Land at Bennetts Road, Keresley A Sustainable Location for New Homes Development Framework Document – September 2015 Copyright and Prepared For Non-Disclosure Notice Richard Edwards The contents and layout of this Barratt & David Wilson Homes, report are subject to copyright Forest Business Park, Bardon 7 Heritage – 23 owned by Amec Foster Wheeler Hill, Leicestershire, LE67 1GL (© Amec Foster Wheeler Contents Designated Heritage Assets – 23 Environment & Infrastructure Prepared By Historic Landscape – 24 UK Limited 2015). save to the Amec Foster Wheeler extent that copyright has been Gables House 1 Introduction – 3 Coventry Historic Environment Record – 24 legally assigned by us to another Kenilworth Road party or is used by Amec Foster Leamington Spa Archaeological Remains – 24 Wheeler under licence. To the Warwickshire CV32 6JX extent that we own the copyright 2 Planning Policy – 4 in this report, it may not be 8 Transport and Highways – 25 Main Contributors copied or used without our prior Emerging Local Plan – 4 John Pearce written agreement for any Existing Conditions – 26 Michael O’Connell National Planning Policy Framework (NPPF) – 5 purpose other than the purpose Sustainable Travel – 27 indicated in this report. The methodology (if any) contained Issued By 3 Site and Surroundings – 7 Trip Distribution, Trip Rates and Trip Generation – 28/29 in this report is provided to you Future Highway Network Link Capacity – 30 in confi dence and must not be Description of Site – 7 disclosed or copied to third ...... Junction capacity – 30 parties without the prior written Site Surroundings, Local Services and Access – 8 agreement of Amec Foster Michael O’Connell Other Highway Improvements – 32 Wheeler. Disclosure of that information may constitute an Approved by 4 Topography and Landscape – 11 Sustainable Travel Opportunities – 33 actionable breach of confi dence or may otherwise prejudice our Topography – 11 9 Utilities – 34 commercial interests. Any third ...... Landscape Character – 11 party who obtains access to this report by any means will, in any Neil Hall Site Assessment – 12 event, be subject to the Third 10 Land Use and Quality – 35 Party Disclaimer set out below. Visual Assessment and Views – 13 Doc Reg No. L23564/C011 Agricultural Land Classifi cation – 35 Third-Party Disclaimer 5 Flood Risk and Drainage – 15 Land Quality – 35 Any disclosure of this report to a third party is subject to this Site Hydrology and Drainage – 15 disclaimer. The report was 11 Concept Masterplan – 36 prepared by Amec Foster Wheeler Overview of Flood Risk – 16 at the instruction of, and for Geology and Hydrogeology –17 Key Features of the Concept Masterplan – 36 use by, our client named on the front of the report. It does not in Managing On site Drainage and Flood Risk – 17 Integration of Green Infrastructure – 39 any way constitute advice to any Movement Network – 39 third party who is able to access it by any means. Amec Foster 6 Ecology –18 Opportunity to refl ect and enhance the Wheeler excludes to the fullest local character – 40 extent lawfully permitted all Desk Study – 18 liability whatsoever for any loss Legally Protected and Priority Species within 1km – 18 Phasing – 40 or damage howsoever arising from reliance on the contents of Waterbodies within 500m – 20 this report. We do not however 12 Summary and Conclusions – 42 exclude our liability (if any) for Site Survey – 21 personal injury or death resulting from our negligence, for fraud or any other matter in relation to which we cannot legally exclude liability.
Land at Bennetts Road, Keresley – A Sustainable Location for Development 2 © Amec Foster Wheeler Environment & Infrastructure UK Limited 1 Introduction Amec Foster Wheeler has been instructed by This Development Framework Document (DFD) has been In addition, the DFD provides further background information Barratt Developments PLC (BD) to promote prepared to illustrate how the site could provide new homes on the site, identifi es key issues that affect it and highlights the this site at Bennetts Road, Keresley through and provides a summary of initial environmental and technical key benefi ts to the community that can be delivered as a result studies that have been undertaken to help inform development of its development. We seek to demonstrate why the site is the New Coventry Local Plan. options. The work has assessed existing baseline conditions in therefore suitable for a residential led development and how it is order to establish any site constraints. deliverable in the context of the guidance in paragraph 47 of the The land at Bennetts Road extends to National Planning Policy Framework (NPPF). approximately 19.5 hectares and is promoted The fi ndings demonstrate that there are no physical or technical by BD who are seeking its allocation within the reasons that would prevent its The work undertaken has helped inform the preparation of a The fi ndings City’s Local Plan to provide new homes. development and consequently concept masterplan. This demonstrates how the site could be we consider that it is suitable demonstrate that developed to respond positively to its location and to integrate for residential development there are no physical within the wider townscape, whilst delivering much needed new and should be allocated in the or technical reasons market and affordable housing for the City. Local Plan. that would prevent its Regard has been had to the Council’s objective of constructing development a new link road around the north west of Coventry. This will facilitate improved access from the M6/Prologis Park to the north of the site with the A45 trunk road to the south west i.e. the missing link for a complete orbital road around the city. At this time, however, the technical case for the link road, how it would be funded and delivered remain unknown. Consequently, two options have been developed to demonstrate how the site could be brought forward – both with and without the new link road.
Following this Introduction, the document provides a summary of the current national and local planning policies that affect the site (Section 2), a description of the site and its surroundings (Section 3), a review of technical and environmental issues (Sections 4 to 10), whilst Section 11 identifi es, by way of a concept master plan, how the site could look once developed. In the fi nal section (Section 12) conclusions are drawn and recommendations made regards the site suitability for development and its allocation in the New Coventry Local Plan.
Site Context
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 3 2 Planning Policy This section provides an overview of the Following the publication of the Joint SHMA Addendum, a Both options were discounted in favour of the Council’s planning policy context affecting the site. meeting of the Coventry and Warwickshire and South East preferred option that would see Coventry accommodate as Leicestershire Economic Prosperity Board met in November much growth as possible within its own boundary, including 2014, where a report was presented that sought to agree the on its least sensitive and ‘valuable’ greenfi eld and Green Belt Emerging Local Plan level of OAN in the HMA but also to identify how this would be land, and then working with the other Warwickshire authorities distributed across the requisite authorities. The Report noted to accommodate the remaining need in the most appropriate that Coventry City would not be able to meet its full objectively and sustainable way. To inform this process, a Joint Green Belt The New Coventry Local Development Plan assessed needs and hence, their unmet need would need to review is being undertaken and it is anticipated that the fi ndings Following the withdrawal of the Core Strategy (2012), the City be accommodated in the adjoining authorities. It is of note, of this study will be published shortly. Council undertook to produce a Joint Strategic Housing Market that even with the other authorities agreeing to meet some of Assessment (SHMA) with the other authorities in the Coventry Coventry’s unmet need, there is still a shortfall of 234 dwellings and Warwickshire Housing Market Area (HMA) to assess the full per annum (4,680 in total) that have yet to be accounted for objectively assessed housing needs of the whole HMA. The Joint within the adjoining authorities. SHMA produced on behalf of the local authorities in the Coventry and Warwickshire Housing Market Area (HMA) was published In light of the ongoing work in respect of the OAN, the Council in November 2013 and indicated that the Objectively Assessed consulted on “The New Coventry Local Development Plan - Housing Need (OAN) for the HMA was 76,000 dwellings over Delivering Sustainable Growth” in autumn 2014 and sought the period 2011-2031 or 3,800 dwellings per annum with the views on the proposed level of housing for the City along with requirement for Coventry being 1,180 dwellings per annum various options for how the City’s housing needs could be met. or 23,600 dwellings. Following the publication of updated In order to deliver the level of housing that the Joint SHMA and household and population projections an Annex to the Joint Annex have identifi ed for the City, the Council set out three SHMA was published in September 2014, which indicated that options for delivering new housing, which was informed by the the updated housing need was in fact 80,080 dwellings or 4,004 Council’s draft SHLAA. It indicated that between 2011 and 2031, dwellings per annum over the period 2011-2031. The Annex 16,500 dwellings could be accommodated within or adjacent to highlighted a different apportionment of the housing need to the the existing urban area, whilst land within the Green Belt could various authorities within the HMA, and specifi cally in the case deliver a further 6,000 - 7,100 dwellings. One of the options of Coventry City, the annual housing requirement increased to sought to protect the Green Belt in its entirety whilst the other 36,220 or 1,811 dwellings per annum. would seek to deliver all the City’s housing needs within its boundaries.
