Issue and Options 2023

No answer given

Issue T1: 20-minute neighbourhoods Q-T1: Please select all options which are appropriate for South Warwickshire Option T1a – Include no policy on the principles of the 20-minte neighbourhood for new development Option T1b – Include reference to the principles of a 20-minute neighbourhood or other similar design approach within a broader overarching policy. Option T1c – Include a bespoke policy requiring the principles of 20-minute neighbourhoods to be included within development proposals. 7.1 Catesby Estates suggests that Option T1a is pursued on the basis that it is not appropriate to introduce this Policy within the strategic element of the Part 1 Plan, and should therefore be considered at a later date, within the Part 2 Plans. Furthermore, t he principle of 20-minute neighbourhoods predominantly relates to the location of development, which will be enacted through allocations. The inclusion of a subsequent policy would therefore be redundant. 7.2 However, if the Councils wish to include consideration to 20-minute neighbourhoods within Part 1, it should be in reference to principles, as Option T1b sets out. However, all principles need to be tested, evidenced and justified and as this Option is not specific enough in identifying the principles, cannot be fully commented upon. Issue T2: Sustainable transport accessibility across South Warwickshire Q-T2: Please select the option which is most appropriate for South Warwickshire Option T2a: Include a Policy which takes a hierarchical approach in terms of prioritising transport infrastructure Option T2b: Do not include a Policy which a hierarchical approach 7.3 Option T2a should be incorporated into the SWLP, where a Policy is introduced to allow for a hierarchical approach. Catesby Estates agrees car parking standards should be amended in areas where public transport accessibility is strong, to encourage reliance away from the private car. 7.4 However, sufficient evidence is required to understand what transport infrastructure is required and how the hierarchy varies based upon different geographical locations. As a result, the hierarchy needs to be considered to ensure flexibility, as different geographical areas would have different hierarchies, and therefore Policy needs to ensure flexibility.

selected

selected

selected

Nothing chosen

Issue B5: Environmental Net Gain. Q-B5: Please select the option which is most appropriate for South Warwickshire Option B5a – Explore and pursue an integrated Environmental Net Gain Policy Option B5b – Explore environmental net gain through separate policies Option B5c – None of these 8.1 Catesby Estates states that Option B5c is appropriate in relation to Environmental Net Gain. Catesby Estates appreciates and acknowledges the requirement of the Environmental Act, for 10% biodiversity net gain, however cannot support either Option B5a or B5b as it is unclear how either option would work in practice. Clarity is required to understand how Air Quality, Water Quality and Carbon Capture can feed into the environmental net gain concept, and further evidence is required to show how this would work in practice, but also from a viability perspective. As a result, Catesby Estates reserves the right to comment on any future policy later in the plan making process. Issue B8: Agricultural Land QB8.1: Do you agree that the plan should include a policy avoiding development on the best and most versatile agricultural land, unless it can be demonstrated that the harm to agricultural land is clearly outweighed by the benefit of development? 8.2 Catesby Estates recognises the need to retain the highest quality agricultural land. However, this must be balanced against other needs across South Warwickshire, including the need to provide sufficient market and affordable homes.

