet need of other authorities in the GBBCHMA. This will support the Strategic Objectives set out in the Sustainability Appraisal. It can also incorporate a LEAP play space, attenuation basins and other areas of open spaces within the Site, enhancing biodiversity, securing net gains, and creating community interactions. There will be fully circulatory pedestrian and cycle movement throughout the Site facilitating active travel and sustainable transportation, as encouraged by the Strategic Objectives.

The Illustrative Masterplan shows built development towards the western boundary (adjacent to Milcote Close), with looser development across the Site and a landscape buffer along the eastern boundary. The area adjacent to the northern boundary is a landscaped area which could accommodate sustainable drainage and an on-site play area. The Masterplan shows how the existing boundary planting could be retained and enhanced. The Site would read as a rounding off of the existing settlement and could be developed to form an attractive settlement edge.

The Site was given a score of 47.40 in HELAA Part B, with the Council concluding it should remain in consideration for the emerging Local Plan. The Site scores well compared to other sites. The site was previously assessed in the SHLAA 2021 update, which concluded the site was technically suitable for development but commented that in terms of environmental suitability that there would be landscape impact, impact on settlement character, and loss of high quality agricultural land. The SHLAA also noted that the site forms part of a strategic gap between Welford-on-Avon and Weston-on-Avon in the made NDP. Landscape impact and impact on settlement character could be resolved by a carefully considered, landscape-led design. The development of Milcote Close means this site now directly adjoins the built-up area of Welford-on-Avon. Development would not extend the settlement pattern beyond the eastern edge established by Chapel Street and Pool Close to the north and Milcote Road to the south. The site forms a relatively small part of the Strategic gap. It is well separated from Weston-on-Avon and significantly smaller than the site of the proposed Gladman scheme referred to in the supporting text to NDP policy HE6. This scheme included the adjacent, larger field and would have extended further east, beyond the existing settlement pattern. This proposal was for a significantly larger number of dwellings than proposed on the Rainier Development Land interests. This Site at Milcote Road would be more akin to the development of the adjacent Milcote Close than the Gladman proposal and the larger agricultural field to the east does not form part of this Site. This would also reduce the amount of agricultural land developed.

The Sustainability Appraisal did not consider settlements outside of SGLs and new settlements. The SA should take account of other potential locations, particularly given Policy Direction 3. Growth of existing settlements maintains their vitality and viability, supports local services, and give people choices of where to live.

We have assessed the Site against the SA Objectives as follows:

1: Climate Change: Would deliver circa 40 dwellings in a sustainable location, close to existing development, services and facilities, and sustainable public transportation. Would support the delivery of 20-minute neighbourhoods as it would benefit from existing services and facilities in Welford-on-Avon.

2: Flood Risk: Entirely within Flood Zone 1 and contains no significant areas of surface water flood risk.

3: Biodiversity, Flora, Fauna and Geodiversity: Not designated or in close proximity to a Special Conservation Area, Special Scientific Interest, National Nature Reserve, ancient woodland, Local Nature Reserve, Local Wildlife Site, Local Green Space or priority habitat.

4: Landscape: The Site is close to existing residential development to the west of the Site. It is well-contained by existing development and infrastructure.

5: Cultural Heritage: The Site is not close to the Welford-on-Avon Conservation Area or any designated heritage assets. The nearest heritage asset is the Grade II Listed Building ‘Weston Close’, approximately 180m to the northwest.

6: Pollution: The Site is not within or close to an Air Quality Management Area, nor in close proximity to an A-road or B-road. The Site is close to existing bus stops which provide services to Stratford-on-Avon.

7: Natural Resources: The Site is shown on Natural England mapping as Grade 2 agricultural land. The Site would result in a small loss of very good agricultural land. Surrounding land, still in agricultural use, is also Grade 2. The Site is located within Local Plan MC5 and DM 10 Mineral Safeguarding Area (MSA), however development of the Site would be minor in the context of the large MSA designation and would require consultation with the CountyCouncil.

8: Waste: A development of circa 40 dwellings would generate household waste, however, this can be managed with the provision of suitable recycling facilities for all households.

9: Housing Provision: The Site would deliver housing in a sustainable location including affordable housing and a policy-compliant housing mix.