Land at Bennetts Road, Keresley – A Sustainable Location for Development 4 © Amec Foster Wheeler Environment & Infrastructure UK Limited National Planning Policy The preparation of the New Local Plan therefore provides To check the unrestricted sprawl of large built-up areas the opportunity to undertake a review of the City’s Green Belt The site is already effectively surrounded by development to Framework (NPPF) boundaries and, where appropriate, to release land from it in the south and east by residential dwellings and to the north by order to meet the development and housing needs of the City. Prologis Park and even to the west there are existing residential The NPPF was published in March 2012 and sets out the properties on Bennetts Road. Removing the site from the Green Government’s planning policies for England. At the heart of the Belt would not therefor result in unrestricted sprawl as the NPPF is a presumption in favour of sustainable development The Case for Removing the Site from the proposed development would sit within the confi nes of existing which should be seen as “a golden thread running through plan Green Belt development, thereby in effect constituting infi ll development. making and decision taking” (paragraph 14). The NPPF states at paragraph 83 that Green Belt boundaries Development would therefore not result in unrestricted sprawl should only be altered in exceptional circumstances. The work Paragraph 158 requires local planning authorities (LPA) to as there are readily recognisable features on the ground which undertaken as part of the Joint SHMA indicates that the housing ensure that their Local Plan is based on adequate, up-to-date would assist in defi ning a new defensible boundary to contain requirement for Coventry City is 1,800 dwellings per annum evidence, whilst paragraph 159 requires them to prepare a the proposed development, as advised at paragraph 85 of or 36,000 over the period 2011 – 2031. The Council’s latest Strategic Housing Market Assessment to assess their full the NPPF. assessment of housing capacity indicates that approximately housing needs, working with neighbouring authorities where a 16,500 dwellings could be accommodated on previously Bennetts Road could become the new Green Belt boundary if Housing Market Area (HMA) crosses an administrative boundary. developed land within the urban area and that a further 6,000 the Council decide not to remove the land to the west, which Paragraph 47 of the Framework states that to boost signifi cantly – 7,100 could be delivered on its least sensitive and ‘valuable’ forms part of the Lioncourt Homes development, from the the supply of housing, LPAs should use their evidence base to greenfi eld and Green Belt. Even if all the identifi ed capacity Green Belt. Clearly, if land to the west of Bennetts Road is also ensure that their Local Plan meets the full objectively assessed was developed for housing, this would still leave a signifi cant removed from the Green Belt then there would no reason to need for market and affordable housing in the HMA. Further shortfall against the City’s overall housing requirement and retain the site in the Green Belt as it would serve no function. guidance on undertaking an objective assessment of housing would therefore need to be accommodated within other Removing the Bennetts Road site from the Green Belt would need is set out in the Planning Practice Guidance. authorities in the HMA. not therefore undermine the ability of the Green Belt to check unrestricted sprawl from Coventry. Paragraph 83 states in respect of Green Belt boundaries, that In light of the emerging housing requirement for the city and the lack of capacity to fully meet its needs, we consider that once established these should only be altered in exceptional To prevent neighbouring towns merging into one another these represent exceptional circumstances to justify a Green circumstances through the preparation or review of the Local The Green Belt in this part of Coventry ensures that it does not Belt review. The Council acknowledge in the “The New Coventry Plan, whist paragraph 84 advises LPAs that when reviewing merge with Bedworth to the north. Removal of the site from the Local Development Plan - Delivering Sustainable Growth” Green Belt boundaries they should take account of the need to Green Belt would not therefore undermine the wider function consultation paper that a review of the Green Belt was necessary promote sustainable patterns of that the Green Belt plays in this location as development has in order to meet in part the City’s housing needs. Furthermore, development and consider the already taken place to the north of the site. consequences for sustainable in seeking to review the Green Belt, we consider that the land development of channelling at Bennetts Road would be suitable for removal from the Green To assist in safeguarding the countryside from encroachment development towards urban Belt. We set out below how the site performs against the fi ve As stated above, development already surrounds the site on areas inside the Green Belt purposes that Green Belt serves. three sides and partially on the fourth. Development of the boundary, towards towns site must be seen in the context of the existing uses adjoining and villages inset within the site, and once constructed would not result in any further the Green Belt or towards encroachment into the countryside that exists at present. locations beyond the outer Removal of the site form the Green Belt would not undermine Green Belt boundary. this purpose of Green Belt.
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 5 To preserve the setting and special character of historic towns The Site does not form part of the visual envelope of the historic Summary core of the City. Consequently, there would be no adverse effect on the special character or setting to Coventry as a result of its The emerging Local Plan confi rms that development. in order to meet the City’s housing needs in the period up to 2031, land currently To assist in urban regeneration, by encouraging the recycling in the Green Belt will be needed for of derelict and other urban land development. The Council has, in the The emerging housing requirement and the Council’s assessment of available land for housing is such that suffi cient latest SHLAA, identifi ed sites which it land (either previously developed or greenfi eld), is not available considers could be released from the within the City’s administrative area to meet its housing needs Green Belt to deliver in the region of over the Plan Period. Consequently, in view of the future 6-7,100 dwellings. Notwithstanding this, housing required for the City exceptional circumstances now the City will still not be able to meet its exist to remove land from the Green Belt in order to meet full objectively assessed housing needs an identifi ed need and as such would not compromise other objectives of seeking to recycle derelict or other urban land. within its own boundaries.
In summary, if the site were developed, our assessment To minimise the amount of housing indicates that it would not lead to unrestricted sprawl of large that has to be provided in adjoining built up areas as the site is already enclosed on three sides authorities, we contend that the Council by existing development. Further encroachment into the should look to maximise the opportunities countryside could be contained through the establishment of within the City and on Green Belt sites. a new defensible boundary to the west in the form of Bennetts Road, which is a readily recognisable feature on the ground. We consider that the need to deliver a Furthermore, if land that is included within the Lioncourt Homes signifi cant level of new housing for the planning application is proposed for removal from the Green City and the lack of available land for this, Belt, this would breach Bennetts Road and consequently there constitute exceptional circumstances would be little reason to the leave the site in the Green Belt to trigger a review of Green Belt. as a result. Furthermore, our assessment of how The assessment of the site against the fi ve functions of Green it performs against the reasons for Belt indicates that its removal will not compromise the purposes including land in the Green Belt indicates of the Green Belt in this location. As such, we therefore that if it were developed, it would not commend the site to the Council as being suitable for removal undermine the wider function and from the Green Belt. purpose that the Green Belt plays in this location. We therefore contend that it should be removed from the Green Belt
and allocated for housing in order to meet the housing needs of the City.
Land at Bennetts Road, Keresley – A Sustainable Location for Development 6 © Amec Foster Wheeler Environment & Infrastructure UK Limited 3 Site and Surroundings In this section we provide a brief description of the site and its surroundings, plus an overview of the availability and access to social and community facilities, retail and employment opportunities. Further details on the site, and specifi cally, development opportunities and constraints are provided on a topic-by-topic basis in Sections 4 to 10.
Description of Site The site extends to approximately 19.5 hectares in size, is roughly rectangular in shape and is located to the north of the City Centre in the Keresley area of Coventry. It is currently in use as grazing land predominantly for horses although is surrounded by existing residential or commercial development to its north, east and south.
It comprises a number of smaller fi elds of varying sizes that are fenced off and separated by existing hedges and fi eld boundaries, interspersed with mature trees and existing landscaping, which are accessed by fi eld gates off the adopted highway. There are no existing buildings located on the site, albeit that a sub station is located on site close to its eastern boundary close to Edward Road.
A mixture of mature hedgerows that are actively managed and are interspersed with shrubs, bushes and mature trees, enclose the site and provide a strong degree of screening into the site, although in places this is more open and views into and across the site are possible, particularly around the north eastern corner of the site. Field boundaries within the site are defi ned by existing hedges and supplemented with agricultural fencing and fi eld gates. Site Location Plan
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 7 Site Surroundings, Local Services and Access Bennetts Road runs along the sites western boundary, whilst Penny Park Lane and Watery Lane bound the site to the south, north east and north. To the east, existing residential properties on Brookford Avneue and Bantam Grove are present, and are typically semi-detached properties constructed during the inter and post-war periods. Further residential properties are located on the south side of Penny Park Lane, which appear to have been constructed in the last 20 – 30 years and are a mix of semi-detached and detached properties. The existing dwellings on the western side of Bennetts Road abutting the site are a mix of styles, sizes and ages with no overriding style or character prevailing. A new residential estate developed in the last 10 years is located adjacent to the site on its north eastern boundary on Watery Lane, which comprises a mix of terraced, semi-detached and detached properties. To the west on Bennetts Road is the existing Manor Farm farmhouse and farm buildings, whilst beyond this is open countryside and the area of land that was recently the subject of an outline planning application for up to 800 dwellings (and supporting uses) by Lioncourt Homes (PA Ref: OUT/2014/2282) 1.
The established residential area of Holbrooks lies to the east of the site where a range of local shops and services are present at the junction of Parkville Highway and Parkgate Road, approximately 500 metres from the south eastern corner of the site. A Morrisons supermarket is located further east along Parkgate Road at the junction with it and Holbrooke Lane. The Cardinal Newman and President Kennedy High Schools and Holy Family and Parkgate Primary Schools, are all located within 800 metres of the centre of the site. A doctor’s surgery is located on Bennetts Road South, to the south of the site. Further local services are located in Keresley Newlands approximately 1 kilometre to the north of the site, where there is a post offi ce, convenience store, takeaway and chemist along with a village/ Local facilities community hall, library and public house.
1 Following the resolution to grant passed by Committee in February 2015, the applicant has been undertaking further ecological survey work. It is anticipated that the application will be referred to the Secretary of State shortly
Land at Bennetts Road, Keresley – A Sustainable Location for Development 8 © Amec Foster Wheeler Environment & Infrastructure UK Limited To the north east is Prologis Park, a warehouse and distribution park located approximately 100 metres from the northern boundary to the site, providing local employment opportunities. The existing warehouse buildings breach the sky line and provide a dominant feature in the landscape setting of the site. Further employment opportunities, shops, facilities and services are located in the City Centre which is located approximately 3 kilometres to the south of the site.
Currently access to the site is taken from a number of fi eld gates located at various points around the boundary. Bennetts Road has a footpath on its western side, is lit by street lights and is subject to a 30mph speed limit, whilst Penny Park Road has a footway on its northern side, is also lit by street lights and subject to a 30mph speed limit. Watery Lane also has a Prologis Park Bennetts Road - looking north footway and is lit and is subject in part to the national speed limit although this reduces to 30mph where the new dwellings have been constructed.
Two public rights of way run through the site. The fi rst runs west to east through the middle of the site and links to Hall Brook Road and runs adjacent to Hall Brook, whilst a second runs from this path to Watery Lane in a north westerly direction and exits the site near the junction of Watery Lane and Bennetts Road. A third public footpath runs along the eastern boundary of the site and runs between it and the existing rear gardens that back onto the site and provides a link to Bantam Grove. The site also appears to be used on an informal basis by dog walkers as evidenced by a number of desire lines present within the main body of the site. Penny Park Lane Hall Brook
Bus stops are located on Bennetts Road at the south western The site is mainly located in Flood Zone 1 and therefore is at low corner of the site and on Penny Park Road, with services risk of fl ooding. Hall Brook runs east to west through the middle providing links to the City Centre, Binley, Stoke, Willenhall and of the site and, at the time of the survey, contained a small the University Hospital at Walsgrave. amount of standing water.
