Issue and Options 2023
Search form responses
Results for Rosconn Strategic Land search
New searchNo answer given
Issue T1: 20-minute neighbourhoods Q-T1: Please select all options which are appropriate for South Warwickshire In an ideal world all those people who want to, should be able to access a range of local services and facilities – a shop, a pub, a school, a bus or train and employment opportunities – within 10 minutes. In reality very few people in the South Warwickshire Area can do this, and there is little which can be done to improve the situation. At present some 45% of the population in Stratford upon Avon District live in the rural south and east (Inspectors InterimReport, March 2015). Almost all of these live more than 10 minutes from local facilities. A large number of those living in the Main Rural Centres also live more than 10 minutes walk from key services because settlements have not grown out evenly from an obvious ‘centre’, and no longer benefit from local shops in residential areas. In Warwick District the same is true, although it is less pronounced as more people live in the urban areas.In other responses to this Paper Rosconn Strategic Land clients have supported a dispersed approach to the distribution of development, with market and affordable housing directed towards a wide range of settlements to support both the housing needs arising from those settlements and also to support the settlements themselves. Just because the 20 minute neighbourhood cannot be achieved does not mean these areas are not suitable for development. It is unrealistic to seek development in accordance with the 20 minute neighbourhoods in rural south Warwickshire and as such Rosconn Strategic Land clients would support Option T1a: Include no policy on the principles of the 20-minute neighbourhood for new development.
This response is made on behalf of Rosconn Strategic Land, in respect of land west of Kineton Road, Wellesbourne, which was submitted into the call for sites June 2021. Detailed information was submitted as part of the Call for Sites which indicated the site was suitable for development within the next 5 years. An independently prepared Landscape Statement confirmed the site is well-contained by existing residential development and vegetation, with limited views of the site from the majority of the settlement. A Preliminary Ecological Appraisal has shown the site area to be Iow in botanical diversity and with little biodiversity value. A Development Framework Plan was submitted to demonstrate that the area of flood risk, along the river, would not be used for development and that the comments of the Local Highway Authority, in respect to access, had been taken into account. The Development Framework Plan showed how the site could be developed with a scheme for 70 dwellings. Wellesbourne is assessed as a “smaller settlement” in several of the technical evidence documents published to support the Issues and Options consultation exercise. The key points are set out below. In the Bus Accessibility Mapping for South Warwickshire, many parts of Wellesbourne are currently within 15-30 minutes of a major town, and less than 15 minutes from a minor town. There are a number of employment centres within 0-15 minutes travel time, as well as GPs, dentists and pharmacies, and with a hospital, secondary schools and colleges less than 30 minutes away. Wellesbourne is well connected with Stratford-upon-Avon to the east, Warwick and Leamington to the north and smaller towns such as Kineton to the south. There is nothing in the Heritage and Settlement Sensitivity Assessment to suggest that a well-designed development could not take place on this site. In the Settlement Design Analysis, this site west of Kineton Road is identified as having moderate connectivity (category C) with the settlement, partially fronting onto a primary street and close to existing shops, services and amenities in the heart of the village, with major employers nearby at the Wellesbourne Airfield. The site scores well when considering the number of local facilities within 800m. It is noted that the site would provide an opportunity for a footpath along the river. Existing residential areas adjoining two boundaries of the site are classed as “outer suburbs” with a density between 20 – 40dpha. A new development proposing a density of 35 dpha would not be out of character with the character of this part of Wellesbourne. In the section of the Sustainability Appraisal covering Wellesbourne: • The potential for development in Wellesbourne to increase GHG emissions can be mitigated; • The Development Framework Plan submitted with the call for sites submission shows how the site can be developed utilising land within flood zone 1 only; • A well-designed scheme will not cause any harm to Habitat Sites beyond but connected to the site. The site lies beyond the Loxley Church Meadow SSSI IRZ. The site does not lie within the ancient woodland Wellesbourne Wood, nor does it lie within its buffer zone. Whilst the site is identified as an Ecosite and a Local Wildlife Site, the submitted Preliminary Ecological Appraisal has shown the limited value of this site in respect of both botanical diversity and biodiversity value. The river corridor is identified as ecologically important (it is a pSINC) and would not be developed. • This site does not lie within the Dunsmore and Feldon SLA and the Landscape Statement, provided with the call for sites submission, confirms this site is well-contained by existing residential development and vegetation, with limited views of the site from the majority of the settlement. A well-designed and suitably landscaped scheme will not have a harmful impact upon views from the PRoW on the far side of the River Dene and crossing through the south-eastern part of this site; • There will be no impact on any heritage assets as a result of developing this site; • The majority of the site is set back from Kineton Road and there will be no unacceptable noise or air pollution for future occupiers of these homes. The water quality of the River Dene can be protected through the