10: Health: The Site is close to two bus stops along Long Marston Road which provide frequent bus services to Bidford Health Centre and services to Stratford-upon-Avon. This provides sustainable access to Stratford Hospital. The Site can deliver on-site open space and there are various local green spaces in the area. There are also sustainable travel options to leisure and recreation facilities in Stratford-upon-Avon. The Site is not crossed by any public rights of way, but the closest PRoW is immediately adjacent to the Site.

11: Accessibility and 12: Education: The Site is approximately 0.7 miles (15-minute walk) from the closest Primary School. The Site benefits from existing bus stops along Long Marston Road which provides a frequent service to the closest Stratford-upon-Avon Secondary School. The Site is also near the Stratford-upon-Avon Train Station and Stratford Parkway Train Station.

13: Economy: The Site is well-located to benefit from existing economic and employment opportunities.

No

ID sylw: 108032

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

The HEDNA housing need is now out-of-date. The Standard Method identifies 2,188 homes as a starting point. The Draft Policy Direction suggests this is the maximum number of homes but additional housing may be required to help deliver affordable homes and meet unmet need from neighbouring authorities. This would be deliverable as completions across Stratford and Warwick have exceeded this figure in 6 of the last 8 years. Windfall delivery has varied from 30 to 933 dwellings per year in Stratford. Overreliance on windfall should be avoided given this wide variation.

We strongly dispute Stratford District's housing land supply figure. Deducting past over-supply undermines the conclusion of the 2021 review as this has been used to substantially lower the housing requirement. The Core Strategy is out-of-date and housing needs must be measured against the Standard Method. The emerging SWLP identifies a minimum need of 1,126 dpa, or 5,630 homes for 2024-2029. The latest assessment by Stratford suggests 3,505 homes will be delivered in this period, creating a demonstrable need for 2,125 homes. The five year supply is therefore just 3.11 years. Following a recent appeal decision it is confirmed Warwick District has only 4.40 years of supply. The presumption in favour of sustainable development applies which may lead to speculative applications outside the preferred growth strategy.

We support identification of Priority 2 and 3 areas given the limits to brownfield capacity identified in the Urban Capacity Study. This will help support the viability and vitality of smaller settlements and provide opportunities to enhance sustainable transport. While we agree not all SGLs areas will be required, the Councils have an opportunity to go beyond minimum local need to deliver much-needed affordable homes, accommodate unmet demand from neighbouring authorities, and ensure flexibility in case of shortfalls of delivery. The SA undervalues the positive contribution housing development can make to biodiversity. Baselines may be low, particularly in the case of arable land. The SA does not recognise the positive impacts on transport and accessibility in terms of improving public transport options.

Growth should also be directed towards other villages capable of accommodating development such as Ettington. Land South of Banbury Road is within Priority Area 3, demonstrating the site is sustainable and suitable. It performs well when individually assessed against the SA framework.

Other

ID sylw: 108034

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

Pegasus Group is promoting land south of Banbury Road for residential development on behalf of Rainier Developments.

The Site was promoted through the SWLP Issues & Options (site ref: 38). It is adjacent to Ettington's BUAB and within Priority Area 3, a preferred location for growth.

The Site is a 1.26 hectare agricultural field immediately to the south of Banbury Road. Opposite to the north is residential development, as is the land adjoining the site to the north-west. The Site would round-off the village and not disrupt the settlement pattern. It would not extend development beyond the existing development line to the north of Banbury Road. The Site’s northern boundary is bordered by residential rear gardens and associated hedgerow. The north-eastern boundary runs adjacent to Banbury Road. It is formed of existing hedgerow and trees. To the northern edge of this boundary is an existing Site access comprised of a metal gate. The south-eastern boundary follows a line of existing trees and hedgerow, bordering the gardens of the Ettington Chase Wedding Venue. The south-western boundary is a post and rail fence separating the Site from Ettington Parish Council’s recreational playing field. To the north, Banbury Road leads further into Ettington with footpath pedestrian access.

There is a steady fall in gradient from the south-west to the north-east corner of the Site, with a difference in levels of approximately 2 metres. A public right of way crosses from the northern corner to south-western boundary. To the north and north-west are further existing public rights of way.

The northern part of the site is allocated in the Ettington and Fulready NDP as a reserve allocation for around 8 dwellings. The remainder was identified as a custom/self-build (CSB) allocation in the SAP Preferred Options for approximately 16 dwellings.