LAND SOUTH OF MAIN STREET, TIDDINGTON Site Description and Context Site Description 9.1 The Site measures approximately 16.44 hectares in size and is located alongside the existing eastern boundary of Tiddington Village, to the south of Main Street. It comprises several agricultural fields. The recently constructed Hayfield Homes development lies adjacent to the to Tiddington Community Centre to the north of the Site situated off Sid Countery Road. A draft SAP allocation (TIDD.A – South of Sid Courtney Road) for 24 new dwellings is located between our Client’s Site and the Hayfield Homes development. The SHLAA reference for this draft allocation is TIDD.11. 9.2 The Site is bound by agricultural land to the south and east. A recently built out residential development for 60 dwellings known as Birnam Mews adjoins the western boundary of the Site (reference 15/02057/OUT, reserved matters approval 18/01964/REM), developed by L&Q Estates. 9.3 Access to the Site is proposed off Main Street to the north. To create an access, 25 metres of 18 allotment plots operated by the Alveston and Tiddington Allotments and Gardens Association (ATAGA) from the Coventry Diocese will be utilised. To mitigate this, 20 new plots and associated improvements will be provided by Coventry Diocese to the rear of the existing plots. This proposal has been agreed with ATAGA and works to implement the new allotments are due to commence in March 2023. 9.4 The Site is relatively flat and is understood to be largely free of any significant physical and environmental constraints to future development. The Site is entirely within Flood Zone 1. Context 9.5 The Site is located to the east of Tiddington, approximately 2km to the east of Stratford-upon-Avon. As such, the Site is well placed in relation to a wide range of existing facilities, services, and amenities, including but not limited to Stratford-upon-Avon town centre, convenience stores, restaurants, primary schools, secondary schools, post office, and medical facilities. The Local Facilities and Services Analysis (Ref. Figure 2) on pages 10 and 11 of the accompanying Vision Document (Appendix 2) sets out the facilities and amenities within a 3km radius of the Site. 9.6 To the east, Wellesbourne is approximately 5km direct distance away. This offers local retail and communities services and amenities in addition to education facilities and employment opportunities, including employment linked to Wellesbourne Airfield. 9.7 The Site benefits from being well located with regards transport connectivity. There are existing bus stops on Main Street to the north of the Site adjacent to Carters Lane. This provides access to the number 15 service operated by Stagecoach Midlands which links Leamington Spa, Warwick, and Stratford-upon-Avon. The service operates daily Monday to Sunday with buses departing approximately every hour between 6am to 9.30pm. 9.8 Stratford-upon-Avon railway station is located approximately 6km to the west of the Site in a direct line. The station provides regular connections to Birmingham (2 trains per hour) and London via Leamington Spa (1 train per 2 hours) on weekdays and Saturdays during off -peak hours. There is a slightly reduced service on Sundays and Bank Holidays. 9.9 A Public Right of Way (PRoW)runs though the Site in a northwest to southeast direction, connecting Main Street to Pimlico Lane. There are opportunities to link up the PRoW route with the proposed development and to enhance pedestrian and cycle access through the Site. 9.10 As set out in this section, this demonstrates that there are a wide range of accessible sustainable transport options directly from the Site to local and national destinations. Constraints and Opportunities 9.11 The Site is not located in the Green Belt. The Site is located adjacent to Tiddington and the built up area. Tiddington is a Local Service Village in the Settlement Hierarchy in the Stratford-on-Avon Core Strategy (adopted July 2016), scoring 11 out of a possible 12 points in terms of facilities available in the settlement and accessibility. There are several other Local Service Centres constrained by environmental designations such as the Cotswolds AONB, Special Landscape Areas and Conservation Areas. Tiddington is not one of these and reflecting its proximity and sustainable connections to Stratford-upon- Avon we consider it is one of the most suitable and sustainable locations in the District for growth. 9.12 As set out above, the Site is located entirely within Flood Zone 1. From a heritage perspective, the Site does not lie within any Conservation Area, nor does it host or lie within the vicinity of any Listed Buildings. The nearest is the Grade II Listed ‘1, New Street’ on Main Street, approximately 0.4 miles to the north-west. Given the separation by existing built form and distance, it is considered that none of the Listed Buildings or their settings in Tiddington will be impacted by any future development on the Site. 9.13 There are opportunities to link up the PRoW route dissecting the Site with the proposed development and to enhance pedestrian and cycle access through the Site. 9.14 The accompanying Vision Document is supported by technical information to demonstrate how the Site could deliver a policy compliant provision of affordable housing. This will help to make a significant contribution to the affordable housing needs of Stratford-on-Avon Borough Council. Planning Policy Designations 9.15 We will reserve commenting on emerging policies specific to the Site and any key policy designations