Issue and Options 2023

1.2 Taylor Wimpey is promoting approximately 14 hectares of land east of Hockley Heath, which represents a new sustainable and deliverable residential neighbourhood. 1.3 The site was submitted via the Call for Sites exercise in June 2021 and identified by the following site reference 154. Additionally, Taylor Wimpey submitted representations to the Scoping Paper in June 2021. 1.4 These representations should be read in conjunction with the supporting Vision Document. 1.5 Section 2 of this statement provides a summary of the site and the opportunity that the neighbourhood presents for South Warwickshire 2. The site and the opportunity 2.1 This section describes the opportunity of the site in terms of its geography and its prospects for delivering a new neighbourhood at Hockley Heath. Description of the site 2.2 The site is situated south of Aylesbury Road (B4101) on the eastern edge of Hockley Heath. The site offers an area of approximately 14.4ha of agricultural land comprising of three fields, currently designated as part of the Green Belt. The site is bound by public footpaths, a drainage network, woodlands and shrub planting. 2.3 The site has a gradually falls from a high point located in the north-west corner of the site at approximately 141m (AOD) falling toward the south-eastern corner at 125m (AOD). 2.4 Directly to the north of the site, the former Aylesbury Country House Hotel and grounds (Grade II listed) is being converted and grounds redeveloped to provide 17 residential dwellings. 2.5 The western edge of the site forms the administrative boundary of Solihull Metropolitan Borough Council (SMBC) with the site falling wholly within the administrative control of Warwick District Council (WDC). The opportunity 2.6 The site has the capacity to deliver circa 300 new homes based on a density of 35 dwellings per hectare on an 8.9 hectare developable area. The site will comprise a mix of different types, tenures and sizes – including market and affordable homes. This approach will create a balanced and sustainable neighbourhood that meets the identified needs of the south Warwickshire area. 2.7 The non-developable area will comprise access routes, a hierarchy of streets to facilitate safe pedestrian and cycling movement and be knitted together by a central parkland (1.7ha) and surrounding green infrastructure, woodland and open space (3.97ha) 2.8 The connectivity potential of the site to the centre of Hockley Heath; the wider area of south Warwickshire and Solihull; along with its proximity to the HS2 Interchange Station, presents a real benefit for future residents. Such connectivity will allow future residents to travel sustainably to a variety of employment and recreational opportunities. 2.9 In planning terms, the site is deliverable for new homes subject to its removal from the Green Belt. This is based on the following: Available 2.10 The site is available for residential development based on the following: 3 • There are no legal or ownership impediments to development. • The land is in dual ownership. • The land is subject to an option with an intent to develop. • Taylor Wimpey has an excellent delivery record in South Warwickshire. • The site is not subject to a history of unimplemented permissions. Suitability 2.11 The site is suitable for residential development because of the following factors: • It is not subject to any technical constraints which cannot be avoided or mitigated. • There are no international and/or national environmental designations. • Its neighbouring use is also residential. • The market attractiveness of the geography is high. Achievability 2.12 The site is achievable for residential development because: • New homes can start to be delivered within five years following permission. • It is currently economically viable subject to planning obligations. • Taylor Wimpey has the capacity to complete and sell new homes early in the plan period. 2.13 The full constraints and opportunities are described in the accompanying Vision Document (Appendix 1) and an illustrated development framework is provided to visually express how the new neighbourhood will be a place for living and playing.

Yes

Question S4.1: Do you think that growth of some of our existing settlements should be part of the overall strategy? 3.2 Yes, growth of settlements within and adjoining the South Warwickshire area boundary should be part of the overall strategy. 3.3 The Issues & Option states the following: “… in deciding upon the best distribution strategy for new development within South Warwickshire it is important for the Local Plan to consider the potential for growth around the edges of the existing settlements, potentially alongside and in combination with other options such as new settlements” 3.4 The growth of some existing settlements offers the realistic prospect of meeting local housing needs and achieving the delivery of sustainable development. 3.5 Although the settlement boundary of Hockley Heath lies within a different administrative area (i.e. Solihull metropolitan borough), “the edges of the existing settlement” to its east represent the boundary between SMBC and WDC. 3.6 In line with the Issues & Options it is prudent for the SWLP and its evidence base to explore the potential for growth around the eastern edge of Hockley Heath as it is this land that lies within South Warwickshire. 3.7 Hockley Heath is such an existing settlement that is or can be made capable of accommodating housing growth to support the local housing needs of South Warwickshire and those unmet local housing needs from the Greater Birmingham and Black Country Housing Market Area (GBBCHMA) over the respective plan periods of 2050 and 2040. This is evident by Hockley Heath being identified as an existing settlement in the emerging Solihull Local Plan (which is currently subject to examination) for proposed housing growth over a plan period to 2036/37. 3.8 The administrative boundary should not be considered as a constraint to development nor should it act as a barrier to consider sustainable growth options on land within South Warwickshire but abuts existing settlements in neighbouring authorities. At paragraph 660 of the Solihull Local Plan Draft Submission Plan (October 2020), SMBC recognises the administrative limits of growth at Hockley Heath: “Due to the proximity to the Borough boundary, future expansion of the settlement within Solihull Borough is limited and largely restricted to the north and west of the village.” 5 3.9 The exploration of spatial growth options on land around existing settlements in neighbouring authorities is not unique. There are many Local Plans across the country which has allocated housing development on administrative boundaries, most notably including WDC on land adjoining Coventry City; Bromsgrove District Council on land adjoining Redditch; and Lichfield District Council on land adjoining Tamworth. 3.10 Whilst Hockley Heath is not assessed in the majority of technical assessments undertaken to date, it is assessed in the Bus Accessibility Mapping as being within 15- 30 minutes bus travel time of major and minor towns, employment centres, GPs, dentists and pharmacies, and secondary schools and colleges. 3.11 In turn, it is recommended Hockley Heath is assessed via the sustainability appraisal process and addendums are produced to include the settlement in the Settlement Design Analysis (January 2023) and Heritage and Settlement Sensitivity Assessment (September 2023). It should be assessed in all new commissioned technical assessment from hereon in during the plan-making process. Question S4.2: Please add any comments you wish to make about the settlement analysis, indicating clearly which element of the assessment and which settlement(s) you are commenting on 3.12 As described and explained in our response to Question S4.1, Hockley Heath is currently omitted from the settlement analysis. However, it should be included to understand the spatial growth option of new housing on land to the east of Hockley Heath, which lies within South Warwickshire. 3.13 In high level terms, using the methodology in the settlement analysis, land east of Hockley Heath, if included, would perform as follows: • Connectivity: Grade B • Landform: Slight and outside Flood Zone 2 and 3 • Accessibility: Total number of categories – 4 3.14 This high-level assessment supports the consideration of a spatial growth option to direct new housing to Hockley Heath to address the local housing needs and unmet housing needs of South Warwickshire and the GBBCHMA respectively.