Outline application 24/00598/OUT for 8 homes and 13 CSB homes was refused January 2025 on grounds of prematurity (the NDP reserve allocations is for longer-term needs). The refusal was not on the principle of development. Existing and proposed allocations show the site is suitable for residential development. The application demonstrated all technical considerations can be addressed. This should be acknowledged through an SWLP allocation.

The masterplan shows the site could accommodate 21 dwellings (13 CSB and 8 market, reflecting existing and emerging allocations). A Design Code could ensure the CSB homes are coherent with the market housing. Primary access for vehicles and pedestrians would be from the north-eastern boundary adjacent to Banbury Road. The access proposed in the recent application was acceptable in principle and had no highways objection.

The Site scored 43.90 in HELAA B. This is below average. Neither Ettington nor the site were assessed in the Sustainability Appraisal as the site is not within an SGL. Ettington is identified as a Priority 3 area for growth, indicating the village is a suitable development location. Including small sites in a range of settlements provides choice across South Warwickshire.

1: Climate Change: The Site has good access to local services and facilities, reducing daily travel needs and reflecting the aspiration to deliver 20-minute neighbourhoods.

2: Flood Risk: The site is entirely within Flood Zone 1. Elements of surface water flood risk along the eastern boundary could be addressed through suitable design and sustainable drainage systems. The planning application demonstrated a suitable and technically acceptable drainage strategy can be achieved with built development avoiding the area at risk.

3: Biodiversity, Flora, Fauna and Geodiversity: The Site is not designated as, or close to, a Special Conservation Area, Site of Special Scientific Interest, National Nature Reserve, ancient woodland, Local Nature Reserve, Local Wildlife Site, Local Green Space or priority habitat. The Site is in a Special Landscape Area, but this should not preclude allocation. Policy Direction 47 states this designation does not restrict development, but “instead [seeks to] ensure that development… does not have a harmful impact on the areas’ distinctive character and appearance”. A robust landscaping strategy would create a new landscaped edge to the village. The planning application established development can be acceptable in ecological terms.

4: Landscape: visual effects are tempered as the site is already somewhat urbanised. The Landscape and Visual Appraisal which accompanied the application submission concluded there was no ‘in principle’, policy, landscape or visual reason why the Site should not be developed. Impacts on the Feldon Parkland SLA could be avoided/mitigated through sensitive design and a robust landscaping strategy.

5: Cultural Heritage: the site is not close to designated heritage assets. The closest are 67 and 69 Banbury Road (Grade II), approximately 190m to the north. No Conservation Areas are nearby.

6: Pollution: The site is not near an Air Quality Management Area. The A422 (Banbury Road) runs through the settlement. Noise and air quality mitigation required is likely minimal. There were no objections from Environmental Health during the planning application.

7: Natural Resources: the Agricultural Land Classification report for the planning application showed the Site is a mixture of Grade 2 and Grade 3a, and Grade 3b. The site is small-scale compared to the wider agricultural land in this area and loss of this site would not be significant in the wider context.

8: Waste: Household waste generated can be managed with provision of suitable recycling facilities for all households.

9: Housing Provision: The Site would deliver housing in a sustainable location to meet local needs, including an evidenced need for CSB plots.

10: Health: The site benefits from good access to existing recreation and greenspace within the village, including a park with a children’s play area. The closest health facilities are in Stratford, accessible by an existing bus service.

11: Accessibility and 12: Education: The site benefits from existing bus stops providing a regular service to Stratford-upon-Avon. Development in settlements such as Ettington is important in supporting viability of existing services and securing improvements. There is a primary school 500 metres away from the Site. Existing secondary schools in Stratford are accessible via public transport. Growth at Ettington would assist in supporting and enhancing existing public transport provision, mitigating any accessibility concerns.

13: Economy: The site benefits from existing local economic and employment opportunities. Further housing would support the vitality of the village and existing businesses.

No

ID sylw: 108037

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments 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, and opting for this higher figure would not undermine the effectiveness of the plan.

