Stroud Local Plan Examination Statement Stage 2 Matter 8 – Omission Sites (8.7 Cloverlea, Wickwar Road, Kingswood)

Examination Statement Report

Bilfinger GVA St Catherine’s Court Berkeley Place Bristol BS8 1BQ

Stroud Local Plan Examination Statement Stage 2 Matter 8 – Omission Sites (8.7 Cloverlea, Wickwar Road, Kingswood). (R39 / R47) May 2015

gva.co.uk Stroud Local Plan Examination - Stage 2 Matter 8 Berkeley - Bilfinger GVA for Charles Church Ltd/Persimmon (R39/R47)

Statement for the Stroud Local Plan Examination in Public May 2015 Stage 2

Matter 8 Omission Sites – Land at Cloverlea, Wickwar Road, Kingswood (8.7)

Submitted on behalf of Charles Church Ltd / Persimmon Homes (R39/R47)

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Stroud Local Plan Examination - Stage 2 Matter 8 Berkeley - Bilfinger GVA for Charles Church Ltd/Persimmon (R39/R47)

1.0 Introduction

Persimmon/Charles Church have a controlling interest in land at Cloverlea, Wickwar Road, Kingswood through an assignment of an option from Cotswold Homes. Bovis homes previously submitted comments on the plan in relation to this site buy=t they had no legal interest in the land at the time, as confirmed in the email from Cotswold Homes attached as Appendix 1. Kingswood was identified by the previous Local Plan Inspector as a sustainable location for accommodating additional development and Cloverlea is a proportionate and logical extension to the village.

The comments should also be read in conjunction with our statements for Matters 2 and 3 and further statement in April and January 2015 for the resumed Examination Matter 1, and the previous statements for the April 2014 sessions; and representations submitted in response to the Core Strategy / Local Plan in March 2012, May and October 2013.

2.0 MATTER 8: OMISSION SITES 8.7 LAND AT CLOVERLEA, KINGSWOOD

Key issue: If there is a need to identify additional or alternative sites for housing development to meet the identified housing requirement or replace proposed site allocations because they are undeliverable, unviable or otherwise unsound, which sites should be considered, and are such sites suitable, sustainable, available, deliverable, developable, viable and consistent with the development strategy?

2.1 Justification for Consideration of Land at Cloverlea, Kingswood

We have set out within our Statements for Matters 1, 2 and 3 the justification for the need to consider additional sites within the District based on an OAN of at least 12,200, and also the need for alternative sites for housing development based on concerns regarding deliverability and rationale for allocations made within the Plan. Therefore we will not repeat all of the issues here.

This statement is therefore provided on the basis that the previous statements have provided the justification as to why there is a need to consider Land East of Berkeley as an allocation within the Plan. However, as requested by the Inspector (and subsequently clarfied by the Programme Officer’s email of 8th May 2015) this

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Stroud Local Plan Examination - Stage 2 Matter 8 Berkeley - Bilfinger GVA for Charles Church Ltd/Persimmon (R39/R47)

statement does not provide a detailed and technical appraisal of the performance of the site with inclusion of the current planning application package documentation. However we can provide this information should the Inspector request it in due course. Alternatively the full application package and correspondence is available to view on the Council’s planning application website. The statement therefore seeks to provide an overview of the site’s history, general planning performance and key aspects of the current application proposals.

2.2 Why Land at Cloverlea?

Context and Current Application

The proposed site comprises approximately 4.86 acres located off Wickwar Road outside, but immediately adjoining, the settlement boundary of Kingswood. The site is in agricultural use and there is an existing residential development on the northern and eastern boundaries. The site is close to the village hall and playing fields and is within walking distance of the centre of the village.

Kingswood has a population of 1389 but with an above average for the district of people aged 0 – 19, many of whom are likely to need housing in the near future. The projected population increase at 10% is below the district average. However the trend for reducing household size means unless new homes are built the population will decrease. This in turn will lead to a reduction of economically active population and a decision needs to be taken on which settlements should have their employment role supported by additional accommodation for new economically active people. Given its location close to a cluster of existing employment facilities, it is important that Kingswood is supported by additional accommodation which this development site would contribute to.

Kingswood is one of 5 villages outside the main settlements which provide over a 1000 jobs each. The biggest employment sector is manufacturing (influenced by the location of Renishaw) and with a high proportion of associate professional and technical workers and above the district average for professional occupations.

Commuting patterns in Kingswood are significant. It has a below average percentage of residents travelling less than 2km and between 2km and 5km and, a higher proportion (above average) travelling further than 60km. It also has a high

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Stroud Local Plan Examination - Stage 2 Matter 8 Berkeley - Bilfinger GVA for Charles Church Ltd/Persimmon (R39/R47)

proportion of workers travelling in from outside the district and above distance travelled out of the district to work by local residents. All of this suggests there is potential to provide more housing development to support the local employment and reduce the impacts of commuting.

