Other

ID sylw: 108649

Derbyniwyd: 07/03/2025

Ymatebydd: Kiely Bros Holdings Ltd

Asiant : Pegasus Group

Policy Direction 47 – Special Landscape Areas
10.21.
Special Landscape Areas currently only exist within Stratford-on-Avon District and were introduced in the currently adopted Core Strategy (2016), as a result of information provided in the Special Landscape Area Study (2012). Evidence still needs to be prepared on which parts of South Warwickshire merit a Special Landscape Area designation.
10.22.
It is important to emphasise that such a designation would be inconsistent with national guidance and policy, within which it has no basis. It is also noteworthy that Special Landscape Areas are not included in Natural England's approach.
10.23.
NPPF §187 et al seek to conserve and enhance the local environment, ensure that policies take into account landscape implications arising from development, consider landscape and visual impacts, and protect 'valued landscapes’. It is considered that the special landscape character across South Warwickshire can be suitably conserved and enhanced through an overarching landscape policy, without the need to create an additional landscape designation, which would require yet another study to be undertaken to form part of the evidence base.
10.24.
If the Councils do wish to proceed with Special Landscape Areas regardless of the above, it is imperative that these do not restrict development in what may be sustainable locations for growth. The policy direction currently recognises this; thus, this aspect is supported.

Yes

ID sylw: 108650

Derbyniwyd: 07/03/2025

Ymatebydd: Kiely Bros Holdings Ltd

Asiant : Pegasus Group

Policy Direction 48 – Protecting and Enhancing Landscape Character
10.25.
This policy direction is broadly supported. However, it should be noted that NPPF §135(c) does state that whilst development should be sympathetic to the surrounding landscape, this should not prevent or discourage appropriate innovation or change, such as increased densities. This should be acknowledged within the policy.
10.26.
It is affirmed that it is unnecessary for all major developments to provide Landscape and Visual Impact Assessments (LVIA) as currently suggested. This will need to be fully justified, and such justification has not been provided within the Preferred Options document. The need for an LVIA should be considered on a case
-by-case basis, and/or specific criteria for when one is required should be prepared by the Councils.

Other

ID sylw: 108651

Derbyniwyd: 07/03/2025

Ymatebydd: Kiely Bros Holdings Ltd

Asiant : Pegasus Group

Policy Direction 49 – Agricultural Land
10.27.
NPPF §187b) states that "planning policies and decisions should contribute to and enhance the natural and local environment by … recognising the intrinsic character and beauty of the countryside … including the economic and other benefits of the best and most versatile agricultural land.” In addition, PPG paragraph 001 Ref ID 8-001-20190721 states that the quality of farmland should be utilised to inform choices about its future use within the planning system. As such, it is considered that a policy on agricultural land would be justified
10.28.
The policy direction as drafted is supported as it avoids taking a blanket approach, recognising that there may be circumstances in which development on best and most versatile (BMV) land is appropriate, and thus cases when the planning balance favours approval. In particular, the fact that an exception will be made for the Strategic Growth Locations and New Settlement Sites, with the protection of BMV land not being a consideration, is strongly supported. This will ensure that the most sustainably located sites for development can be brought forward without having to factor this in. The Councils are encouraged to apply this exception to both sites which are allocated in the Pre-Submission plan, and those which are not, with them having already been identified as suitable locations for growth in the Preferred Options document. The SA does not suggest that any negative impacts would arise from excepting sites from this policy.