The Site at Birmingham Road is located in a Strategic Growth Location, identified as ‘West of Stratford upon Avon’ reference SG18. The Site is sustainably located and is suitable, available, achievable and deliverable, with it being capable of accommodating a high-quality residential development on land that is immediately adjacent to the settlement edge to the south and would effectively ‘round-off’ the settlement up to the A46 on the Site’s northern boundary.

No

ID sylw: 108040

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

The HEDNA housing need is now out-of-date. The Standard Method identifies 2,188 homes as a starting point. The Draft Policy Direction seems to suggest this is the maximum number of homes. Additional housing may be required to help deliver affordable homes and meet unmet need from neighbouring authorities. This would be deliverable as completions across Stratford and Warwick have exceeded this figure in 6 of the last 8 years. Windfall delivery has varied from between 30 and 933 dwellings per year in Stratford. Overreliance on windfall allowances should be avoided given this wide variation.

We strongly dispute Stratford District's housing land supply figure. Deducting past over-supply undermines the conclusion of the 2021 review as this has been used to substantially lower the housing requirement. The Core Strategy is out-of-date and housing needs must be measured against the Standard Method. The emerging SWLP identifies a minimum need of 1,126 dpa, or 5,630 homes for 2024-2029. The latest assessment by Stratford suggests 3,505 homes will be delivered in this period, creating a demonstrable need for 2,125 homes. The five year supply is therefore just 3.11 years. Following a recent appeal decision it is confirmed Warwick District has only 4.40 years of supply. Therefore the presumption in favour of sustainable development applies which may lead to speculative applications outside the preferred growth strategy.

We support identification of Priority 2 and 3 areas given the limits to capacity for brownfield development. This will help support the viability and vitality of smaller settlements and provide opportunities to enhance sustainable transport. While we agree not all of the strategic growth areas will be required, the Councils have an opportunity to go beyond minimum local need to deliver much-needed affordable homes, accommodate unmet demand from neighbouring authorities, and ensure flexibility in case of shortfalls of delivery. The SA undervalues the positive contribution housing development can make to biodiversity. Baselines may be low, particularly in the case of arable land. The SA does not recognise the positive impacts on transport and accessibility in terms of improving public transport options.

Growth should also be directed towards other villages capable of accommodating development such as Long Itchington.

Other

ID sylw: 108041

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

This Policy Direction 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 Rainier Developments, 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.

The fact that the Councils will support small-scale development adjacent to settlement boundaries is welcomed, since these can be amongst the most sustainable locations for housing. Going forward, it will be important to define “small-scale”. The suggested ‘threshold site size’, below which developments are likely to be acceptable, is expected to be an appropriate approach, although this should only serve as guidance for developers and decision-makers, and not be overly restrictive, to ensure that this does not discourage the efficient use of land, which would be contrary to national policy, including Paragraph 124 of the NPPF.

Villages should be afforded growth where this would not have adverse sustainability implications. It is imperative to ensure that a balanced approach is taken, and sufficient choice is available across a range of settlements, particularly for those households who have grown up in rural communities, and who wish to stay local to their roots, families, and social networks. This will assist with satisfying social objectives as referred to in the Plan, including the commitment to meet the diverse needs of all communities and residents in delivering homes (Strategic Objective 2). As discussed in relation to Policy Directions 1and 10, the delivery of greater housing numbers, including affordable housing, in such villages would deliver significant social benefits.

The Policy Direction suggests very limited development will be allowed within and adjacent to settlements in the Green Belt. In order to be consistent with the latest national policy, it is recommended that reference should be made to ‘grey belt’ land. Providing that the tests in Paragraph 155 of the NPPF are met, small-scale development adjacent to settlement boundaries on sustainable grey belt sites should be supported.