The M6 motorway runs approximately 2 kilometres to the Apart from a pond located within the site close to the eastern north of the site, with access possible via junction 3, therefore boundary backing onto the properties on Bantam Grove, there providing convenient access to the national trunk road network. was no other evidence of standing water present on site (at the Coventry Train Station is located approximately 4 kilometres to time of the site visit). the south, which provides services on the West Coast Main Line to Birmingham and London as well as other local services within The site is not in a conservation area nor are there any listed the Midlands. buildings on or within the immediate vicinity of the site.
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 9 Summary
The character of the surrounding residential areas is mixed with no overriding style prevailing with dwellings being typically two storey and a mix of terraced, semi-detached and detached properties.
The site is in a sustainable location adjacent to the built up area of Coventry and is highly accessible to a range of existing shops, services and local facilities including primary and secondary schools and GP facilities. In addition, there Existing residential properties adjacent to the site are a number of employment opportunities locally including those at Prologis Park to the north of the site. Coventry City Centre is located approximately 3.5 kilometres to the south where a range of higher order shops, services and facilities and employment opportunities are available.
A high frequency bus service runs along Bennetts Road providing links to City Centre, whilst there are a number of opportunities to enhance local walking and cycling links to and from the site.
Edward Road
Watery Lane Pedestrian access to/from site onto Edward Road
Land at Bennetts Road, Keresley – A Sustainable Location for Development 10 © Amec Foster Wheeler Environment & Infrastructure UK Limited 4 Topography and Landscape This section provides a general overview of the site’s characteristics and outlines opportunities and constraints.
Topography The site is characterised by a gentle sloping valley with the topography of the site highest in the south western corner rising to AOD 126 metres. From here, it slopes downwards in a north and easterly direction to a low point where Hall Brook runs east west approximately across the middle of the site (AOD 113 metres), before rising upwards towards the northern boundary of the site, albeit at a lower level than on the southern half of the site (approximately AOD 120 metres). Landscape Character
Currently, the site is used predominantly for the grazing of horses. Notwithstanding its current use, the site is located at the interface of open countryside to the west and residential development to the south and east, and a warehousing and distribution park to the north (Prologis Park). The character of the site is therefore heavily infl uenced by existing development in terms of affecting the setting of the site and infl uencing views into and out of the site.
The site lies within the Industrial Arden character area (Warwickshire Landscape Guidelines). This character type is typifi ed by a variable, fragmented urban fringe, characterised Site topography by mining settlements, spoil heaps and pockets of arable and pasture land. This landscape is often dominated by the proximity of the urban edge and industrial land, including housing estates and commercial development. Infrastructure elements such as roads, railways and electricity pylons are also common features.
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 11 Site Assessment The following plan identifi es key landscape features and issues.
Landscape site assessment
Land at Bennetts Road, Keresley – A Sustainable Location for Development 12 © Amec Foster Wheeler Environment & Infrastructure UK Limited Visual Assessment and Views Prologis Park The more elevated southern parts of the site offer longer reaching views to the east across roof tops of the Holbrooks residential area (the Ricoh Arena is visible in the distance). Prologis Park forms a dominant feature on the skyline in views toward the north.
Although over 19 hectares in scale the site has a relatively tight visual envelope due to existing development, tall hedgerow boundaries, wooded blocks and surrounding topography. The site’s visual envelope is defi ned broadly as follows: Panoramic view of Prologis Park across to Ricoh Arena • From the south, views toward the site are limited to residents along Penny Park Lane and the southern end of Bennetts Rd; Bennetts Road Prologis Park • From the east, views are similarly restricted by the existing settlement. A small number of properties have direct views of the site however the majority of properties along the eastern edge back onto the site and dense vegetation fi lters/ screens views from rear gardens;
• From the north, Prologis Park and its structural landscape restrict any views beyond 500m. Isolated residents along Bennetts Road have views of the site and a seating area within the Keresley Jubilee Woods has an open view of the View of mature tree line site and wider landscape beyond; and,
• From the west, views from publicly accessible points are limited to some isolated farmsteads and public footpaths. A well-structured network of hedgerows and tree groups Site plus undulating topography restrict other views.
Panoramic view from Keresley Jubilee Wood
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 13 Below: images of built development surrounding the site.
Summary
The proximity of the proposed development to existing built up development to the north, east and south, effectively surrounds the site and therefore development would be a logical infi ll.
The sense of enclosure would be Watery Lane Properties on Brookford Avenue reinforced if the proposed Lioncourt Homes scheme to the west of the site were to be developed. Furthermore, although there is some visibility from public rights of way close to the site, views into and across the site are seen in the context of the existing built- up areas surrounding the site and particularly Prologis Park to the north. Yellowstone Close Rear of Brookfi eld Avenue
The existing mature trees and boundary planting within the site should be retained and enhanced and will help screen new development and soften the impact of the development on the wider landscape.
Hall Brook Road Edward Road
Land at Bennetts Road, Keresley – A Sustainable Location for Development 14 © Amec Foster Wheeler Environment & Infrastructure UK Limited 5 Flood Risk and Drainage This section provides an overview of the site’s
features and outlines how water would be Surface water features / managed in the development to minimise risks drainage and proposed sustainable urban drainage from fl ooding. (SuDs) locations
Site Hydrology and Drainage The main surface water features and drainage catchments can be seen on the plan to the right. The Hall Brook, which drains from west to east through the site, rises in the grounds of Keresley House approximately 1.4 kilometres to the north west. The watercourse passes through a short culvert beneath Bennetts Road to the west. On its eastern edge, the watercourse enters a culvert beneath Watery Lane. Downstream, the watercourse appears fully culverted, although historic mapping shows the route passing under the northern part of what is now the Arena Park Shopping Centre, under the Coventry Canal and joining the River Sowe at Longford.
The current drainage arrangements downstream of the site are therefore uncertain and it is likely that a proportion of the Hall Brook’s catchment is intercepted by surface water/combined sewers. Consequently, the area draining to the Hall Brook is unknown.
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 15 Overview of Flood Risk Environment Agency fl ood zone map The majority of the site is in Flood Zone 1, and therefore is at low risk from fl ooding. A small part of the site is located in Flood Zones 2 and 3, principally located immediately adjacent to Hall Brook. Environment Agency (EA) online mapping indicates the following points with regards to fl ood risk, within and adjacent to the site boundaries.
• Fluvial Flooding – The majority of the site is located in Flood Zone 1 and therefore at low risk from fl ooding as shown on the EA Flood Map. However, the Hall Brook, is not large enough to be included in the EA Flood Map due to its small catchment size. As a result, there will be small areas of Flood Zones 2 and 3 along the Hall Brook, albeit that majority of the site is situated above the Brook and consequently not in an area at risk of fl uvial fl ooding.
• Surface Water Flooding – The EA map indicates that the majority of the site is at very low risk of surface water fl ooding and that the main surface water drainage routes on the edges of the site correspond with the stream and river network, with areas of Low and Medium risk of surface water fl ooding being along Hall Brook and Watery Lane.
The EA has no records of fl ooding on or immediately adjacent to the site.
Land at Bennetts Road, Keresley – A Sustainable Location for Development 16 © Amec Foster Wheeler Environment & Infrastructure UK Limited Geology and Hydrogeology Managing Onsite Drainage and Summary The British Geographical Survey mapping indicates that the Flood Risk bedrock geology is Keresley Member Sandstone overlain The site is currently greenfi eld and existing rates of surface along the Hall Brook by superfi cial deposits of fl uvial origin; a water runoff should be maintained, through the use of SuDS to The topography and current combination of Alluvium (mix of Sands, Clays and Gravels) and measures to manage the site’s runoff. Thrussington member Diamicton. drainage regime of the site The underlying geology indicates that site conditions may be means that the majority of the The EA’s Source Protection Zone (SPZ) Map is shown below, compatible with the use of infi ltration as a component of the site is located in Flood Zone 1 and which indicates that the site is situated within SPZ3 and SPZ2. future site’s surface water management strategy. This would therefore at low risk of fl ooding. assist in managing surface water at source through features Environment Agency groundwater source protection zones (SPZs) such as permeable paving, and infi ltration trenches / basins. As such, infi ltration testing during the next phase is required in Similarly, due to the topography order to provide a fi rmer basis for understanding the viability of incorporating infi ltration as a surface water management and existence of Hall Brook running measure within the site’s drainage strategy. east west through the middle of
Regardless of infi ltration rates at the site, it is considered the site, this offers opportunity to likely that the main component of the site’s surface water convey surface water runoff off site management will need to be attenuation basins. However, if through the use of SuDS features. SPZ1 a degree of infi ltration is viable, the size of these attenuation basins could be reduced, thereby freeing up further land SPZ2 for housing. It is advised at present that a minimum of two The exact size of these is yet to be attenuation basins should be provided in Flood Zone 1; one to determined although the initial the north of Hall Brook and one to the south of Hall Brook to capture surface water runoff from the northern and southern investigations undertaken indicate catchments respectively. Indicative locations of the SuDs are that some form of sustainable SPZ3 shown on page 15. urban drainage system will be The exact size will be determined following more detailed appropriate in order to reduce modelling of the outline drainage strategy to confi rm the surface water runoff to greenfi eld These zones are associated with Severn Trent Water’s Watery proportion of the site’s runoff that can be managed by Lane abstraction borehole/pumping station or public water infi ltration, and the required attenuation basin sizings that runoff rates. supply. The EA’s Groundwater Protection: Principles and would be required as a result. Practice indicates that infi ltration via sustainable urban drainage systems (SuDs) would be possible within the SPZ.
