Issue and Options 2023
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New searchThe following comments are made in respect of the SA for Cubbington, which is identified as one of 22 Small Settlement Locations and a reasonable alternative development location. Land east of Coventry Road, Cubbington (Site 176) is being promoted by Rosconn Strategic Land. The site is immediately adjacent to the built up area of Cubbington and also adjoins land that is currently being developed for 17 new dwellings at the former Waverley Riding School, the permission also includes widening and improvement of the existing vehicular access off Coventry Road. A review of the SWLP Sustainability Appraisal indicates that the Site has been excluded from the Small Sites Location (SSL) area for Cubbington. Rosconn Strategic Land request that the SSL search area for Cubbington is amended to include land east of Coventry Road given its sustainability credentials. The SSL for Cubbington (as with other settlements) covers a large area of land around all sides of the edge of the village. Some edges of the settlement will have more adverse impacts than others due to their different characteristics. Assessing the settlement edge as a whole does not allow for any distinction to be made between different areas for growth. It is difficult therefore to draw conclusions as to the appropriateness of the settlement to accommodate growth from this exercise alone. However it should be noted that the landscape is changing within the east of Cubbington, with land at the former Waverley Riding School east of Coventry Road, currently under construction for 17 dwellings (Ref: W/18/0554). However, it is clear from Table 5.1 that the only major adverse impacts identified relate to landscape sensitivity and agricultural land classification. Landscape sensitivity will of course vary between areas, and can be mitigated by sensitive design. Site 176 has the advantage of being contained by built development to the south and east, HS2 to the north and east, and Coventry Road and allotments to the west. In landscape and Green Belt terms, the site is very well contained. Agricultural land classification will be a factor that needs to be taken into consideration, but is not an overriding constraint upon development of a site. The SA demonstrates that there are no in principle impediments to growth at Cubbington, and this is a suitable location for growth. Cubbington is amongst the best performing settlements in relation to SA Objective 2 (Flood Risk) and SA6: (Pollution) given the lack of constraints, and is therefore one of the best performing SSLs. Notwithstanding the above, the Councils will also be mindful that this is only one piece of evidence at a strategic level, and the HELAA and other evidence will need to inform the selection of allocations in due course.
The following comments are made in respect of the Sustainability Appraisal for Hatton Station, which is identified as one of 22 Small Settlement Locations and as a reasonable alternative development location. Land east of Oakdene Crescent also lies within the ‘B1 Hatton Station New Settlement option’ with the site forming part of a wider New Settlement. Rosconn Strategic Land therefore support this New Settlement as an area of growth for South Warwickshire. The Site should therefore be assessed as a part of this New Settlement and also as a standalone scheme that can be brought forward to deliver new homes in this area. The Site promoted by Rosconn Strategic Land is located to the east of existing development on Oakdene Crescent and to the south of the railway line (Site 168). The SSL for Hatton Station (as with other settlements) covers a large area of land. Some parts of the area will have more adverse impacts than others due to their different characteristics. Assessing the area as a whole does not allow for any distinction to be made between different areas for growth. It is difficult therefore to draw conclusions as to the appropriateness of the location to accommodate growth from this exercise alone. However, it is clear from Table 5.1 that the only major adverse impacts identified relate to landscape sensitivity and agricultural land classification. Landscape sensitivity will of course vary between areas, and impacts can be mitigated by sensitive design. Site 168 is a small parcel of land contained by built development and the railway line. Its impacts are therefore negligible. Agricultural land classification will be a factor that needs to be taken into consideration, but is not an overriding constraint upon development of a site. The SA demonstrates that there are no in principle impediments to growth at Hatton Station, and this is a suitable location for growth given its railway station. The Councils will also be mindful that this is only one piece of evidence at a strategic level, and the HELAA and other evidence will need to inform the selection of allocations in due course.
Yes, growth of existing settlements in South Warwickshire is imperative to deliver the overall growth targets, and achieve the Vision and overarching principles. The need for housing, affordable and specialist housing, green infrastructure, improved facilities and infrastructure is within the towns and villages. Those needs are best met sustainably adjacent to the settlements. The following comments are made in respect of Rosconn Strategic Land to the rear of Oakdene Crescent, Hatton Station. The site (reference 168) falls between the existing settlement and Area 7. It is not clear why Area 7 has been drawn to exclude this small parcel, however this should be rectified in the next iteration of the SA. An assessment has been undertaken of the site to assist in this process. In relation to connectivity, Site 168 can access onto Oakdene Crescent (blue route) which connects directly into the settlement and can accommodate all modes of transport. There are no barriers to connectivity, and therefore the site should be assessed as (A). In relation to landform, there are no flood or green infrastructure constraints on the site. In relation to local facilities within 800m, the adjacent Area 7 scores 2 out of 5 with open space, healthcare and education being outside of the 800m distance. The same score would apply to Site 168 as these facilities are beyond 800m. However, it would still be one of the best performing areas. Overall, Site 168 is therefore considered a suitable location to accommodate development as there are no barriers to connectivity to the village, no constraints, and the site is within 800m of local facilities, including the railway station.
