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Land to the North and West of Bishopton Lane, Stratford-Upon- Site Address Avon

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Land to the North and West of Bishopton Lane, Stratford-Upon- Site Address Avon COMMITTEE REPORT Application Ref. 15/04499/OUT Land To The North And West of Bishopton Lane, Stratford-upon- Site Address Avon Outline planning application with means of site access from Bishopton Lane and The Ridgeway (internal access, layout, scale, Description of appearance and landscaping reserved for subsequent approval) for Development the erection of up to 500 dwellings (Use Class C3) safeguarding land for a single form entry Primary School (Use Class D1), public open space and all other necessary ancillary and enabling works. Applicant Miller Homes Ltd & Taylor Wimpey UK Ltd Reason for Referral Scale of Development, Objection from Town Council, Objection from to Committee Ward Member Case Officer David Jeffery Presenting Officer David Jeffery Ward Member(s) Councillor Vaudry Town/Parish Stratford Town Council Council . Highway Constraints . Flood Risk . Canal embankment Description of Site . Hedgerows and mature trees Constraints . Public Footpaths within the site . Listed buildings . Non-designated heritage assets Summary of . GRANT SUBJECT TO S106 AGREEMENT Recommendation DESCRIPTION OF PROPOSAL The proposal before members is to create an urban extension to the north west of Stratford Upon Avon on land to the north and west of Bishopton Lane and south east of the A46 in Bishopton ward. The site comprises approximately 25.3 hectares of agricultural land which would be accessed via a roundabout and a priority junction on Bishopton Lane and from a priority junction on The Ridgeway. The site would deliver up to 500 dwellings at densities between 25 and 35 dwellings per hectare and would also safeguarded land for a primary school. 8.92 Hectares of public open space would be provided in a mix of uses including informal open space sports pitches and play facilities. DEVELOPMENT PLAN AND MATERIAL CONSIDERATIONS Development Plan Core Strategy Relevant Policies in the Development Plan for this application are CS.1 – Sustainable Development CS.2 – Climate Change CS.3 – Renewable Energy CS.4 – Water Environment and Flood Risk CS.5 – Landscape CS.6 – Natural Environment CS.7 – Green Infrastructure CS.8 – Historic Environment CS.9 – Design and Distinctiveness CS.15 – Distribution of Development CS.16 – Housing Development CS.18 – Affordable Housing CS.19 – Housing Mix and Type AS.1 – Stratford-Upon-Avon Proposal SUA.3 – North of Bishopton Lane CS.25 – Healthy Communities CS.26 – Transport & Communication CS.27 – Developer Contributions Stratford-Upon-Avon Neighbourhood Plan Stratford Upon Avon Neighbourhood Plan establishes general planning policies for the development and use of land, which includes amongst other things policies relating to the Built Environment and Design including the Historic Environment, Natural Environment and Community, Leisure and Wellbeing. The Plan has gone through the pre Submission consultation stage (July 2015) and the Town Council continue to work with the District Council to further amend the draft. At the current time however the Neighbourhood Plan has not been formally submitted and is at an early stage of development and has not yet moved beyond an interim draft. Accordingly, I consider that the plan cannot be given significant weight at this stage. Other Material Considerations Central government guidance NPPF 2012 & PPG 2014 Circular 06/05: Biodiversity and Geological Conservation Landscape Sensitivity Study 2012 This document forms part of the evidence base which underpinned the preparation of the Core Strategy. Part B of the document covers land parcels/sensitivity assessments for the main towns and villages. Other documents Stratford on Avon District Design Guide – While no longer having the status of a Supplementary Planning Document, it still contains substantial and relevant guidance on design. ‘Meeting Housing Needs’ – While no longer having the status of a Supplementary Planning Document, it still contains substantial and relevant guidance on the provision of open space. Stratford Upon Avon Town Design Statement (2002) Stratford Upon Avon Town Design framework (2007) Natural England National Character Areas Warwickshire Landscape Guidelines - Stratford Town’s Urban Edge pilot study 2005 Historic England Good practice Notes 2105: o GPA 1 – The Historic Environment in Local Plans o GPA 2 – Manging Significance in Decision-Taking in the Historic Environment o GPA 3 – The Setting of Heritage Assets Other Legislation Human Rights Act 1998 Natural Environment and Rural Communities (NERC) Act 2006 The Conservation of Habitats and Species Regulations 2010 Wildlife and Countryside Act 1981 The EC Birds Directive (Directive 79/409/EEC), as