We have worked on a number of sites in SPZs and consider that an appropriate drainage scheme could be designed that would limit any impact on groundwater by utilising standard engineering solutions. Detailed designs would be agreed with Example SuDs feature the EA and Severn Trent at the requisite time. at a David Wilson Homes development in Leicestershire
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 17 6 Ecology This section provides an overview of the • Wyken Slough LNR is 1.7ha in size and is located 4km east of Legally Protected and Priority Species considerations that would need to be the site boundary. This reserve attracts wintering birds such within 1km addressed in relation to the site’s biodiversity. as snipe (Gallinago gallinago) and reed bunting (Emberiza schoeniclus). No legally protected and/or priority species have been recorded from within the site boundary, albeit the following species have Desk Study Non-statutory Biodiversity Sites within 1km been recorded from within 1km: There are 23 non-statutory biodiversity sites that are located • Common pipistrelle bat (Pipistrellus pipistrellus); Statutory Designated Biodiversity Sites of within 1km of the site boundary. Of these, two sites are located International Importance within 10km within the site boundary and a further two sites are located • Brown long-eared bat (Plecotus auritus); almost adjacent to it. Further details of the on site and adjacent There is one statutory biodiversity site of international • Brown hare (Lepus europaeus); importance that is located within 10km of the Site boundary, non-statutory four sites are provided below, and their locations namely Ensor’s Pool Special Area of Conservation (SAC). are shown in the ecological constraints plan, on the next page. • Hedgehog (Erinaceus europaeus); This is 3.9ha in size and is located 7km to the north-east of • The northern part of the Site is designated as Durham the site boundary. The site is designated as it supports a large • Great crested newt (GCN) (Triturus cristatus) (20 records House Farm and Manor Farm South Ecosite. This site is population (consisting of 10,000 individuals) of the Annex II from the local records centre; the most recent of which designated as a result of the diverse assemblage of common species, white-clawed crayfi sh (Austropotamobius pallipes). dates from 2008 and was recorded within Waterbody 9 that plant species that have been recorded from the range of The site is also designated as a Site of Special Scientifi c Interest is located within 10m of the Site. GCNs have also been arable, improved grassland, stream, hedgerow and tree (SSSI) and a Local Nature Reserve (LNR). recorded in waterbodies 6, 8, 9, 11 and 13 during surveys habitats that are present on site that were undertaken in 2010 and 2013 on an adjacent land parcel; Statutory Designated Biodiversity Sites of • Hall Brook Ecosite also occurs on site. This is designated as National Importance within 5km a result of the diverse assemblage of common plant species • Common lizard (Zootoca vivipara); that have been recorded from the watercourse and the There are three statutory biodiversity sites of national adjacent hedge. • Grass snake (Natrix natrix); importance that are located within 5km of the Site boundary. • Cottage Farm Ecosite is located within 10m of the western • Common toad (Bufo bufo); • Bedworth Sloughs LNR is 5.6ha in size and is located 4.3km boundary of the site. This comprises several grassland north-east of the Site boundary. This site comprises open fi elds of an improved or semi-improved nature, with • Mistle thrush (Turdus viscivorus); water and wetland habitats, created originally by mining boundary hedges supporting a diverse assemblage of subsidence and is popular for walking. • 27 notable invertebrate species; and common species. • Hearsall Common Woodland LNR is 8ha in size and is • 1 notable plant species. • President Kennedy School Ecosite is located within 10m located 4.3km south-west of the site boundary. This site of the site boundary. This comprises amenity grassland, comprises areas of woodland and grassland that are ponds, sections of hedgerow and trees. regularly used by dog walkers. • There are a further 19 non-statutory biodiversity sites that are located within 1km of the site boundary.
Land at Bennetts Road, Keresley – A Sustainable Location for Development 18 © Amec Foster Wheeler Environment & Infrastructure UK Limited Ecological constraints
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 19 2 500m is the distance within which, in the Waterbody habitat suitability screening index (HSI) assessment Waterbodies within 500m absence of signifi cant barriers, GCN will move from their breeding waterbodies to There are three waterbodies that are located on site and a utilise suitable areas of terrestrial habitat. Waterbody Grid Distance and Separated by HSI HSI Score Surveyed? further 12 waterbodies that are located within 500m of the In view of this, Natural England (NE) and ref reference direction signifi cant Screened? recommends that the potential presence site boundary2, the locations of which are shown in the plan barrier to GCN of GCN is considered at all waterbodies movement? below. These water bodies were subject to a Habitat Suitability that are located within 500m of proposed Screening Index Assessment3 in March 2015. The HSI scores for development. 1 SP319833 Onsite No Yes 0.57 (Below No- waterbody dry average) which are reported in the table, opposite. 3 Oldham et al (2000) Great crested newt habitat suitability index. 2 SP319833 Onsite No Yes 0.57 (Below No- waterbody dry Waterbody reference plan average)
3 SP322833 Onsite No Yes 0.5 (Below No- waterbody dry average)
4 SP324838 300m north- No Yes 0.32 (Poor) No- waterbody dry east
5 SP314829 490m south- No Yes 0.36 (Poor) No – waterbody west screened out as it is well stocked with ornamental fi sh and located at the maximum extent of a GCNs terrestrial range.
6 SP317832 200m west No Yes 0.72 (Good) No- waterbody dry
7 SP314832 490m west No Yes n/a Waterbody no longer in existence
8 SP316833 260m west No Yes 0.62 Yes (Average)
9 SP318834 30m west No Yes 0.62 Yes (Average)
10 SP314837 330m west No Yes 0.45 (Poor) Yes
11 SP314839 380m north- No Yes 0.8 Yes west (Excellent)
12 SP314839 437m north- No No access 0.72 (Good) Yes west
13 SP314839 400m north- No No access 0.75 (Good) Yes west
14 SP317840 310m north- Yes - two roads Scoped out west and housing
15 SP317840 300m north- Yes - two roads Scoped out west and housing
Land at Bennetts Road, Keresley – A Sustainable Location for Development 20 © Amec Foster Wheeler Environment & Infrastructure UK Limited Site Survey • Reptiles (suitable habitat on site to support populations Species survey work completed to date (June 2015) of common reptile species, records of common lizard and 4 Bats A Phase 1 Habitat survey was carried out on 20 March 2015. grass snake within 1km); This was extended to consider the potential for legally protected One bat activity survey has been carried out to date. This and/or otherwise notable species to occur on site. • Breeding birds (suitable habitat to support an assemblage of recorded only a very few number of bat registrations, indicative breeding birds including a few examples of priority species); that the Site provides foraging and commuting habitat for only a small number of common bat species. It is not yet known Habitats • Other priority species (suitable habitat present to support whether any of the trees on site contain roosting bats. Survey The Site largely comprises improved grassland fi elds with one hedgehog, brown hare and small populations of other work is on-going and is due to be completed in mid-July. “ridge and furrow” fi eld of semi-improved grassland, supporting priority species). very narrow margins of rougher grassland and scattered scrub GCN along the outer fi eld margins. The fi elds are surrounded by Further Work GCN presence/absence surveys were carried out between April hedgerows containing mature standard trees and there is also In view of the fi ndings of the desk study and extended Phase and June 2015. This work confi rmed that at the time of survey, a stream and three ponds located on site. Of these habitats, the 1 habitat survey, further work in respect of the following sites, all three ponds that are located on-site were dry, such that following are UK and Warwickshire LBAP Priority Habitats: habitats, species/groups of species was recommended: they did not contain suitable breeding habitat to support GCNs. That said, surveys identifi ed the presence of small5 populations • Ponds; • On-site non-statutory nature conservation sites (consultation of GCNs within waterbodies 8 and 11 that are located off-site • Stream; and with the County Ecologist); but within 500m of it. Waterbody 8 is located 240m from the Site boundary and waterbody 11 is located 340m from the Site • Hedgerows. • Hedgerows (assessment to determine presence/absence boundary. There are records of GCNs from waterbody 9 dating of ‘important’ hedgerows (as defi ned by the Hedgerow from 2010 albeit, access was denied to surveyors from Aspect There are also formal public footpaths as well as informal paths Regulations 1997); in 20136. No evidence of GCNs was recorded at this waterbody located around the Site, all of which are well-used by local during the 2015 presence/absence surveys. An explanation for people for walking/jogging and dog-walking. • Botanical survey of the ridge and furrow fi eld; this may pertain to the remains of GCN exclusion fencing that • Bats (activity and emergence surveys); is still in situ within the vicinity of this waterbody, indicative that Species that this waterbody may have been subject to previous exclusion The desk study and extended Phase 1 habitat survey identifi ed • Water vole (presence/absence survey); or mitigation measures. In view of the presence of nearby populations of GCN, an application to Natural England for a the following species to be present or potentially present on site • Great crested newt (presence/absence survey and depending European Protected Species Mitigation Licence would need to or adjacent to it: on outcome of this, a population estimate); be made. This would detail a suitable mitigation strategy to be • Bats (potential foraging and roosting habitat present on site); • Reptiles (presence/absence survey); and implemented prior to commencement of construction works on site. • Water vole (Hall Brook provides only sub-optimal habitat • Breeding bird survey. albeit the potential presence of water vole cannot be ruled out);
• Great crested newt (GCN) (confi rmed population of GCNs located off-site but nearby);
5 The Natural England Great Crested Newt Mitigation Guidelines 2001 state that a small population of GCNs is present when between 1-10 GCNs are recorded via any one survey method during any one survey visit.
6 Aspect (2014) Land North of Tamworth Road, Keresley, Coventry. Ecological Baseline 4 JNCC 2010 Handbook for Phase 1 habitat survey - a technique for environmental audit Assessment.
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 21 Reptiles Two of the seven reptile presence/absence surveys have been Summary completed to date. No reptiles have been found. Survey work is on-going and is scheduled for completion in July 2015. The ecological survey work Breeding birds completed to date indicates All three breeding bird surveys have now been completed. The that the site has the potential to Site supports a breeding bird community that comprises species that are widespread and numerous in the West Midlands region accommodate a variety of protected and are typical of the habitats present, including improved and non-protected species. grassland, hedgerows and surrounding gardens. The most As such, any development proposal important areas of habitat for breeding birds on site are the hedgerows and mature trees. No birds were recorded breeding for the site will include a variety in the improved grassland, which receives a high level of of mitigation and compensation disturbance from humans. measures to ensure that the Six species of Principal importance to Conservation listed in proposed development will not Section 41 of NERC Act 2006 were recorded in the survey area: have an adverse impact on nature single territories of linnet (Acanthis cannabina) and bullfi nch (Pyrrhula pyrrhula) in the on site hedgerows; 20 territories of conservation interests. The master dunnock (Prunella modularis) in the on site hedgerows and plan provides an opportunity to adjacent gardens, and song thrush (Turdus philomelos) (8 create a green corridor running territories), starling (Sturnus vulgaris) (23) and house sparrow (Passer domesticus) (55) primarily in the adjacent gardens. No through the middle of the site, species listed on Schedule 1 of the Wildlife and Countryside Act whilst existing landscaping features 1981, or Annex 1 of the Birds Directive were recorded within the and mature trees will be retained survey area. within the development thereby ensuring nature conservation interests are maintained.