Kingswood has a Post Office, community hall, sports field and primary school that was assessed as ‘good’ in terms of overall accessibility.

All of the above suggests Kingswood should accommodate more housing to support its role and function, take advantage of employment facilities nearby and support the use of its good range of facilities and services.

We consider the site is suitable for residential development of up to 61 new dwellings (use class C3) with supporting infrastructure and facilities including: new vehicular access from the A46 Painswick Road/Beeches Green, public open space, landscaping and drainage infrastructure and demolition of no. 24 Wickwar Road and one derelict barn.

In respect of the land at Cloverlea Barn the Inspector at the Local Plan Inquiry endorsed the suitability of Kingswood for residential development in accordance with the Structure Plan Guidance.

Firstly the Inspector summarised the position in Kingswood as follows:

“Kingswood is a substantial village, having a relationship to nearby Wotton and an importance in employment terms. For these reasons…….. Kingswood rightly come(s) within the category of Small Towns and Larger Villages”.

Secondly he expanded on the position in Wotton/Kingswood (and Berkeley/Sharpness in paragraph 2.6.1q:

“Development in the context Wotton/Kingswood (joint population of about 7,000) and Berkeley/Sharpness (joint population of about 3,000) would support the roles of these communities in serving their immediate rural areas. It would help to protect existing services and facilities in the face of declining household sizes. It would provide better opportunities for reducing travel demands between existing and proposed employment opportunities and the nearby settlements. In this way development

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Stroud Local Plan Examination - Stage 2 Matter 8 Berkeley - Bilfinger GVA for Charles Church Ltd/Persimmon (R39/R47)

would improve their level of self-containment and prove sustainable at the local level. At the same time it would respect the environmental constraints around Wotton and Berkeley. These four settlements are therefore considered suitable for a low level of growth commensurate with their character and role”.

In consideration of an objection site on the north western edge of Kingswood which the Inspector did not support, nevertheless he said that “the village could accommodate a limited amount of further development as its location has several benefits. However, I believe a site better related to the form of the village and to its facilities can be found”. As this Planning Statement and other documents supporting this application demonstrates land at Cloverlea Barn is a sustainable location for residential development in Kingswood.

Finally in supporting the Council’s proposed allocated site in Kingswood, the Inspector said “although set in a rural location I did not find Kingswood to be isolated. It is close to Wotton-under-Edge and to an important employment base”.

The adopted, time expired Local Plan was prepared in accordance with the strategy set out above in the Gloucestershire Structure Plan, which supports a role for Kingswood in meeting development needs. The Local Plan sets out a sequential approach to housing development in Section 5.3, with Kingswood included in priority 1, in a 6 level hierarchy:

“1. Previously developed land within the Gloucester PUA at Hardwicke, the Stroud urban area, the principle settlement of Cam/Dursley and the smaller settlements of Berkeley, Eastington, Kings Stanley, Kingswood, Leonard Stanley, Minchinhampton, Newtown/Sharpness, Painswick and Wotton-Under-Edge.”

The Local Plan aims to concentrate development in Stroud and Cam/Dursley to enable regeneration. However, more modest allocations for development are made within and adjacent to the Small Towns and Larger Villages of Wotton-under-Edge, Minchinhampton, Painswick, Kings Stanley/Leonard Stanley, Newtown/Sharpness, Kingswood and Eastington’.

The Local Plan allocates land south of Charfield Road and north-west of Chestnut Park, Kingswood as proposal Hg22.

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Stroud Local Plan Examination - Stage 2 Matter 8 Berkeley - Bilfinger GVA for Charles Church Ltd/Persimmon (R39/R47)

Core Policy CP3 sets out a 5 tier settlement hierarchy, with Kingswood one of 22 third tier settlements. These are shown as accessible settlements with limited facilities. The plan says “these villages possess a limited range of facilities and services that, together with improved local employment, provide the best opportunities outside the local service centres [second tier settlements] for greater self containment. They will provide lesser levels of development in order to safeguard their role and to provide through any Neighbourhood Plans opportunities for growth and to deliver affordable housing”.

This results in a considerable change in policy from the Structure Plan and Adopted Local Plan policies, where Kingswood was included in a level 1 settlement in a 6 level hierarchy. This is not properly justified and nor is it supported by the circumstances in Kingswood as set out in this Planning Statement.

In relation to Kingswood it is important to stress firstly that opportunities for development within the built up area are currently limited and any residential development to support the role of the village would need to be outside the settlement boundaries. Indeed this was necessary in the current Adopted Local Plan with land allocated south of Charfield Road and northwest of Chestnut Park (Policy HG22).