Other

ID sylw: 108042

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

Rainier Developments are supportive of a Green Belt review in to support the South Warwickshire Local Plan. Half of the Strategic Growth Locations are set within the Green Belt, where development would clearly align with the Councils’ selected spatial growth strategy, Sustainable Travel and Economy. The Topic Paper correctly recognises that all the options must be considered, including those in the Green Belt, to ensure that development is suitably distributed and directed to the most sustainable locations and a full Green Belt review is essential to developing a sound plan.
The definition of grey belt refers to previously developed land and/or any other land that, in either case, does not strongly contribute to any of purposes (a), (b), or (d) in Paragraph 143 of the NPPF. Thus, with over 100 parcels not strongly contributing towards these purposes, Rainier Developments would expect there to be a significant number of grey belt sites within South Warwickshire that can suitably accommodate development, and the next stage of the Green Belt Review should draw clear conclusions on this. 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.
Rainier’s land interests within Strategic Growth Area SG18 is 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, and to avoid isolated development which ‘jumps’ the Green Belt the Green Belt boundary review, and identification of land within the Green Belt for development is supported.
It is also considered that Rainier’s land interests could constitute grey belt land 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 Rainier’s land interests at Birmingham Road within a wider parcel of land, STR6. In terms of purposes a, b and d of including land in the Green Belt the parcel as a whole is considered to make no contribution. The parcel/sites within it should then be considered further in terms of their potential to deliver development on grey belt sites.

Other

ID sylw: 108044

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

Pegasus Group is promoting land north of Leamington Road, Long Itchington for residential development on behalf of Rainier Developments.

The Site was promoted through the SWLP Issues & Options consultation. It is identified on interactive mapping as ref 462. The site is adjacent to Long Itchington's settlement boundary. This site should be allocated as Policy Direction 3 supports small-scale development adjacent to settlement boundaries.

Rainier’s land can be delivered separately or together with adjoining land to the east promoted by Deeley and Catesby Estates. This larger development could deliver community infrastructure including open space, play space, and SUDs features. Rainier have liaised with Deeley and Catesby to produce the attached Masterplan showing how their land interests could be comprehensively and sustainably developed.

The Site is on the north-eastern edge of Long Itchington and comprises approximately 3.64 hectares. It is bounded to the south by Leamington Road, a narrow road bordered by dense hedges and foliage. The western boundary features a single carriageway road with open fields to the north, east and west. The wider settlement area is broadly linear, following Leamington Road, the A423, and Stockton Road, although there is residential development beyond these routes. The settlement is characterised by areas of housing, and some local services and facilities, including community uses. The Site is currently accessed by a large gap in the hedgerow in the south-western corner. A safe and suitable vehicular access point can be created south of the site off Leamington Road. There are no major constraints. Topography is generally flat. The site is not in Green Belt and largely consists of species-poor cereal crops and neutral grassland.

The illustrative masterplan shows a high-quality development of circa 62 dwellings could be accommodated on the site. There has been little housing provision in recent years as no sites were allocated in Long Itchington under the Core Strategy. The site would deliver financial contributions towards local infrastructure projects, schools and community services. It would provide natural accessible green space and a robust landscaping strategy including new green infrastructure and planting, resulting in ecological enhancement and biodiversity net gain.

Long Itchington was assessed as an LSV1 in the Core Strategy based on the village's size, access to a shop, primary school and public transport. These facilities remain and it is still a sustainable location. The site scored 50.3 in the HELAA B and remains in consideration for the SWLP. This is an average score and should be considered favourably. Long Itchington performed similarly to other Small Settlement Locations in the 2022 Sustainability Appraisal. The Preferred Options is seeking to meet most housing need through new settlements and Strategic Growth locations and does not consider SSLs a reasonable alternative. We still encourage the Councils to consider this Site for small-intermediate development since Long Itchington is a sustainable location. The site is assessed against each SA Objective below.

1: Climate Change: The Site has good access to local services and facilities, reducing everyday travel needs, contributing to the aspiration to deliver 20-minute neighbourhoods.

2: Flood Risk: The site is entirely within Flood Zone 1. Elements of surface water flood risk along the eastern boundary could be addressed through suitable design and SUDs.

3: Biodiversity, Flora, Fauna and Geodiversity: The site is not in or close proximity to a Special Conservation Area, Site of Special Scientific Interest, National Nature Reserve, ancient woodland, Local Nature Reserve, Local Wildlife Site, Local Green Space or priority habitat. The SA notes proximity of Debdale Wood and Spinney Ancient Woodland as a potential negative impact in the absence of any mitigation. This site is outside the 15m buffer requirement for ancient woodland and is some 1.3km away. The closest local wildlife site is to the north of the recreation ground, well separated from the site. Most local wildlife sites and priority habitats in Long Itchington are to the east and south.