Land at Bennetts Road, Keresley – A Sustainable Location for Development 22 © Amec Foster Wheeler Environment & Infrastructure UK Limited 7 Heritage This section outlines aspects of cultural
heritage / historic environment in relation Key historic environment to the site. features
Introduction The site comprises a series of enclosed pasture fi elds on land rising to the north and south from Hall Brook, which bisects the site. The fi elds are enclosed by hedgerows with some mature trees. Ridge and furrow is visible as low earthworks within the fi eld rising to the north of Hall Brook and is a site feature recorded on the Coventry Historic Environment Record (HER). The ridges extend across most of this fi eld and are on a broadly N-S alignment with each ridge surviving to a height of approximately 0.2 m. There is a possible ‘headland’ bank at the base of the slope, which may have been caused by the ploughs turning at the southern edge of the fi eld.
The ridge and furrow is much less distinct to the south of Hall Brook and there are no other visible features of historic environment interest within the site boundary.
Designated Heritage Assets There are no designated heritage assets within the site boundary, with the nearest being the Grade II listed building of Beechwood Hotel located some 250 m to the southwest. Akon House is located near to this, and both of these buildings face on to Sandpits Lane to the south and their settings are primarily defi ned by this, as well as the land attached to the buildings themselves and adjoining properties, with the agricultural land to the north making only a limited contribution to this. Other listed buildings are at a distance of 650-700 m, also to the southwest.
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 23 The development of the site for residential use would not and furrow earthworks and a possible water meadow along Hall The southern part of the site has the potential for the presence adversely affect any designated heritage assets, either directly or Brook within the northern part of the site. The ridge and furrow of buried archaeological remains which may represent two as a result of changes in their settings. This is due to the nature earthworks represent the remains of a former ploughing of the prehistoric enclosures. One of these was identifi ed by a of the current settings to the listed buildings, as well as the area, probably during the medieval period when it would likely geophysical survey whilst the other has been identifi ed as a distance of these listed buildings from the site boundary and the have formed part of a larger open fi eld. cropmark on aerial photographs. Potential effects on prehistoric intervening topography, buildings and vegetation. or any other archaeological remains would be considered in The records also indicate the remains of potentially earlier, any development proposals and there is a likely need for site Historic Landscape possibly prehistoric, activity within the southern part of the site. investigations as any development proposals are advanced. This is represented by the presence of two possible enclosures, In the event that archaeological remains are confi rmed to be The site forms part of the HLC Area 38 within the Coventry one of which was identifi ed as a cropmark and another which present then mitigation proposals would be incorporated into 7 Historic Landscape Characterisation study . This area appears to have been more positively identifi ed as a result of the scheme design, and would likely involve their excavation comprises largely agricultural land on the northern edge of the a geophysical survey (MCT8457). A medieval reference to a and recording in advance of development. Investigation and current residential extent of Coventry. It notes that this area Keresleyeberwe castel may indicate the presence of a prehistoric potentially excavation of archaeological remains within the site was used intensively during the medieval period, with evidence barrow or defended enclosure. would have the potential to contribute to an understanding of the of a former settlement to the west of the site. It is noted that prehistoric occupation of the area. documentary records suggest that agricultural land within the As a result of the potential prehistoric features within the site had largely been enclosed by the early fi fteenth century southern part of the site, this area has been identifi ed by and therefore the current fi eld system appears to have later Coventry City Council as requiring further archaeological medieval origins. investigation. Summary Ridge and furrow earthworks are present not only within the Archaeological Remains Further to the initial desk based site, but have also been identifi ed within HLC Area 38, to the assessment that has been west of the site. The sub-surface remains of former ridge and The available evidence indicates the likely presence of some furrow have also been identifi ed by a geophysical survey of land archaeological remains within the site. Within the northern part undertaken to investigate the to the west undertaken in 20148. of the site, this may be limited to the presence of extant ridge archaeological potential at the site and furrow earthworks as well as the likely presence of further A review of historic maps show the fi eld boundaries within the ridge and furrow surviving as buried remains. The surviving and notwithstanding the potential site to have changed little from at least the early nineteenth ridge and furrow are relatively low earthworks and are not that there has been identifi ed that century. The site is within the Keresley hamlet of the parish of prominent, but are nevertheless of some local historic interest. there may be archaeological remains St Michael, Coventry and the Tithe Map of 1846 shows the fi eld Potentially related to the ridge and furrow earthworks are the boundaries within the site to be as they are now, with the single surviving hedgerows which form the current fi eld boundaries. present within the site, these are exception that the southernmost fi eld was in two at that time. These were present by the fi rst half of the nineteenth century but not considered to be signifi cant and Ordnance Survey Maps of 1887 and 1902 show no change within the documentary reference to early fi fteenth century enclosure would not present a constraint to the site, with the growth of suburban Coventry to the edge of the within the area suggest that they may be earlier in origin. site from the 1930s onwards. the development of the site. Further The construction of a residential development within the site is investigation by way of a geophysical Coventry Historic Environment Record likely to result in loss of the ridge and furrow earthworks. survey and/or trial trenching would There are a number of features recorded on the Coventry HER Similarly there would be likely to be some loss of hedgerows, establish the extent of any remains that are within the site boundary, indicating the presence of ridge though there may also be opportunities to retain some of the that were present and record these historic fi eld boundaries within the site. for future reference. 7 Coventry City Council 2013 Coventry Historic Landscape Characterisation Final Report 8 Archaeological Services WYAS 2014 Keresley Sustainable Urban Expansion, Coventry: Geophysical Survey Report no. 2610
Land at Bennetts Road, Keresley – A Sustainable Location for Development 24 © Amec Foster Wheeler Environment & Infrastructure UK Limited 8 Transport and Highways This section provides a summary of the highway and transportation issues at the site. M6 J3 Context As noted in the Introduction, it is an aspiration of the City Council Central Blvd to see the construction of a new strategic link road that would run around the north western edge of Coventry, linking the A45 Prologis A444 Park trunk road with the M6 via the A4114, Prologis Park and the Bennetts Road A444. At the time of writing this report, however, the justifi cation and supporting evidence base for this link road had not yet been made public. Consequently whilst the indicative route of the North-West Link Road is shown on the emerging Local Proposed new strategic link road Plan1 running through the northern part of the site, no separate assessment of trips and traffi c distribution has been assumed as if the road were constructed. Long Lane Bennetts Road South
Coundon Wedge Drive
A4114
A45 1 The New Coventry Road Local Development Plan (2011-2031) - Delivering Sustainable Growth, September 2014 Proposed strategic link road
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 25 Prologis Park
Bennetts Road Watery Lane
Hall Brook Road Existing Conditions Brookfi eld Avenue The Local and Strategic Highway Suitable connections exist to/from the site to the strategic Photo highway network via the A444, which provides direct access to viewpoint the M6 motorway at junction 3 and also connections to the south (see right) and the A45 which provides access to Birmingham and the M42. Penny Park Lane The local highway network in proximity to the site is shown in the Bennetts Road South fi gure, left.
Sandpits Lane Both Bennetts Road/Bennetts Road South and Penny Park Lane Long Lane are subject to a 30mph speed limit.