Secondly not all the 22 settlements listed in CP3 have the same level of facilities and the same character such that they either could support additional residential development outside the settlement boundary or indeed need to if there are opportunities within the existing built up area.

Thirdly priority should be given to Kingswood in recognition of its role in supporting existing employment at Renishaw, inline with the other objectives of the plan to support employment opportunities.

Core Policy CP4: Making Places: A Spatial Vision for the Stroud District

The section on the Wotton cluster provides very little specific guidance on Kingswood. However it does identify some key features:

x Wotton-under-Edge sits within the Cotswold AONB with a substantial conservation area (which limits development opportunities).

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Stroud Local Plan Examination - Stage 2 Matter 8 Berkeley - Bilfinger GVA for Charles Church Ltd/Persimmon (R39/R47)

x Renishaw is based just outside Kingswood and is a major employer.

x 74% of working people commute to surrounding towns and cities (suggesting there is a need to increase self containment, for example by maximising the benefits of Renishaw).

x All local communities are active with a wide range of community groups.

It also sets out some guiding principles:

x The area will see no strategic development over the planned period.

x Appropriate development will be supported to sustain Kingswood.

x To conserve and enhance the areas heritage assets, with particular emphasis on conservation areas at the heart of Wotton-under-Edge and Kingswood. With no strategic development proposed development on a local scale will be necessary to sustain the viability and vitality of the cluster, whilst protecting the heritage areas, but at the same time taking advantage of the key existing employment facilities including Renishaw, to provide the opportunity to reduce the level of out commuting. Development of Cloverlea Barn meets these objectives.

This impact is confirmed by the vision for the Plan which includes a key aim for the Plan period to improve opportunities for people to access jobs, services and facilities without having to travel long distances. Also villages may see small scale development in response to identified local needs, boosting their ability to remain sustainable and thriving communities.

2.3 Summary

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Stroud Local Plan Examination - Stage 2 Matter 8 Berkeley - Bilfinger GVA for Charles Church Ltd/Persimmon (R39/R47)

APPENDIX 1: Wickwar Road, Kingswood Site Boundary Plan

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B4060 Wickwar Road W N S E Kingswood LEGEND Scale 2. Taken fromMagicinteractivemappingwebsite. & Yate. 1. Taken fromExplorerMap167 Thornbury, Dursley NOTES: AS SHOWN WICKWAR ROAD,KINGSWOOD AERIAL PHOTOGRAPH 04658.00005.005.0 Site Boundary Date FEB 2015 109 PEMBROKEROAD www.slrconsulting.com LANGFORD LODGE CLIFTON, BRISTOL F: 01173 179535 T: 01179 064280 BS8 3EU Stroud Local Plan Examination - Stage 2 Matter 8 Berkeley - Bilfinger GVA for Charles Church Ltd/Persimmon (R39/R47)

APPENDIX 2: Email from Cotswold Homes

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Taylor, Charlotte (Bilfinger GVA)

To: Davis, Paul Subject: RE: Cloverlea Barn, Kingswood

From: Mike Glen [mailto:[email protected]] Sent: 13 May 2015 16:37 To: Dodd, Jonny Cc: Davis, Paul; Geater, Emma Subject: RE: Cloverlea Barn, Kingswood

Jonny, WewerenegotiatingacontractwithBovisatthetimetheymadetheirrep’s.Foravarietyofreasons,principallyBovis inaction,thisdidnotproceedtocontract.BovisdonothaveanypositionwiththislandandIamnotawareoftheir involvementinanyotherlandinKingswood.ThedealthatwewerenegotiatingwithBoviswaseventuallycompleted withPersimmon. CotswoldHomesinterestinthelandextendsnofurtherthantheassignmentagreementwithPersimmon. Pleaseletmeknowifyourequireanyfurtherinformation. Regards

Mike Glen Managing Director

Cotswold Homes Ltd Somerset House Church Road Tormarton GL9 1HT

Tel: 01454 218218 Fax: 01454 218219 Email: [email protected] www.cotswoldhomes.co.uk

CONFIDENTIALITY NOTICE The information contained in this e-mail is intended only for the individual or entity to whom it is addressed. It may contain confidential and privileged information and if you are not an intended recipient, you must not copy, distribute or take any action in reliance on it. If you have received this e-mail in error, please notify the sender and destroy and delete the message from your computer. This footnote also confirms that it is the responsibility of the recipient to ensure that this email message is virus free before using it and no responsibility whatsoever is accepted by Cotswold Homes Ltd or any of its subsidiaries for any loss or damage arising in any way from its use.

Registered address: Cotswold Homes Ltd. Somerset House, Church Road, Tormarton, South Gloucestershire, GL9 1HT, UK. Registration No: 4377358, VAT No: 793 2245 17, UTR Reference: 17720 06770.