Yes, growth of existing settlements in South Warwickshire is imperative to deliver the overall growth targets, and achieve the Vision and overarching principles. The need for housing, affordable and specialist housing, green infrastructure, improved facilities and infrastructure is within the towns and villages. Those needs are best met sustainably adjacent to the settlements. The village of Stockton has not been included within the Settlement Analysis evidence supporting the South Warwickshire Local Plan. In the absence of any analysis, the following comments are therefore made in support of growth at Stockton. In terms of context, the site is located on the western edge of the village. There is agricultural land to the north, west and south. The eastern boundary adjoins residential development associated with the existing village. The village of Stockton is identified as a Category 2 Local Service Village in the Stratford-on-Avon District Core Strategy 2011-2031. Stockton is therefore one of ten villages within this status. The Core Strategy describes the village of Stockton as ‘sizeable’ and refer to its relationship with the market town of Southam, which lies circa 2.2km to the south west of the site. The village itself has a Primary School, Public House, Church, Convenience Store, and Takeaway, as well as sports facilities. The bus stops in the village provide regular services between Leamington Spa and Rugby, which also stops at Southam. The site lies within Flood Zone 1, which is the lowest possible risk of flooding. There are no constraints in terms of flood risk. DEFRA maps indicate the agricultural land classification is Grade 3, which means that it falls outside the definition of best and most versatile agricultural land. The site is located outside of the designated Green Belt. There are no special landscape designations affecting the site and no environmental constraints. The site does not lie within or adjacent to a Conservation Area and there would be no impact on the settings of any listed buildings. The nearest listed buildings are circa 400m to the east, with existing development in between. When taking account of the information above, land west of Tuckwell Close is considered a suitable location to accommodate a modest scale of development at Stockton commensurate with its size. 2Paragraph 141 of the NPPF states that before changes are made to Green Belt boundaries, the LPA will need to demonstrate that they have considered all other reasonable options for meeting its identified need for development. LPA’s must therefore demonstrate that they have made use of suitable and underutilised land before Green Belt land is released. Land west of Tuckwell Close, Stockton should therefore be given priority as this land is outside of the Green Belt and is considered to be a deliverable site to help deliver homes within the plan period.
Yes, growth of existing settlements in South Warwickshire is imperative to deliver the overall growth targets, and achieve the Vision and overarching principles. The need for housing, affordable and specialist housing, green infrastructure, improved facilities and infrastructure is within the towns and villages. Those needs are best met sustainably adjacent to the settlements. The village of Halford has not been included within the Settlement Analysis evidence supporting the South Warwickshire Local Plan. In the absence of any analysis, the following comments are therefore made in support of growth at Halford. Land north of Idlicote Road, Halford is allocated for self-build and/or custom-build housing under Proposal SCB.4: North of Idlicote Road, Halford in the Site Allocations Plan Revised Preferred Options Consultation (June 2022). The site was also identified as a site that is likely to be deliverable in the SHLAA (2021) under reference HALF.03. The SHLAA stated that the site is well related to physical form of the village and development can be effectively mitigated including the retention of mature trees. In terms of the site context, the southern boundary of the site fronts onto Idlicote Road, with dwellings situated on the opposite side of the road. To the west of the site is existing residential development at ‘The Close’ which is a cul-de-sac of 21 dwellings. The north and eastern boundaries of the site adjoin agricultural land, with three existing dwellings situated along the frontage of Idlicote Road. The north and eastern boundaries also form the proposed built up area boundary in the draft Site Allocations Plan (SAP). In the adopted Core Strategy for Stratford-on-Avon, Halford is defined as a Category 4 Local Service Village and is therefore considered a suitable location for development. The site lies within Flood Zone 1, which is the lowest possible risk of flooding and is suitable for development. The site falls within the Stour Valley Landscape Character Area, and there are no special landscape designations in this area that could impact the site. The site does not lie within or adjacent to a conservation area and there would be no impact on the settings of any listed buildings. When taking account of the information above, land north of Idlicote Road is considered a suitable location to accommodate small scale development within the village of Halford. Paragraph 141 of the NPPF states that before changes are made to Green Belt boundaries, the LPA will need to demonstrate that they have considered all other reasonable options for meeting its identified need for development. LPA’s must therefore demonstrate that they have made use of suitable and underutilised land before Green Belt land is released. Land north of Idllicote Road, Halford, should therefore be given priority as this land is outside of the Green Belt and is considered to be a deliverable site to help deliver homes within the plan period.
Yes, Rosconn Strategic Land support the allocation of other sites as necessary for short-term development. These sites should include those already allocated for development within the Draft Site Allocations Plan, such as the land north of Idlicote Road, Halford. (Proposal SCB.4 of the SAP). This site has been allocated as a site to deliver self-build and/or custom-build. Its suitability, availability and deliverability has therefore been assessed, and found to be acceptable. The requirement to allocate sites for self-build and custom-build across the District should be confirmed within the South Warwickshire Local Plan Part 1 Document.