Watery Lane is subject to 30mph between Penny Park Lane and broadly its junction with Hall Brook Road. Thereafter Watery Lane is subject to the national speed limit up to the junction with Bennetts Road South. Tamworth Road
Keresley Green Road
Local highway network
Land at Bennetts Road, Keresley – A Sustainable Location for Development 26 © Amec Foster Wheeler Environment & Infrastructure UK Limited Adjacent Local Development Bennetts Road /Bennetts Road South has a spare two-way Sustainable Travel link fl ow capacity of 1675 in the AM peak hour and 1582 in the In preparing indicative development proposals for land off PM peak hour. With the proposed adjacent development traffi c Pedestrian Connectivity Bennetts Road, we have had regard to the traffi c generation and added, Bennetts Road /Bennetts Road South has a spare two The site is well located and has direct access to existing distribution calculations presented in the Transport Assessment way link fl ow capacity of 1404 in the AM peak and 1236 in the PM pedestrian facilities in the immediate area. submitted in support of the Lioncourt Homes application which peak. Penny Park Lane has a spare two way link fl ow capacity of the City Council resolved to grant outline planning permission To the south of the development site, Penny Park Lane runs 1213 in the AM peak and 1278 in the PM peak. With the proposed (PA Ref: OUT/2014/2282). The Transport Assessment is dated west to east from Bennetts Road South to the four-way junction adjacent development traffi c added, Penny Park Lane has a June 2014. with Parkville Highway, Parkgate Road and Beake Avenue. From spare two way link fl ow capacity of 1318 in the AM peak and 1247 the junction with Bennetts Road South pedestrian footways in the PM peak. Highway Link Capacity exist on both sides of Penny Park Lane for approximately 100 metres, after which there is no footway on the southern side The existing highway link capacity has been assessed under Personal Injury Accidents of the road until the junction of Penny Park Lane and Halford two scenarios: the existing situation; and with the proposed The local highway network in the immediate vicinity of the site Lane, thereafter footpaths are provided on both sides of the development traffi c that could be generated by the Lioncourt has been investigated to gain an understanding of any potential carriageway. Homes scheme. It should be noted that the assessments are road safety concerns. The roads which have been considered are undertaken for a future year of 2022, which is the year when the Bennetts Road /Bennetts Road South, Watery Lane and Penny There are two formal crossing facilities along Penny Park Lane, Lioncourt Homes scheme is expected to be fully built out. Each Park Lane. For each road accident records have been analysed these are in the form of a Zebra Crossing which is located assessment has been undertaken for two key roads; Bennetts for a fi ve year period (1st November 2009 to the 31st October immediately adjacent to Holy Family Primary School, and a Road / Bennetts Road South and Penny Park Lane which 2014) to gain an understanding of any potential patterns in Pelican Crossing which is located at the junction between Penny have been noted as having spare capacity in both scenarios. accidents that may indicate an area of concern for road safety. Park Lane and Parkville Highway/Beake Avenue/Park Gate The adjacent Watery Lane has not been assessed as it is not Road. Street lighting is in place along the whole length of the considered to be a highly traffi cked road in the existing situation A total of 8 accidents were recorded in the time period. Eight Penny Park Lane. and as such should have signifi cant capacity for additional accidents over the fi ve year period is considered a low frequency traffi c. and those which did occur were all attributed to road user error Watery Lane runs around the northern/north eastern site or misjudgement, and not as a result of any existing highway boundary. A footway is provided along the northern edge The table below summarises the available highway link spare design. No patterns of personal injury accidents has therefore of the carriageway from its junction with Bennetts Road for capacity with and without the proposed Lioncourt Homes been identifi ed to warrant further investigation. approximately 200m until the footway changes onto the southern scheme. The existing highways link capacity has been calculated side of the carriageway adjacent to the site’s northern boundary; based on the guidance in TA 77/99 “Highways Capacity of Urban there is no formal crossing facility between the northern and Roads”. southern edge of the carriageway. The footway continues on the western side of the carriageway until the junction with Elphin Transport Table 1 – Relevant traffi c fl ow data and capacity Close from which point footpaths are provided on both sides of the road. Street lighting is present along the whole of Watery Highway Two-way 2022 Baseline 2022 + Lioncourt Homes Scheme Lane between Bennetts Road and Penny Park Lane. Link Capacity (v/hr two-way) (v/hr two-way) Along the section of Bennetts Road, that lies immediately (v/hr) Morning Peak Hour Evening Peak Hour Morning Peak Hour Evening Peak Hour adjacent to the site, a footway with street lighting is provided along the western edge of the road. As Bennetts Road / Bennetts Road / 2220 545 (spare 1675) 638 (spare 1582) 816 (spare 1404) 984 (spare 1236) Bennetts Road South enters the existing residential areas Bennetts Road South immediately north and south of the site, footways are provided on both sides of the road. The only crossing facility along this Penny Park Lane 1800 587 (spare 1213) 522 (spare 1278) 482 (spare 1318) 553 (spare 1247) stretch of road (i.e. between the junctions with Watery Land and
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 27 Penny Park Lane) is an uncontrolled crossing in the form of a It should also be noted that the Lioncourt Homes scheme Proposed Development dropped kerb which allows crossings between the two bus stops has proposed improvements to local bus services. Under the on the opposite sides of Bennetts Road close to its junction with proposals the 16/16A service would divert off its current route Development Quantum Penny Park Lane. along Bennetts Road and into the Lioncourt Homes site where it would make a short loop before heading back onto Bennetts In Section 11 (Concept Masterplan) development options are Under the Lioncourt application although improvements Road. In addition to this the 735 service, which currently presented for up to 450 dwellings. However, for the purpose are proposed to the local pedestrian infrastructure, all operates along Tamworth Road into the city centre, is of this study we have chosen to undertake a preliminary improvements are focused to the west of that scheme; there are proposed to also be re-directed into the site and back on assessment of a higher quantum of development (475 dwellings) no proposals for improvements on Bennetts Road / Bennetts to Tamworth Road. to ensure that some fl exibility and robustness is built into our Road South. analysis of impact on the highway network. Rail Bus Connectivity Coventry rail station is located immediately to the south of There are two bus routes which operate in the area. The 16/16A Coventry city centre, and offers on average 15 services per Trip Distribution, Trip Rates and service runs at a maximum frequency of 20mins in the daytime hour to a number of key destinations including London Euston, Trip Generation between Keresley and Coventry City Centre via Bennetts Road/ Birmingham New Street and Manchester Piccadilly. Bennetts Road South. During evenings and on a Sunday this Trip Distribution service operates every 60 minutes. Although the station is located approximately 5.3 km to the south of the site and is, therefore, beyond the mean average Trip distribution for this assessment has been based on the trip The 360A/360C runs on a circular route around the edge of commuting distance for cyclists of 4 km, the 16/16A bus service distribution in the Transport Assessment submitted in support of Coventry via Penny Park Lane and Bennetts Road South and provides regular and frequent service to the city centre*. the Lioncourt Homes scheme. The distribution below has been operates every 30 minutes Monday to Saturday and on Sundays tailored to refl ect the location of our site and the routes that it’s every hour. * According to the Department for traffi c would be likely to use to travel towards and away from the Transport the mean average length for walking journeys is approximately site. The distribution can be summarised as follows: There are four sets of bus stops which are in close proximity to 1 km (0.6 miles) and for cycling, it is 4 the site. Stops are located at Bennetts Road in Keresley village, km (2.4 miles), although journeys of up • Bennetts Road: 3% to three times these distances are not Bennetts Road South immediately north of the junction with uncommon for regular commuters. Penny Park Lane, Bennetts Road South located south of the Department for Transport, ‘LTN • Bennetts Road (South): 26% 1/04 - Policy, Planning and Design for junction with Penny Park Lane and fi nally adjacent to The Holy Walking and Cycling’ (2004) • A444 /Phoenix Way (North): 18% Family Primary School on Penny Park Lane. • A444 /Phoenix Way (South): 10%
• Sandpits Lane: 43%
Land at Bennetts Road, Keresley – A Sustainable Location for Development 28 © Amec Foster Wheeler Environment & Infrastructure UK Limited Transport Table 2 – TRICS trip rates
Under the concept plan for the Bennetts Road site it is proposed Land Use Time Period Arrivals Departures Two Way that the scheme will be served by four vehicular accesses off the Residential Privately Owned Houses 08:00 – 09:00 0.125 0.320 0.416 following roads: Penny Park Lane; Watery Lane; Bennetts Road immediately south of Watery Lane/Bennetts Road junction; and Residential Privately Owned Houses 17:00 – 18:00 0.295 0.093 0.388 from Bennetts Road approximately 250m north of the Bennetts Road/ Penny Park Lane Junction.
To give a robust assessment of the distribution of trips arising Transport Table 3 – Trip rate derived from Lioncourt Homes scheme from the new development, trips have been apportioned to each access. Apportionment is based on the site being split into Land Use Time Period Arrivals Departures Two Way four areas, each served by one of the accesses, and the size of each area calculated as a percentage of the total site area. The Residential Privately Owned Houses 08:00 – 09:00 0.18 0.45 0.63 number of trips generated by the site, in both the AM and PM, has then been distributed between the four areas according to Residential Privately Owned Houses 17:00 – 18:00 0.47 0.25 0.72 their respective area percentages.
Trip Rates Trip Generation Two assessments have been undertaken using two different sets The proposed development quantum for the development of trip rates: scenarios has been applied to the relevant trip rates and the resultant trip generation is detailed in the tables below. • The trip rates set out in Transport Table 2 above have been generated using the latest online version of TRICS to derive representative trip rates. Transport Table 4 – TRICS trip rates
• The trip rates set out in Transport Table 3 are the trip rates Land Use Time Period Arrivals Departures Two Way used for the Lioncourt Homes scheme. Residential 08:00 – 09:00 59 152 211 Although the Lioncourt Homes scheme trip rates are higher than TRICS and higher than we would have expected for a site Residential 17:00 – 18:00 140 44 184 in this location, as it is understood that they have been agreed by the Highway Authority (Coventry City Council) they have been used here to provide a more robust assessment of traffi c Transport Table 5 – Trip rate derived from Lioncourt Homes scheme generation from the proposed site. Land Use Time Period Arrivals Departures Two Way Ancillary Land Uses Residential 08:00 – 09:00 86 214 300 There are no other ancillary uses on the proposed development site, as such all the residential trips are considered new trips Residential 17:00 – 18:00 223 119 344 onto the highways network with no internal trips.
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 29 Future Highway Network Link Capacity These assumptions will need to be tested further as Junction Capacity development proposals for the site progress, in particular the An assessment of the impact of the development trips on the scale of development, internal road layout and site accesses; Based on existing and forecast trips on the local highway key surrounding highway network based on the TRICS trip rates factors that will impact directly on trip generation and network, the following fi gure (next page) identifi es key local and the trip rates employed for the Lioncourt Homes scheme distribution assumptions. junctions that will be impacted by the proposed development. has been undertaken. This assessment has been done for two Using simple colour coding, the fi gure also highlights those scenarios: one ‘with’ the Lioncourt Homes scheme completed junctions considered to have the capacity to accommodate the and one ‘without’. forecast increase in traffi c arising from proposed development on land at Bennetts Road and also, cumulatively, with the Using the two different trip rates, the results in Transport proposed Lioncourt Homes scheme. Where a junction is Tables 6 and 7 reveal that there is suffi cient capacity in the local identifi ed to be operating in the future above capacity, a road network to accommodate traffi c generated by proposed distinction is also made between junctions where small development on land at Bennetts Road (up to 475 dwellings) improvements are possible to address capacity constraints and even with if the adjacent proposed Lioncourt Homes scheme is those where improvements have already been identifi ed under also constructed. the Lionscourt Homes scheme to provide the required increase in capacity for both developments.