submission and approval of a suitable drainage strategy for the site; • Whilst most of the land around Wellesbourne has been categorised as ALC grade 2 land, this is a small land parcel, with housing on two sides and the river on a third, and most recently used as paddocks for horses. The agricultural usefulness of this land is very limited and should not be a reason to prevent development of this site; • Whilst Wellesbourne is identified as being outside the sustainable distance to access A&E services at a hospital, this measure does not take into account the large and recently completed health centre in the heart of the village, which provides for a wide range of health care needs, and the hospital facilities, including minor injuries clinic, provided in Stratford-upon-Avon; • Wellesbourne scores very highly with regard to access to leisure facilities and access to greenspace, as well as access to PRoW and cycle path networks and bus stops; • Wellesbourne also scores well for access to local services, a primary school and employment opportunities. In considering the 5 Spatial Growth Options put forwards in the Issues and Options proposals, this site would fit well with options 2 (sustainable travel), 3 (economy), 4 (sustainable travel and economy) and 5 (dispersed).
This response is made on behalf of Rosconn Strategic Land (RSL), in respect of land at Darlingscote Road, Shipston-on-Stour, which was submitted into the call for sites June 2021. RSL welcomes the recognition that Shipston-on-Stour is a settlement suitable for growth and supports the principle of the expansion of this town. This site falls within Broad Location B.18 Shipston-on-Stour North, as set out within the Sustainability Appraisal published November 2022. Several of the technical evidence documents published to support the Issues and Options consultation exercise are relevant and the key points are set out below. In the Bus Accessibility Mapping for South Warwickshire, Shipston-on-Stour is defined as a “major town”, within 15-30 minutes of other major towns and less than 15 minutes from minor towns in the locality. Employment centres, hospitals, GPs, dentists, pharmacies, secondary schools and colleges are all within 15 minutes travel time. Shipston-on-Stour North is identified “green” in the Heritage and Settlement Sensitivity Assessment, as an area where modern development encloses the historic core and its designated assets and there is scope for development to take place. In the Settlement Design Analysis, Shipston-on-Stour is defined as a “smaller settlement” and this site is identified as site 7, having moderate connectivity (category C) with the settlement. The site scores well with regards to the number of local facilities within 800m. The closest residential area in the northern part of the town is classed as “inner suburb” with a density between 40 – 60dpha. A new development proposing a density of 35 dpha would not be out of character with the character of this part of the town. Alternatively, the site would work well as an extension to the adjacent employment area. In the section of the Sustainability Appraisal covering Broad Location B.18 Shipston-on-Stour North: • The potential for development to increase GHG emissions can be mitigated or compensated for; The site lies within flood zone 1 and the appraisal recognises that a minor positive impact on risk from riparian flooding would be expected. Using the Environment Agency website, there is no record of surface water flooding risk on this site; • A well-designed scheme will not cause any harm to any Habitat Site or SSSI beyond the site and there are no other known ecological or biodiversity constraints that would restrict development of this site; • The surrounding landscape has no special designation and development here would not lead to coalescence between settlements. There is a public footpath running along part of the eastern boundary of the site and this could be accommodated within the layout of the development. A well-designed and suitably landscaped scheme would minimise impacts of development upon the surrounding landscape; • The nearest listed buildings are approximately 350m from the eastern site boundary and the nearest corner of the Shipston-on-Stour Conservation Area is approximately 600m to the east. The site is separated from these heritage assets by existing commercial and residential development and, if there are any impacts on heritage assets, these could be mitigated through layout and design; • Design, layout and construction methods can mitigate any potential for noise or air pollution associated with the adjacent employment area. There is existing residential development adjacent to this employment land and it is not anticipated there will be any unacceptable impacts; • This land is categorised as ALC grade 3. Even if the land is found to lie within grade 3A, only a small parcel (less than 3ha) is promoted for development and this should not be a reason to prevent development of this site; • Whilst this Broad Location is identified as being outside the sustainable distance to access A&E services at a hospital, the appraisal recognises that a major positive impact on access to GP surgeries would be expected following the development of the Broad Location; • The appraisal also recognises the potential for a major positive impact on health as the majority of the Broad Location is within the sustainable target distance to Shipston Leisure Centre, along with access to greenspaces, PRoW and cycle path networks and bus stops; • The Broad Location scores well for access to food stores, local services, a primary school, secondary school and employment opportunities; • Broad Location B.18 Shipston-on-Stour North scores higher than broad locations to the East or South-west of the town and is considered best in the accessibility, education and economy categories for assessment. • In considering the 5 Spatial Growth Options put forwards in the Issues and Options proposals, this site would fit well with options 2 (sustainable travel), 3 (economy), 4 (sustainable travel and economy) and 5 (dispersed).