during the next Local Plan consultation when a draft Plan and draft Policies are published. Stratford-upon-Avon Neighbourhood Development Plan 9.16 The Stratford-upon-Avon Neighbourhood Development Plan was ‘made’ on the 17th December 2018. Policy H2 seeks to prevent further coalescence between Tiddington and Alveston by proposing a ‘Strategic Gap’ to preserve the setting and individual character of the settlements. A small area of the eastern boundary of the Site is within the Strategic Gap designation. In line with Policy H2, the following uses are considered acceptable within the Strategic Gap; The reuse of rural buildings; agricultural and forestry-related development; playing fields; other open land uses; and minor extensions to existing dwellings. The Vision Document has accounted for the Strategic Gap and no built form besides part of the access will fall within it. The landscape -led Concept Plan seeks to create a soft edge to the settlement to protect its character and that of neighbouring Alveston. Site Selection Process 9.17 As set out above, we previously submitted representations to the SAP, mostly recently in July 2022 to the Revised Regulation 18 Preferred Options Consultation. Whilst we acknowledge that Sites submitted in the ongoing second Call for Sites should not duplicate previous submissions, we wish to reiterate comments made previously as our client disagreed with the conclusions of previous SHLAA assessments, most recently the update published in September 2021. We set our comments out below: • Agricultural land – this is ‘red’, although further work is required to establish whether this is best and most versatile agricultural land (BMVAL). Notwithstanding this, for application ref. 15/02057/OUT it was concluded that the benefits outweighed the identified harm where there was a loss of BMVAL. • Relationship to highway network – our Client’s site is ‘amber’. The proforma within the SAP states that any development should provide an access off Main Street. As we note elsewhere, suitable vehicular and pedestrian access can be provided from Main Street and as such a ‘green’ is justified. • Public right of way – our Client’s site is identified as ‘amber’. This should be ‘green’ given the ease in which the PRoW can be protected as part of a development – the Vision Document illustrates this. • Settlement character – our Client’s site is identified as ‘red’, which appears to be the principal reason for discounting it, as the site assessment concludes that ‘development would create a major incursion into open countryside that makes a valuable contribution to setting of the village which mitigation could not resolve effectively’. This is incorrect. As demonstrated in the Vision Document, the development of land between the existing edge of Tiddington and the Strategic Gap supports the visual and physical ‘rounding off’ of the village. It enables a positive and definitive settlement edge to be formed which protects the Strategic Gap, while also preserving the setting and individual characters of the two settlements. The committed and built development surrounding the site should also be considered (as set out below). This justifies the site scoring ‘green’. - L&Q Estates have planning consent for a residential scheme which borders the northwestern boundary of the site. This has development has now been built out. - The Hayfield Homes development has recently been constructed, providing 30 dwellings to the north of the site. Specialist housing also exists north of Main Street. • Non-designated Heritage Asset – It is not clear why our Client’s site is ‘red’. The Vision Document sets out that while there are a few listed buildings in the vicinity of the site, it is considered that there will be no unacceptable impact on the significance of these assets. There is recorded archaeology on the site, as identified in the Historic Environment Record, in the form of cropmarks. Whilst not clear, it appears that these records have led to the ‘red’ in the Council’s assessment. The presence of non-designated archaeology in and of itself does not result in the sterilisation of the site. As per normal application procedure, investigation and mitigation can ensure any archaeological remains are suitably incorporated into a sensitive design. The Heritage and Archaeology Briefing Note (see Appendix 2) sets out that any potential archaeological remains will not represent an overriding constraint to the deliverability of residential development within the Site. • Landscape sensitivity – our Client’s site is ‘amber’, despite it falling outside of the Special Landscape Area. In our view, the site is not particularly sensitive in landscape terms and further evidence can be provided to demonstrate this. On the basis of the work we have carried out so far as part of the Vision Document, the site should be scored ‘green’. • Pollution – it is not clear why our Client’s site is ‘amber’ when a number of others nearby, including the draft allocation, are ‘green’. • Suitability (technical) – the SHLAA notes that our site as ‘amber’, due to ‘provision of vehicle access’ and ‘proximity to sports ground’. Regarding the latter, with proper masterplanning this will not be a constraint in terms of amenity for future residents or the operation of the sports facility. Financial contributions / CIL receipts from the development of our Client’s site could in fact support the expansion or improvement of the sports facilities if required. In terms of the former, as noted on the Vison Document, a suitable access is achievable