Transport Table 6 – 2022 Two-way Link Flow Capacity Analysis + Land at Bennetts Road Traffi c (Based on TRICS Assessment trip rates) At this stage no further highways improvements have been identifi ed. However detailed work to assess local junction Highway Two-way 2022 + Land at Bennetts Road + capacity will be required as the project progresses. This should 2022 Baseline + Land at Bennetts Road Link Lioncourt Homes Scheme (vh/hr two-way) be focused on the following junctions: Capacity (v/hr two-way) (v/hr) Morning Peak Hour Evening Peak Hour Morning Peak Hour Evening Peak Hour • Watery Lane/Bennetts Road;
Bennetts Road / 2220 691 (1529 spare) 765 (1455 spare) 962 (1258 spare) 1111 (1109 spare) • Bennetts Road South/Penny Park Lane; and Bennetts Road South • Penny Park Lane/Watery Lane Penny Park Lane 1800 655 (1145 spare) 584 (1216 spare) 550 (1250 spare) 615 (1185 spare) Should assessment of these junctions result in a requirement for mitigation, these schemes should be designed in accordance with DfT guidelines and with the agreement of the local Highway Authority to design options. Transport Table 7 – 2022 Two-way Link Flow Capacity Analysis + Land at Bennetts Road Traffi c (Based on Lioncourt homes trip rates) We note that the assessment of local junctions undertaken as Highway Two-way 2022 + Land at Bennetts Road + part of the Lioncourt Homes Transport Assessment looked 2022 Baseline + Land at Bennetts Road Link Lioncourt Homes Scheme (vh/hr two-way) at the Bennetts Road South/Penny Park Lane junction and Capacity (v/hr two-way) (v/hr) concluded that if the Lioncourt Homes development were to go Morning Peak Hour Evening Peak Hour Morning Peak Hour Evening Peak Hour ahead works to Penny Park Lane (to widen the approach to the junction to provide additional capacity for vehicles exiting Penny Bennetts Road / 2220 751 (1469 spare) 874 (1346 spare) 1022 (1198 spare) 1220 (1000 spare) Park Lane) would be required. Bennetts Road South
Penny Park Lane 1800 684 (1116 spare) 637 (1163 spare) 579 (1221 spare) 668 (1132 spare)
Land at Bennetts Road, Keresley – A Sustainable Location for Development 30 © Amec Foster Wheeler Environment & Infrastructure UK Limited Prologis Park Junction capacity
Bennetts Bennetts Bennetts Road Road site Road ONLY + Watery Lane Lioncourt scheme
Junction has capacity
Junction above capacity but small improvement capable of providing additional capacity
Junction above capacity but improvement identifi ed under Lioncourt scheme to provide additional capacity Brookfi eld Avenue
Penny Park Lane
Bennetts Road South
Sandpits Lane Long Lane
Tamworth Road
Keresley Green Road
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 31 Other Highway Improvements Site boundary
The Indicative Concept Plan for the BD scheme proposes two Housing vehicular accesses off Bennetts Road. The fi rst of these is a Public Open Space simple priority junction accessing an area of proposed housing Infrastructure a short distance south of the junction with Watery Lane. The Pedestrian links/ second access is located further to the south, at the same cycle paths location where an access into the Lioncourt Homes scheme Play areas on the western side of Bennetts Road is also proposed. It is Bus stops considered that should both developments be progressed that Sub station a combined large signal junction would be appropriate. Refer to Ecological pond fi gure to the right. SuDs basin
Primary Road The reason we favour a signal controlled junction at this location is that a primary school and local centre is proposed on the Secondary Road Lioncourt Homes site adjacent to Bennetts Road, facilities which Edge lanes are likely to be attractive to future residents of the BD site and will generate trips between the sites. The junction would also need to accommodate a signifi cant percentage of turning traffi c. Other junction types, such as a priority junction and roundabout, we consider would not achieve the same desired solution in terms of both highways capacity or safety for pedestrians and cyclists.
It should be noted however that should the Lioncourt Homes development not come forward then a standard priority junction would likely only be required in this location or potentially a small roundabout depending on the fi nal traffi c generation of the site.
Further detailed work and discussions will be is required with the local Highway Authority to confi rm the fi nal form of all proposed junctions serving the site.
Land at Bennetts Road, Keresley – A Sustainable Location for Development 32 © Amec Foster Wheeler Environment & Infrastructure UK Limited Sustainable Travel Opportunities Bus Connectivity and Rail Subject to discussions with local bus operators there is scope Pedestrian and Cycle Connectivity to provide additional bus stops along Bennetts Road /Bennetts Although there are existing pedestrian facilities on all roads Road South in the vicinity of the proposed main junction into adjacent to the site, some improvements will be required. In the site and the Lioncourt Homes’ site. Existing bus stops on particular, it is recognised that additional pedestrian facilities Penny Park Lane are appropriate and would not be required to will be required on the eastern side of Bennetts Road to connect be moved. the existing footpaths which stop at both the northern and southern edge of the site. Similar improvements to existing Considering the nature of Coventry rail station, as one of the pedestrian facilities may also be required along Penny Park largest and busiest in the Midlands, the scale of development Lane. proposed would not, by itself, warrant any improvements to the station or rail services. Improvements to bus services to the Within the site the opportunity exists for new pedestrian and city centre, however, would help encourage existing and future cycle paths to be provided through the site, which will offer residents in the area to choose the bus over the private car to improved connectivity in the area via routes which are physically access the rail station. separated from traffi c on the main roads. As illustrated on the Indicative Concept Plan, pedestrian links are proposed through the site from both Hall Brook Road and Edward Road to Summary Bennetts Road. These new pedestrian routes will provide ease of access for residents from the Holbrooke area to the new primary The site is well connected to the existing highway network and well served by existing bus services. school and local services proposed on the Lioncourt Homes site, Vehicular access can be readily obtained from a number of adjacent roads. Pedestrian and cycle plus existing and improved bus services into Coventry operating facilities in the area are good but opportunities have been identifi ed to enhance these to serve the along Bennetts Road. new development and for the benefi t of existing residents in the wider area. New pedestrian and cycle paths proposed through the site also provide important opportunities to improve connectivity, notably Furthermore, as illustrated on the Concept Masterplan, a series connectivity between the village of Keresley and Kersley Heath on the fringe of Coventry, and between of internal routes proposed on the site will provide safe and convenient pedestrian links from the housing areas to the play Holbrook and the Lioncourt Homes scheme west of Bennetts Road. areas, public open space and anticipated local bus stops. The Assessment of existing highway conditions and the likely impact the proposed development at two existing Public Right of Way (PRoW) from Hallbrook Road Bennetts Road will have on the local network, has been assessed. In conducting this preliminary to Bennetts Road/Watery Lane will also be maintained and assessment, regard has been had to the adjacent Lioncourt Homes development and reference has improved. been made to the submitted Transport Assessment that accompanied the outline planning application. The opportunity to enhance connectivity for cyclists will also Extrapolating information in relation to agreed trip rates indicates that if both the Bennetts Road and be achieved by the provision of routes through the site and, as Lioncourt Homes sites are developed there will be signifi cant existing capacity on Bennetts Road and necessary, improvements to / new cycle paths in the wider area. Penny Park Lane in the morning and evening peak hours and therefore both developments could be accommodated without having an adverse impact on highway capacity. Furthermore, an initial assessment of existing junctions in the vicinity of the site indicates that a number of these would operate within capacity if the site were developed together with or instead of the Lioncourt Homes scheme. Where the assessment highlights that some existing junctions may operate above capacity, either improvements are already proposed as part of the Lionscourt Homes scheme or improvements have been identifi ed in order to accommodate traffi c arising from the additional development.
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 33 9 Utilities This section summarises the existing utilities
available within the site. Existing utilities Initial enquiries have been submitted to utility providers and the location of these within and in the immediate vicinity of the site are shown on the Utilities fi gure on the right of this page.
The concept masterplans that have been produced seek to work with the existing utilities that cross the site and at present it is not proposed that any of the main services present on site are relocated to accommodate the development. Clearly, this will be kept under review as the project progresses and should it become necessary to relocate services then this will be addressed at that that time.
Once there is more certainty regarding the scale and nature of development on the site, pre-development enquiries will be undertaken which will provide an indication of any necessary upgrades to the network that may be required to serve the site.
Summary The site is well served by existing utilities and therefore it is understood that connections to these could be secured. Furthermore, it is not proposed to divert existing utilities that cross the site and the layout of dwellings will be planned around these.
Land at Bennetts Road, Keresley – A Sustainable Location for Development 34 © Amec Foster Wheeler Environment & Infrastructure UK Limited 10 Land Use and Quality This section outlines Land Use and Land Agricultural Land Classifi cation of England and Wales (1988) Quality for the site. Summary
Agricultural Land Classifi cation The majority of the site is classifi ed The majority of the site is currently in use for grazing and predominantly as Grade 3. Whilst is classifi ed as predominantly good to moderate quality the development of the site might agricultural land (Grade 3) on the Agricultural Land result in the loss of some ‘Best Classifi cation (ALC) map of England and Wales. At this time, however, we do not know whether the land is Grade 3a or 3b; and Most Versatile’ agricultural the former being ‘Best and Most Versatile’ and subject to greater land, this is not considered to be protection under the NPPF. Whilst development of the site could signifi cant in the context of all therefore result in the loss of some ‘Best and Most Versatile’ land, much of the agricultural land in the area is also Grade 3 Grade 3 land available in the area. and so proportionally only a very small amount of the City’s ‘Best and Most Versatile’ land would be lost. A Phase 1 Geo-environmental Study has been completed and identifi ed Land Quality no abnormal risk or potential A Draft Phase 1 Geo-environmental and Geo-Technical desk barriers to the development of study has been prepared which identifi ed no abnormal risks the site. or potential barriers to the development of the site. The Phase 1 did identify potential contamination risks associated with previous agricultural use although these are not considered signifi cant and can be addressed through standard mitigation and construction measures. Furthermore, the initial investigations have indicated that no unusual ground conditions that may impact negatively on foundation design although this would be confi rmed though further investigation prior to the commencement of development.