translated into UK Law by The Habitat and Species Regulations 2010 The EC Habitats Directive (Directive 92/43/EEC) as translated into UK Law by The Habitat and Species Regulations 2010 (as amended) Protection of Badgers Act 1992 Hedgerow Regulations 1997 Community and Infrastructure Levy (CIL) Regulations 2010Localism Act 2011 Town and Country Planning Act 1990 (as amended) Planning (Listed Building and Conservation Areas) Act 1990 Town and Country Planning (Environmental Impact Assessment) Regulations 2015 Ancient Monuments and Archaeological Areas Act 1979 Environmental Protection Act 1990. Equality Act 2010 Localism Act 2011 Equality Act 2010 Section 17 of the Crime and Disorder Act 1998 CIL Legislation Climate Change Act 2008 SUMMARY OF RELEVANT HISTORY Reference Number Proposal Decision and date 92/00799/OUT RESIDENTIAL DEVELOPMENT. Withdrawn 25.02.1993 92/00800/OUT RESIDENTIAL DEVELOPMENT. Refused 04.07.1994 97/01107/OUT RESIDENTIAL DEVELOPMENT. Insufficient Fee REPRESENTATIONS Applicant’s Supporting Documents Summary provided by applicant Members will be aware the site has long been considered as a logical location for an extension to Stratford-upon-Avon. This has resulted in the site being extensively considered during the recent Examination into the Core Strategy. The Inspector dealt thoroughly with all the issues in his very recent report (June 2016) at paragraphs 146 to 163, culminating in the following conclusion: For the above reasons the allocation of this site is sound. Local residents and interest groups have raised a wide range of concerns that have been thoroughly investigated. In the circumstances the fact that the site emerges from such a forensic examination with no substantive weaknesses having been identified indicates that there is robust evidence to support its allocation. The site is now allocated in the Council’s recently adopted Local Plan as a strategic housing allocation under Policy SUA.4. This application before you is policy compliant delivering the plans proposals which see housing delivery from the site commencing in 2017/2018 being an important component of the Council’s 5 year housing land supply. The Core Strategy Inspector commented at paragraph 401 of his report on the critical importance for the Council in maintaining its 5 year land supply position (5.8 years), saying ‘there is no room for complacency’ and stressing the need to ‘progress expeditiously’ the current planning applications on the allocated sites. This is a well thought out Masterplan led proposal, which followed pre-application consultation and public engagement. A mix of house types and sizes including 35% affordable housing as part of the 500 dwellings will be delivered on land outside the floodplain. In addition to which 8.9 ha (35%) of the site will be provided as high quality public open space and green infrastructure including children’s play areas, a parkland, a nature conservation area and a community orchard. The proposals also include land being reserved for a future primary school, consistent with the education authority’s requirements. The development is also within walking and cycle distance of Stratford Parkway site and the commercial area of Stratford around Timothy’s Bridge Road, delivering improvements to Bishopton Canal bridge in the form of a traffic light shuttle system which will include a pedestrian phase to improve the safety for pedestrians and cyclists using the bridge. The access proposals are supported in principle by the Planning Inspector and in detail by both Warwickshire County Council and Highways England. Overall, there are considerable benefits that flow from the proposed development and in line with national and local planning policy the proposals for this site should be approved. List of documents: Application Forms and Plans Planning Statement Design and Access Statement Agricultural Circumstances Report Flood Risk Assessment Environmental Risk Assessment Ecological Appraisal Protected Species Report Biodiversity Impact Assessment Landscape and Visual Impact Appraisal Landscape Strategy Plan Noise Assessment Air Quality Scoping Note Energy Statement Utilities Report Construction Management and Waste Audit Pre-Development Tree Survey Supporting Arboricultural Statement Archaeology Assessment Heritage Statement Transport Assessment Affordable Housing Statement Statement of Community Involvement Sewer Capacity Assessment Foul Modelling Report Ward Member Councillor R Vaudry – OBJECT (Case Officer summary) Plan has not taken into account noise levels which may be caused by the A46 being upgraded to a dual carriageway The canal Bridge on Bishopton Lane has significant structural issues and would require replacement due to the volume of traffic caused by the development. Uncertainty (at the time of writing) as to whether the Core Strategy inspector
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