This response is made on behalf of Rosconn Strategic Land (RSL), in respect of land at Tilemans Lane, Shipston-on-Stour, which was submitted into the call for sites June 2021. RSL welcomes the recognition that Shipston-on-Stour is a settlement suitable for growth and supports the principle of the expansion of this town. This site falls within Broad Location B.18 Shipston-on-Stour North, as set out within the Sustainability Appraisal published November 2022. Several of the technical evidence documents published to support the Issues and Options consultation exercise are relevant and the key points are set out below. In the Bus Accessibility Mapping for South Warwickshire, Shipston-on-Stour is defined as a “major town”, within 15-30 minutes of other major towns and less than 15 minutes from minor towns in the locality. Employment centres, hospitals, GPs, dentists, pharmacies, secondary schools and colleges are all within 15 minutes travel time. Shipston-on-Stour North is identified “green” in the Heritage and Settlement Sensitivity Assessment, as an area where modern development encloses the historic core and its designated assets and there is scope for development to take place. In the Settlement Design Analysis, Shipston-on-Stour is defined as a “smaller settlement” and this site is identified as site 8, scoring well with regards to the number of local facilities within 800m. As such, there are no major constraints to achieving a safe access to the public highway for vehicles. The existing residential area, adjacent to the southern boundary, is classed as “inner suburb” with a density between 40 – 60dpha. A new development proposing a density of 35 dpha would not be out of character with the character of this part of the town. A pre-application response from the Local Highway Authority, attached to the previous call for sites submission, confirms that a major residential development would be acceptable in principle from a highway safety perspective. In the section of the Sustainability Appraisal covering Broad Location B.18 Shipston-on-Stour North: • The potential for development to increase GHG emissions can be mitigated or compensated for; The site lies within flood zone 1 and the appraisal recognises that a minor positive impact on risk from riparian flooding would be expected. Using the Environment Agency website, there is a small part of the site at low risk of surface water flooding and a well-considered drainage strategy for the site could potentially bring benefits to surrounding land; • A well-designed scheme will not cause any harm to any Habitat Site or SSSI beyond the site and there are no other known ecological or biodiversity constraints that would restrict development of this site. The previously submitted Preliminary Ecological Appraisal confirms that the majority of the site was intensive arable land under continuous cultivation and therefore of low ecological potential; • The surrounding landscape has no special designation and development here would not lead to coalescence between settlements. A Landscape Technical Note, included with the call for sites submission, concludes that the site is already influenced strongly by the settlement edge in the form of large industrial units and existing, high density residential development. The site is not considered to be particularly rare in the wider landscape context nor representative of any key positive landscape attributes locally, primarily due to its close relationship with the settlement edge. Views of the site will be screened and filtered by the built form associated with the settlement and existing natural features, including dense woodland to the northern and eastern boundaries. In terms of the site’s relationship with the countryside beyond the northern and eastern boundaries, this tree and woodland planting can be retained and enhanced where necessary around the edges of the site as shown on the previously submitted illustrative masterplan; • The Archaeology and Heritage Desk-based Assessment previously submitted has found that no designated heritage assets lie close to the site and are separated from it by intervening buildings and vegetation. The site is assessed to have low archaeological potential for sub-surface remains; • Design, layout and construction methods can mitigate any potential for noise or air pollution associated with the adjacent employment area. There is existing residential development adjacent to this employment land and it is not anticipated there will be any unacceptable impacts; • This land is categorised as ALC grade 3. Even if the land is found to lie within grade 3A, only a relatively small land parcel of less than 6ha is promoted for development and this should not be a reason to prevent development of this site; • Whilst this Broad Location is identified as being outside the sustainable distance to access A&E services at a hospital, the appraisal recognises that a major positive impact on access to GP surgeries would be expected following the development of the Broad Location; • The appraisal also recognises the potential for a major positive impact on health as the majority of the Broad Location is within the sustainable target distance to Shipston Leisure Centre, along with access to greenspaces, PRoW and cycle path networks and bus stops; • The Broad Location scores well for access to food stores, local services, a primary school, secondary school and employment opportunities; Broad Location B.18 Shipston-on-Stour North scores higher than broad locations to the East or South-west of the town and is considered best in the accessibility, education and economy categories for assessment. • In considering the 5 Spatial Growth Options put forwards in the Issues and Options proposals, this site would fit well with options 2 (sustainable travel), 3 (economy), 4 (sustainable travel and economy) and 5 (dispersed).