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 35 11 Concept Masterplan This section is based on the technical work Key Features of the Concept Masterplan • New vehicular accesses onto Bennetts Road and Penny in the earlier sections of this report which Park Lane linked by a new distributor road to serve the In preparing the draft concept masterplan (see Option 1 and identifi ed development opportunities and development, incorporating a hierarchy of streets, roads and Option 2 on pages 37 and 38), the primary objective has been private drives to serve the new dwellings. constraints that have helped shape two to illustrate how well planned development at this location can indicative scheme proposals for the site sensitively integrate with existing development to the south, east • Retention of existing mature trees and hedgerows within the presented here. and north, and that proposed immediately to the west (should site and along the boundaries to create a strong landscape this come forward). framework. Two development options have been provided to demonstrate how the site could be developed with or without the City The topography of the site effectively creates a shallow valley, • Creation of new central area of public open space to include Council’s aspirational new orbital link road being constructed. with development proposed on the gentle sloping valleys informal greenspace and children’s play areas. sides. New vehicular access is proposed from Bennetts Road In doing so, we aim to provide the Council with the certainty that • New footpath and cycle links through the site and to the west and Penny Park Lane to the south, whilst existing if the road is required that it could be accommodated, but also enhancement of links to existing residential areas to pedestrian and vehicular links to residential properties to the what the impact of this would be on the capacity of site in terms the east. of the number of dwellings that could be delivered. east will be enhanced, thereby facilitating access to the shops, service and local facilities to the east of the site. The masterplan • Development to be located in Flood Zone 1. The two options replicate each other on the southern and central has therefore been developed in order to integrate and connect portions of the site where the proposals are common to both. new and existing communities, facilitating access between the • Incorporation of drainage features on site to control and The differences lie in the northern parcel where the link road is two and creating a sympathetic but sustainable extension to this regulate surface water drainage. envisaged to run through and hence the two options differ in this part of Coventry. respect. In terms of housing, based on the concept masterplan • Potential to link in with Lioncourt Homes development presented and an average density of 35 dwellings per hectare, Key features of the masterplan that are common to both Options (PA REF: OUT/2014/2282) to the west, in terms of vehicular the site could yield approximately 450 dwellings or 20 dwellings include: access and accessibility to proposed new primary school and less (430 dwellings) if the link road needed to be accommodated. local centre. • Creation of a new mixed and balanced community offering a range of new dwellings ranging in size from 2 to 5 bedrooms. • Retention of public right of way crossing through middle of the site in a west east direction in its current location. • A high quality and well designed development with homes provided at an appropriate density that refl ects this edge of • Layout has been planned so that combined sewer running urban location. south west to north east through site, can remain in situ.
• Provision of affordable housing of different types and tenures to meet local needs.
Land at Bennetts Road, Keresley – A Sustainable Location for Development 36 © Amec Foster Wheeler Environment & Infrastructure UK Limited Concept masterplan - To Keresley Jubilee Woods Option 1: No Link Road
Site boundary
Housing
Public Open Space
Infrastructure
Pedestrian links
Play areas
Bus stops
Sub station
Ecological pond
SuDs basin
Primary Road
Secondary Road
Edge lanes
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 37 Concept masterplan - Option 2: With Link Road
Site boundary
Northernblock - beyond north-west link road (TBC)
Housing
Public Open Space
Infrastructure
Ecological Pond
SuDs basin
Pedestrian links
Play areas
Bus stops
Sub station
Link Road
Primary Road
Secondary Road
Edge lanes
Land at Bennetts Road, Keresley – A Sustainable Location for Development 38 © Amec Foster Wheeler Environment & Infrastructure UK Limited Features Specifi c to Option 1 – No Link Road Integration of Green Infrastructure • Two new accesses off Bennetts Road and Watery Lane to be By retaining the existing network of Green Infrastructure created with a pedestrian/cycle only link between them. including hedgerows, mature trees, ditches and footpaths and • Existing public right of way running south east from Watery integrating them as a connected network of green spaces within Lane on the site’s northern boundary to remain in current the proposed development, many of the environmental qualities location and to link with central area of public open space. of the site will be retained and enhanced.
• Development blocks to be set back from Bennetts Road and In addition to the opportunities within the site, the central area served via private drives. of public and informal open space centrally located, has the potential to connect to the wider green infrastructure network that already exists to the east in the form of Keresley Jubilee Features Specifi c to Option 2 – Incorporating Woods and to the west with the eastern greenway that is Proposed Link Road proposed as part of the Lioncourt Homes development. • Strategic link road runs through northern part of the site, close to its northern boundary with Watery Lane. Movement Network – providing • New arm off link road roundabout on Bennetts Road into the site to be created to access new dwellings, with a secondary convenient connections and enhancing access proposed onto Watery Lane. the existing network
• Dwellings to front onto the link road but no direct access to The development will facilitate access to the existing movement these proposed from it. network, whilst enhancing pedestrian and cycle movements through the site and linking to existing routes to the east. New • Route of existing public right of way to be determined and if accesses onto Bennetts Road and Penny Park Lane will be necessary diverted by the Highway Authority. created to facilitate new vehicular access to the dwellings. Access from Bennetts Lane to the southern portion of the site may need to have regard to the Lioncourt Homes development if this goes ahead so that a coordinated approach is taken.
Furthermore, the two options demonstrate how the site could Above: Examples of Barratt schemes be brought forward whether or not a new link road serving the north of Coventry is constructed.
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 39 Opportunity to refl ect and enhance the Phasing and Delivery local character New Neighbourhood Phasing The proposed development creates the opportunity for new The Phasing plan indicates how the site could potentially be phased, with the fi rst phase starting on the southern part of the site. development to refl ect and have regard to the existing character In terms of the presence of existing development and infrastructure having the fi rst phase in this location is considered logical. and local vernacular of the area. Whilst there is no particular Furthermore development can start on site in advance of the proposed link road being confi rmed as a committed highway scheme; style or character prevailing in the existing residential areas the northern parcel would come forward in a later phase. that surround the site, the design of the development will have regard to its edge of urban location and will seek to integrate Clearly, phasing within the southern parcel would be dependent on the construction of the two new accesses into the site and with retained landscaping on the site. Development will be a whether these were implemented at the same time or not. mix of two, two and a half and three storeys around focal or key gateways within the site. Materials will be predominantly of red Delivery brick construction with ceramic brown/grey roof tiles. The entire site is being promoted by Barratt Developments who are committed to bringing the site forward for development. BD can confi rm that the site is available and suitable for residential development and therefore deliverable and can come forward for development quickly to help meet Coventry’s pressing housing needs.
Barratt Developments Plc are the UK’s largest housebuilder by volume, operating across 27 Divisions with over 5000 employees. Operating under two key Brands; Barratt Homes and David Wilson Homes, BD are able to develop a diverse portfolio of homes from fi rst home buyers to family homes and affordable housing. Barratt Developments are committed to promoting and delivering a high quality residential scheme at Keresley at the earliest opportunity. BD look to work closely with Coventry City Properties on Bennetts Road Council and key stakeholders throughout the planning process to promote development for much needed housing in the local area. Barratt Developments are proud of the quality and legacy in all developments and look forward to promoting and delivering these aspirations in Keresley.
Indicative phasing parcels
Inter war housing on Hall Broook Road
Land at Bennetts Road, Keresley – A Sustainable Location for Development 40 © Amec Foster Wheeler Environment & Infrastructure UK Limited Barratt Developments Key Facts 2014
Quality - Only NHBC 5-star volume house builder six years in a row - Most NHBC ‘Pride in the job’ awards
Delivery 14,838 new homes (private + affordable)
Design & Legacy - All developments comply with Building for Life 12 (CABE and Design Council Yardstick) - In-house “Great Places” design manual refl ects BfL12 principles - Winner of 20 out of fi rst 39 BfL12 Awards
Socio-economic Over 52,000 jobs supported
Sustainability UK’s most sustainable national house builder (Next Generation Index Benchmark)
Community Local consultation and relationships central to all planning applications. 94% of units consented locally avoiding appeals
Summary
The concept masterplans demonstrate how the site responds to the constraints and opportunities that have been identifi ed and that it is capable of delivering between approximately 425 to 450 dwellings. Furthermore, the concept masterplan also confi rms that the new link road could also be accommodated within the development site if required, albeit that it would result in a lower number of dwellings being built.
Land at Bennetts Road, Keresley – A Sustainable Location for Development © Amec Foster Wheeler Environment & Infrastructure UK Limited 41 12 Summary and Conclusions
This Delivery Framework Document has been produced to The fi ndings demonstrate that there are no physical or We can confi rm that there are no legal or land ownership support the continued promotion of land at Bennetts Road, environmental constraints to development and that the site issues that would prevent the development of the site. Keresley and to provide an overview of initial technical would therefore be deliverable. work that has been undertaken at the site. The emerging We therefore conclude that the land at Bennetts Road Local Plan for Coventry identifi es that the objectively The site would deliver the following benefi ts, including: is suitable to be removed from the Green Belt and assessed housing needs for the City are in the region of should be allocated for new residential development for • new residential development of approximately 450 dwellings, 36,000 dwellings or 1,800 dwellings per annum. approximately 450 dwellings in the New Coventry including a range of different size houses; The most recent SHLAA identifi es that there is only capacity Local Plan. to accommodate 16,500 dwellings within the urban area • affordable housing of different tenure and size; and a further 6 – 7,000 dwellings on the least sensitive and ‘valuable’ greenfi eld and Green Belt land around the City. • public open space and informal recreation areas; There is a clear and pressing need to deliver new housing • new accesses to the site with the potential to link to within the City to meet the objectively assessed housing proposed development to the west (if this goes ahead); needs and in seeking to do so, a recognition on behalf of the Council that to achieve this, that they will have to release • creation of a sustainable, mixed and balanced community; land from the Green Belt. • provision of new pedestrian and cycle links within the site Currently, the site is located in the Green Belt although and enhancement of existing off site links to local shops, our own assessment of how it performs against the fi ve services and facilities; purposes of Green Belt concludes that if it were removed from it, it would not undermine the role and function • ability to incorporate new link road within the development of the Green Belt in this part of Coventry. The site is if required. surrounded by existing development on three sides and therefore development of it, would not result in either sprawl or unrestricted encroachment into the countryside. Notwithstanding what happens with the adjacent Lioncourt Homes development and whether or not this does come forward, we consider that the site should be removed from the Green Belt. In addition to seeking the removal of the site from the Green Belt, a number of technical studies have been commissioned at the site to identify whether there are any technical or physical constraints at the site that would prevent its development for housing.
Land at Bennetts Road, Keresley – A Sustainable Location for Development 42 © Amec Foster Wheeler Environment & Infrastructure UK Limited