4: Landscape: Previous assessments prepared for the Site Allocations Plan showed the southern portion of the adjacent site (to the east) was deliverable and suitable landscape and visual mitigation was achievable. Rainier have made previous representations and accompanying assessments that the same applies to this Site. A Landscape Note (Appendix 3) confirms this Site could incorporate an appropriate and robust landscape mitigation strategy.

5: Cultural Heritage: The site is not close to designated heritage assets. The majority of listed buildings in Long Itchington are to the south, around Church Road. This is the focus of the Conservation Area including part of Leamington Road, to the east of Chaters Orchard. The site is well-separated from designated assets and the CA by existing built development.

6: Pollution: The site is not close to an Air Quality Management Area. The A423 bisects the settlement, running north/south generally through the middle of the village. This is identified by the SA as the main pollution source. The site is well-separated from the A423, including by existing development, and associated noise and air quality mitigation requirements would likely be minimal.

7: Natural Resources: The land is a mixture of Grade 2 and Grade 3 agricultural land. The site is small-scale compared to the wider agricultural land in this area and loss of agricultural land associated with this site is unlikely to be significant in the wider context. The entire settlement is within a Mineral Safeguarding Area (MSA). Development of this site is not significant given the scale of the MSA. As the site is immediately adjacent to existing residential development it is unlikely to be suitable for mineral extraction given impacts on residential amenity.

8: Waste: Household waste generated by development can be managed by providing suitable recycling facilities for all households.

9: Housing Provision: The Site would deliver housing in a sustainable location. This would include affordable housing.

10: Health: The site has good access to existing recreation and greenspace within the village. The closest health facilities are in Southam, accessible by an existing bus service.

11: Accessibility and 12: Education: Existing bus stops provide a regular service to Southam, Napton on the Hill and Leamington Spa. Development in settlements such as Long Itchington is important to support ongoing viability of existing services and secure improvements. Long Itchington has a primary school and was considered within the target distance for further education within the I&O Sustainability Assessment (2022). The existing secondary school in Southam would be accessible via public transport or a short dedicated bus route. Growth at Long Itchington would assist in supporting and enhancing existing public transport provision, mitigating any accessibility concerns.

13 Economy: The site benefits from existing economic and employment opportunities in the local area.

Yes

ID sylw: 108045

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

Land at Birmingham Road, Stratford-upon-Avon sit within the identified Strategic Growth Option SG18 and could accommodate 90-100 dwellings in isolation or a larger number of homes if combined with land to the east and south which is being promoted by Davidsons Homes. The Site has been assessed positively in both Parts A and B of the HELAA and Stratford-upon-Avon is a Priority 1 settlement considered appropriate for additional growth in the Preferred Options Plan. The location should be supported as an identification and allocation for development, which can be brought forward to meet the South Warwickshire housing need, including for affordable homes, and deliver a high-quality residential development that supports and aligns with the Plan’s proposed Vision and Strategic Objectives.
It is considered that exceptional circumstances exist sufficient to remove land from the Green Belt and this is a suitable site that could come forward whilst not impacting the overall purposes of including land in the Green Belt and provide strong, defensible boundaries to the remaining Green Belt beyond. It could also come forward as a grey belt site.
Rainier Developments welcome the opportunity to continue to comment upon the emerging SWLP Part 1. If the Councils require any further information in respect of the Site at Land East of Birmingham Road, Stratford to assist in accurately assessing it, this can be provided upon request

Other

ID sylw: 108046

Derbyniwyd: 07/03/2025

Ymatebydd: Rainier Developments Ltd

Asiant : Pegasus Group

Pegasus Group is promoting land north of Mill Street, Harbury for residential development on behalf of Rainier Developments.

The Site was promoted through the SWLP Issues & Options consultation, and is identified on the interactive maps as ref 459. Most of the Site is adjacent to Harbury's settlement boundary. Part of the Site is within the settlement boundary. Allocation for residential development is supported by Policy Direction 3, which supports small-scale development adjacent to settlement boundaries. The Site is within Priority Area 3, a preferred location for growth in the selected ‘Sustainable Travel and Economy’ spatial strategy.

