Issue and Options 2023
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New searchThe Vision and Strategic Objectives for the South Warwickshire area is broadly supported. It is agreed that it would not be appropriate to include detailed visions for specific places within the South Warwickshire area within the Plan and that a broader vision is appropriate. It is considered that the housing target for the South Warwickshire Authorities should be included under the strategic objective for ‘Delivering homes that meet the needs of all our communities’ in order to clarify the housing need of both current and future South Warwickshire residents. It is recommended that this is included within the objective. The objective should also make reference to meeting the unmet housing needs of adjacent Housing Market Areas. It is considered that the wording of the Objective in relation to Contributing towards Net Zero Carbon Targets should be re-worded. There should not be a requirement for all development not to cause a net increase in carbon emissions. This will have a significant impact on viability of some developments and does not take into account the potential for mitigation.
The SA identifies a list of ‘small settlements’ which could accommodate 50 -500 dwellings. The process undertaken to identify these settlements, which is detailed at Section 3.7 of the Sustainability Appraisal is supported and ensures that the most sustainable and suitable settlements, including Bishop’s Tachbrook, are identified. Appendix C.4 details the Sustainability Appraisal for Bishop’s Tachbrook. The Tach Brook (a tributary of the River Avon) flows along the northern and eastern boundaries of this small settlement location. On this basis, there is potential for surface water run-off associated with new development and a minor negative effect identified. However, any future development would need to be mitigated and national policy sets out that local planning authorities should ensure that flood risk is not increased elsewhere. We therefore consider that this should be assessed as neutral . In terms of natural resources, the Sustainability Appraisal identifies agricultural land classification as a minor negative effect, however, this is based on an assumption that grade 3 land will not be split as 3a and 3b. It is unclear why the Council have assumed a blanket grade 3 approach as there is the relevant information available to identify this site as 3b. We therefore consider that this should be assessed as neutral . Under access to leisure facilities, a minor negative effect is identified due to the distance between Bishop’s Tachbrook and St Nicholas Park Leisure Centre. However, there are other leisure facilities located within Bishop’s Tachbrook which are not taken into consideration, such as the sports and social hall which has an all-weather pitch. As such, it is considered that the impact should be assessed as minor positive . Notwithstanding this, it is noted in the Sustainability Appraisal that any impact would be able to be mitigated against. In terms of accessibility, a minor negative effect is identified for local services. However, there are local services located within the village including a primary school, local shops, doctors surgery and public house. There are also bus links to Leamington Spa, Gaydon, Stratford-upon-Avon and Banbury. As such, it is considered that the impact should be assessed as neutral . Notwithstanding this, it is noted in the Sustainability Appraisal that any impact would be able to be mitigated against. It is noted that for the vast majority of the identified minor and major negative effects at Bishop’s Tachbrook, mitigation measures are identified. As well as the illustrative masterplan at Appendix 2, a whole suite of technical information was also produced as part of the previous planning application (reference: W/16/2076). Whilst some of this information might require updating, it is helpful to demonstrate the site's suitability and deliverability. This previous planning application was refused on the basis of the principle of development not being acceptable (with the site not allocated for development within the emerging Local Plan) and cumulative landscape given the amount of development that has recently been approved (at the time of determining the planning application). In addition to the strong credentials for Bishops Tachbrook to take its fair share of future housing growth, we believe that that Sharba Homes’ site is the next most logical and sustainable candidate for allocation/release for the following reasons. The previous Landscape Sensitivity Appraisal dated 2011 by the Council identified the area of the main housing allocation (H23) south of the village as being within “highly sensitive landscape”, but its designation as such was as part of the large and over-generalised landscape sub-area BT05, which was classified by its most sensitive areas despite containing lower ones. This was re-appraised in more detail to identify that the specific area within it adjacent to the settlement where H23 was proposed was naturally less sensitive than elements further into open countryside, and again the same re-consideration was undertaken for sub-area BT03 to allocate site H49. These precedents are exactly the approach that should be undertaken to allow suitable re-assessment of other overly generalised broad landscape parcels e.g., BT06, that are not overridden by heritage or strategic gap concerns as additional constraints e.g. parcels BT01 and BT02, in order to identify the least sensitive and thus most appropriate areas for future growth. The Council’s latest Landscape sensitivity appraisal from 2011, at paragraph 4.14 states that landscape should be protected, “particularly those areas identified as highly sensitive to future housing development”. The Site should be re -assessed now that site H23 has been developed, as it now contains very similar characteristics to the developed site H23 itself on the opposite side of the road and is now much more urban in its backcloth with the adjacent and elevated development of H23, and thus is naturally reduced in landscape sensitivity. Parcels H23 and H49 were re-assessed and released in exactly this way on the more detailed approach suggested. No other site in the village is either constrained by landscape alone, or had its sensitivity reduced in this way, and thus we believe it to be the least sensitive/constrained site that should logically be considered the next preferred option for an allocated / reserve site for sustainable growth in the village in line with NPPF paragraph 11 and NPPG paragraph 009. Landscape issues were cited, but the site now lies between housing to the north and a new raised housing development to the west completed by Bloor Homes. Bishop's Tachbrook is one of only 3 of the 8 major villages in Warwick District Council that is not in Green Belt and should play a role in accommodating future housing need. Every direction around Bishop's Tachbrook is sensitive to landscape, heritage and strategic gap issues. This site is the only direction that only has landscape as a constraint, which is locally diminished by the new Bloor Homes development, and is therefore the most sustainable location for the next phase of housing growth in the village.
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Q-I3: Please select the option which is most appropriate for South Warwickshire Option I3b: Each District Council to produce its own Levy Option I3b for ‘Each District Council to produce its own ‘Levy Separate Levies’ is our preferred approach. This will allow each Local Authority area to better respond to the markets and conditions within their own District. It is also considered that this would simplify the process for each Authority in preparing their Levy and undertaking any future reviews.
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The Urban Capacity Study considers the theoretical generation of housing land resulting from a number of urban sources, including town centres and employment areas, promoted brownfield sites, Council owned car park sites, empty homes and windfall development. Taking account of a 5% nonimplementation rate, only land for 6,145 urban dwellings have been identified from a potential baseline need of 30,750 dwellings. A significant shortfall has therefore been identified. Taking account of sites with existing planning permissions and existing Local Plan allocations across the two Authorities, this figure rises to 23,350 dwellings. The Urban Capacity Study has considered all options for urban brownfield development / intensification. There remains a shortfall of 7 ,400 dwellings which will need to be provided elsewhere on greenfield sites within the Plan area. This therefore demonstrates a clear need for additional greenfield sites to come forward to meet the housing needs of the Plan area, notwithstanding that which may be required from adjacent Housing Market Areas.
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It is agreed that development is more suitable to the southeast/west of Bishop’s Tachbrook.