Yes

ID sylw: 108652

Derbyniwyd: 07/03/2025

Ymatebydd: Kiely Bros Holdings Ltd

Asiant : Pegasus Group

CROFT FARM, BANBURY ROAD CV37 7NF
11.1.
Pegasus Group is promoting land at Croft Farm, Banbury Road, Stratford for residential development, with potential to deliver up to 2,200 homes, Including a provision of community and social infrastructure, Community Shops, Schools and a drainage strategy, on behalf of Kiely Bros Holdings Ltd. The accompanying Vision Document (see Appendix 1) demonstrates how the Site could accommodate an allocation.
11.2.
The Site has been submitted and analysed through the call for sites exercise: Warwickshire Housing and Economic Land Availability Assessment (HELAA) and is identified on the Councils’ interactive maps (South Warwickshire Local Plan (arcgis.com) with Site ref: 70. The site sits 0.64 kilometres southeast of Stratford-upon-Avon and an allocation for residential development is strongly supported. The Site also falls within Priority Area 3, highlighting that it is a preferential location for growth under the selected ‘Sustainable Travel and Economy’ spatial strategy.
11.3.
This section begins by setting out the Site’s context, prior to outlining its development potential and providing a summary of the work which has been undertaken to date to support the Site’s promotion. Assessments of the Site within the evidence base, namely in the South Warwickshire Housing and Economic Land Availability Assessment (HELAA) and Preferred Options Sustainability Appraisal, are then considered. are then considered. Overall, it is demonstrated that this is an optimal and sustainable location for growth, which the Councils should allocate for residential development in its entirety.
Site Context
11.4.
The land comprises of agricultural fields and the Site’s has an area of 105 ha. The fields within the boundary are divided by hedgerows and intermittent trees and the Site gently slopes from the south towards the northeastern corner. The 51m contour sits to the western site boundary, the 45m contour to the North East.
11.5.
The main existing access point is from A422 Banbury Road. There are some direct access points along Banbury Road which are currently used for agricultural purposes. In addition, there is a small road (Boundary Lane) within the Site’s boundary which runs which runs north to south from Banbury Road. 11.6.
The Site is currently used for agricultural purposes however, there are a number of existing buildings distributed across the centre, southwest, and west parts of the Site. The existing buildings within the Site are proposed to be retained and enhanced. There are some current low level power lines serving the existing dwellings however this are expected to be replaced or upgraded as part of any future development.
Site Constraints and Designations
11.7.
The Site is not located within the Greenbelt.
11.8.
According to the Government’s Flood Map for Planning, the Site is located within Flood Zone 3 in the north, south and eastern parts and is therefore at a risk of surface water flooding. The high-risk flooding areas are located within the existing River Avon ditches within the Site and run south to north. These would be excluded from any potential future development but will form part of the natural enhancement of the site, with new nature trails and open access, with potential to materially enhance BNG. There is an existing Public Right of Way running through the centre of the Site, running east to west.
11.9.
Directly adjacent to the east of the Site lies an area of ancient woodland. Any future residential development will be set back from the woodland to ensure no harm arises. There are two Grade II listed buildings within the centre of the Site, which include the stables and attached outbuildings immediately southwest of the Croft’s farmhouse (List Entry Number: 1204073) and the Crofts Farmhouse (List Entry Number: 1187758). The Grade II listed buildings will be retained and enhanced as part of any future development.
Development Potential
11.10.
The Vision Document has been prepared to illustrate how a high-quality, sustainable and landscape led residential allocation could be achieved.
11.11.
The document demonstrates how a residential led masterplan, would enable delivery of new homes, centred around a Central Hub, which would include complementary infrastructure. Including small scale retail provision, a Village Green, a potential Primary School site, and Retirement Village. These would work with the existing Listed Buildings at Croft Farmhouse, such that they become an integral feature of the overall proposal, rather than an adjunct to it. 11.12.
The Vision Document addresses matters of technical delivery, including incorporation of features such as a sustainable drainage strategy, ecology enhancement and Biodiversity Net Gain provision, and an accessibility strategy, to the three proposed allocation phases.
11.13.
As noted elsewhere, the site is well related to Stratford upon Avon, and will be more so, should the Strategic Growth Area 19 be progressed to full allocation. There is a good bus service already along the A422, which services both Banbury and Stratford. It would be expected that enhancements to this service, including new bus stops and associated infrastructure, would be delivered in conjunction with any development, and/or the progression of the SG19 SGA.
11.14.
Croft Farm, has genuine potential as an allocation which could deliver an exemplar development, working with both the site’s heritage and landscape features to create a unique sense of place and character. Such a scheme would work especially well in conjunction with progression of the neighbouring Strategic Growth Area.