The Site is on the north-eastern edge of Harbury, comprising approximately 1.95 hectares. The land comprises two adjoining agricultural fields, each defined by hedgerow and tree planting. The site is bounded to the south by existing residential development and Mill Street, open fields to the north, east and west. The wider settlement is characterised by areas of housing, along with some local services and facilities, including community uses, a Post Office, and two convenience stores. There is a GP surgery immediately adjoining the site on Mill Street. The nearest hospital is Leamington Spa Hospital, 6.3 kilometres northwest. The nearest primary school is Harbury Church of England Primary School, 223.83 metres southeast. Southam College, the nearest secondary school, is 4.89 kilometres northeast.

The Site can be accessed off Mill Street via an existing gate. A safe and suitable vehicular access point can be created using the existing location, shown on the Illustrative Masterplan. The Site is not located within the Green Belt. The terrain features a steep slope, descending from the south to the north. There is one public right of way on the Site. The illustrative masterplan shows how a high-quality development of circa 40 dwellings could be accommodated on the site. There has been little provision in recent years due to there being no allocated sites in Harbury in the Core Strategy. Development could provide financial contributions towards local infrastructure projects, schools and community services, provide natural accessible greenspace. A robust landscaping strategy would minimise landscape and visual impacts, include new green infrastructure and planting, and result in ecological enhancements and biodiversity net gains.

Harbury is an LSV1 in the Core Strategy given its size and access to a shop, primary school and public transport. These services are still in place and the village should therefore still be considered a sustainable location. The site was included in the 2020 Preferred Options SAP but then removed in the 2022 version. This was solely because Harbury had met its proportional housing requirement. This shows that the site has previously been assessed as suitable to accommodate residential development.

The Site was given a score of 40.40 in HELAA Part B and remained under consideration for allocation. The score is average and should be considered favourably. The Preferred Options SA establishes that most housing need will be met through new settlements and SGLs. Harbury is not identified as a residential growth option in the Issues and Option Sustainability Appraisal (2022) or the Preferred Options Sustainability Appraisal (2025). Nevertheless, it remains a sustainable location and the Site should be allocated for small-intermediate scale development. The Site is assessed against each SA Objective below:

1: Climate Change: The Site benefits from good access to local services and facilities, reducing everyday travel needs, reflecting the aspiration to deliver 20-minute neighbourhoods.

2: Flood Risk: The site is entirely within Flood Zone 1. There are elements of surface water flood risk along the eastern boundary, which could be addressed through suitable design and SUDs.

3: Biodiversity, Flora, Fauna and Geodiversity: The site is not in or close to a Special Conservation Area, National Nature Reserve, ancient woodland, Local Nature Reserve, Local Wildlife Site, Local Green Space or priority habitat. The Site is approximately 350m south of a Site of Special Scientific Interest (SSSI).

4: Landscape: The Site is in the Dunsmore and Feldon national character area. The site can be developed without undermining the character of the Feldon landscape. A Landscape Note (Appendix 3) confirms that a scheme on this Site could incorporate an appropriate and robust strategy for landscape mitigation.

5: Cultural Heritage: The site is not within or close to designated heritage assets. Any development will be designed to be sensitive towards the adjacent Conservation Area.

6: Pollution: The site is not close to an Air Quality Management Area or any major roads. Any associated noise and air quality mitigation required is likely to be minimal.

7: Natural Resources: Land off Mill Street, Harbury is Grade 3 agricultural land. However, the site is small-scale compared to the wider agricultural land in this area and loss of agricultural land associated with this site is unlikely to be significant considered in the wider context. The entire settlement is within a Mineral Safeguarding Area (MSA). Development of this site is not significant given the scale of the MSA. The site is immediately adjacent to existing residential development on Mill Street and therefore is unlikely to be suitable for mineral extraction given associated impacts on residential amenity.

8: Waste: Household waste generated by residential development can be managed with provision of suitable recycling facilities for all households.

9: Housing Provision: The Site would deliver housing in a sustainable location. This would include affordable housing.

10: Health: The site benefits from good access to existing recreation and greenspace within the village. The closest health facilities are immediately adjoining the site to the south.

11: Accessibility and 12: Education: The site benefits from existing bus stops which provide a regular service to Napton and Leamington. Development in settlements like Harbury is important to support the ongoing viability of existing services and to secure improvements. Harbury has a primary school and the nearest secondary school is accessible via public transport. Growth in Harbury would assist in supporting and enhancing existing public transport provision, mitigating any accessibility concerns.

13: Economy: The site benefits from existing economic and employment opportunities in the local area.