and further evidence will be provided to demonstrate this. A ‘green’ score is warranted. • Deliverability – our site is considered ‘red’. The site is available for development now and is promoted by an established residential land promoter with a demonstrable track record of early delivery. Works to implement the new allotments are scheduled to commence imminently. This site can contribute to housing supply in the first five years of the Plan and as such should be ‘green’. • Viability – our site is viable and can deliver a policy-compliant housing development. As such it should be ‘green’. In line with the SHLAA Site Evaluation Criteria, we consider that the site should be reassessed overall as ‘green’, reflecting that it is free from significant constraints and is available now for early delivery of housing. Concept Masterplan 9.18 An initial Concept Masterplan has been provided as part of this representation, to demonstrate the development potential of the Site and offer one potential design approach which supports balanced growth and serves to reinforce Tiddington as a sustainable village settlement (see page 23 of the accompanying Vision Document). It has sought to build on the opportunities identified in the Vision Document. On this basis, the Concept Masterplan includes the following: • Proposed delivery of approximately 200 dwellings. The initial Concept Masterplan has sought to create a landscape edge/ buffer to Tiddington, including the inclusion of new woodland. • Allotment reprovisions to create an appropriate access into the Site. The Concept Masterplan shows the location of the new allotments, which fall outside the red -line boundary, for which work is set to commence in March 2023. These plots will continue to be accessed from the existing allotment gardens access on Main Road. • No built form (besides part of the access) within the Strategic Gap to the east of the Site. • The proposed development seeks to retain existing trees and hedgerows. • An integrated sustainable drainage strategy utilises existing landscape features to create a blue/ green corridor and SuDS features to the north-west of the Site. • Vehicular access from Main Street to the north, with clearly defined routes going southwards through the Site. • Retention and enhancement of the PRoW, with an emphasis on linking the Sit to the local movement network. • Multiple Key Public Realm Spaces dispersed throughout the Site to support the function of new and existing communities. • Integration with adjoining developments, including the recently constructed Hayfield Homes and Birnam Mews developments and draft allocation South of Sid Courtney Road. Highways and Access Access Strategy 9.19 Following the agreement with ATAGA and the implementation of the new allotments in the near future, there are no constraints to accessing the Site. The proposed access off Main Street is suitable for the development proposed, with a 30mph speed restriction currently in place. 9.20 As set out in the Vision Document on page 15, a new right hand turn junction is proposed from Main Street onto the Site. This will achieve satisfactory visibility splays without relying on third party land. 9.21 If required, an emergency access to Pimlico Lane can be provided. This is a rural land connecting Alveston through to Banbury Road to the south. 9.22 Further technical input and information related to the access and highways in due course. Cycling and Walking Strategy 9.23 We enclose an Accessibility Review (August 2022) (see Appendix 3) to accompany this representation. This reviews key pedestrian and cycle routes to and from the proposed development. The Report identifies potential small -scale improvements that will benefit pedestrian movements to and from the proposed Site: • An opportunity to improve pedestrian links into the Site via the creation of a new footpath on the southern side of Main Street opposite the Home Guard Club frontage. • A dropped kerbed crossing point opposite the Home Guard bell mouth would also assist with pedestrian movements. Flooding and Drainage 9.24 The proposed development falls entirely within Flood Zone 1. As illustrated on the Concept Masterplan, sustainable drainage features in the form of ponds will be situated at the lowest points of the Site, to the northeast, utilising open spaces. Any existing water courses/ bodies will be retained and integrated into the proposed development. 9.25 The drainage outfall and flooding/ drainage strategy generally will be explored in further detail as the proposed development evolves and progresses. This will be shared with the Council when finalised. SUMMARY 10.1 This representation has been prepared by Barton Willmore, now Stantec, on behalf of Catesby Estates, in response to the South Warwickshire Local Plan Part 1 – Issues and Options Consultation. 10.2 Following the Site’s initial promotion on the Scoping and first Call for Sites Consultation (May -June 2021), we are continuing to promote the site for allocation in the new Local Plan Part 1. We have set out a series of comments on relevant matters set out above. 10.3 The Site is in a sustainable location, directly adjoining Tiddington and approximately 2km to the east of Stratford-upon-Avon. It is connected by public transport and a wide range of amenities and services in the local area. 10.4 Our Site is in single ownership and can come forward immediately for approximately 200 dwellings in a manner that is sensitive to its local context and character, as demonstrated on the appended Vision Document (see Appendix 3).