3.15 Hockley Heath is not identified or assessed within any refined spatial growth option which is limiting the selection of an appropriate strategy for South Warwickshire. This omission needs to be addressed in new and/or updated evidence on the spatial distribution of growth. 3.16 Nevertheless, Taylor Wimpey deems a blended approach of all five growth options to be an appropriate strategy for distributing new homes across South Warwickshire and on its administrative borders. 3.17 In the context of a blended approach, Table 1 sets out how Hockley Heath as an existing settlement would perform in relation to the objectives of the Sustainability Appraisal: Table 3.1: Hockley Heath settlement score Objective Impact score SA1 Climate Change Minor adverse SA2 Flood Risk Negligible SA3 Biodiversity Minor adverse SA4 Landscape Minor adverse SA5 Cultural Heritage Minor adverse SA6 Environmental Pollution Minor adverse SA7 Natural Resources Major adverse SA8 Waste Minor adverse SA9 Housing Major positive SA10 Health Minor adverse SA11 Accessibility Minor adverse SA12 Education Minor adverse SA13 Economy Minor positive 3.18 The sustainability performance of Hockley Heath is comparable to most of the identified small settlements in the Sustainability Appraisal.

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3.19 Option S9b is the most appropriate option for South Warwickshire as there will undoubtably be a need to review and alter some existing settlement boundaries to accommodate the housing requirement up to 2050 on land adjoining existing sustainable settlements, including Hockley Heath. 3.20 Option S9b is consistent with paragraph 73 of the NPPF in that it will allow for the supply of large numbers of new homes to be delivered by significant extensions to existing villages and towns “provided there are well located and designed, and supported by the necessary infrastructure and facilities”. 3.21 Option S9a will preclude the SWLP from being positively prepared and consistent with national policy as existing settlement boundaries were formed on out-of-date evidence on development need and sustainable patterns of growth. This is inconsistent with paragraph 31 of the NPPF.

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3.22 Taylor Wimpey generally support the proposed trend-based approach using the 2021 census data, which has resulted in an increase of 440 homes per year in comparison with the 2014-based projections. 3.23 It will be important that the CWHMA authorities provide the adequate evidence and justification to support deviating from the current, and potentially future, standard method for calculating local housing need.

3.24 Taylor Wimpey considers that there is an opportunity to increase the overall housing requirement for the plan period to help deliver a higher amount of affordable housing. 3.25 Table 8.45 of the HEDNA states that WDC and SDC have a combined affordable annual need of 1,386 dwellings per year, this is a significant need and would justify a higher overall housing requirement to ensure that sufficient affordable homes are being provided throughout the plan period. 3.26 It is also relevant to note that constraints on the release of land for residential development, and in turn the provision of houses on that land (for sale or as affordable provision), can lead to increased house prices in an area. The SWLP should therefore be focused on creating a policy environment that does not place undue constraints on sites that are allocated, thereby maintaining a supply that will in turn address issues of affordability.

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3.27 The provision of minimum space standards for housing should be a standard requirement for new development in South Warwickshire. 3.28 However, in this instance, Option H3a is the most appropriate option for the SWLP as minimum space standards is not a strategic priority which warrants to be included in SWLP Part 1. 3.29 The requirement for minimum space standards for housing is a development management matter which can be included in SWLP Part 2 unless it is centrally prescribed by in national development management policies as proposed by the Levelling Up and Regeneration Bill (LURB).