Option S2-C: Intensification 11. Intensification is a way to optimise brownfield land and realise its effectiveness. However, Rosconn Strategic Land consider that this matter should be dealt with by the SWLP Part 2 Local Plan or Neighbourhood Plans if relevant, so that the implications of applying an intensification policy to a particular area can be assessed in terms of character and deliverability, which are key factors to consider. 12. Intensification is challenging and requires evidence around viability and deliverability before it can be considered to form part of the supply, and as such any intensification potential in the windfall allowance should be avoided.
Option S2-C: Intensification 5. Intensification is a way to optimise brownfield land and realise its effectiveness. However, Rosconn Strategic Land consider that this matter should be dealt with by the SWLP Part 2 Local Plan or Neighbourhood Plans if relevant, so that the implications of applying an intensification policy to a particular area can be assessed in terms of character and deliverability, which are key factors to consider. 6. Intensification is challenging and requires evidence around viability and deliverability before it can be considered to form part of the supply, and as such any intensification potential in the windfall allowance should be avoided. Q-S8.1: For settlements falling outside the chosen growth strategy, do you think a threshold approach is appropriate, to allow more small-scale developments to come forward? 33. Without knowing the chosen strategy, it is difficult to answer this question. However, yes, Rosconn Strategic Land agree that a threshold approach would be appropriate for any settlement listed within Option 5 not within the chosen strategy. This would ensure those settlements are able to plan for growth to meet their needs, particularly those settlements within designated neighbourhood areas in accordance with NPPF66. Q-S8.2: For sites coming forward as part of this threshold approach, what do you think would be an appropriate size limit for individual sites? 34. Any limit on the size of site should have regard to the factors set out in NPPF67, namely local housing need, population of the area, and the strategy for the area. Other factors should also be taken into account such as the size and availability of suitable land identified. The threshold should not be set at a fixed figure but should be flexible to respond to the circumstances of the settlement.
Option S2-C: Intensification 14. Intensification is a way to optimise brownfield land and realise its effectiveness. However, Rosconn Strategic Land consider that this matter should be dealt with by the SWLP Part 2 Local Plan or Neighbourhood Plans if relevant, so that the implications of applying an intensification policy to a particular area can be assessed in terms of character and deliverability, which are key factors to consider. 15. Intensification is challenging and requires evidence around viability and deliverability before it can be considered to form part of the supply, and as such any intensification potential in the windfall allowance should be avoided.
Q-S8.1: For settlements falling outside the chosen growth strategy, do you think a threshold approach is appropriate, to allow more small-scale developments to come forward? 38. Without knowing the chosen strategy, it is difficult to answer this question. However, yes, Rosconn Strategic Land agree that a threshold approach would be appropriate for any settlement listed not within the chosen strategy. This would ensure those settlements are able to plan for growth to meet their needs, particularly those settlements within designated neighbourhood areas in accordance with NPPF66. Q-S8.2: For sites coming forward as part of this threshold approach, what do you think would be an appropriate size limit for individual sites? 39. Any limit on the size of site should have regard to the factors set out in NPPF67, namely local housing need, population of the area, and the strategy for the area. Other factors should also be taken into account such as the size and availability of suitable land identified.
